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City of Greater Geelong Heritage and Design Guidelines

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City of Greater Geelong Heritage and Design Guidelines City of Greater Geelong Heritage and Design Guidelines 1997 HLCD Pty Ltd L1 808 Glenferrie Rd Hawthorn VIC 3122 T: 03 9818 3444 E: [email protected] CITY OF GREATER GEELONG HERITAGE & DESIGN GUIDELINES INFILL DEVELOPMENT I N C O N S E R V A T I O N A R E A S WHAT IS INFILL DEVELOPMENT? PRINCIPALS OF INFILL DESIGN Infill development is the construction of a new building in an established The following principals are discussed neighbourhood. in detail in this guideline. These guidelines are concerned with Existing Heritage Character urban conservation areas or where a new building will be placed in close Understand the nature of the existing proximity to individually listed heritage urban conservation area and individual buildings. heritage assets. Talk to a planner at the City of Greater Analysis of the site: Geelong to discuss whether the guideline is relevant to a particular Analyse the site, existing buildings on site. If the guideline is applicable to the site and the development brief. your site, the information in it should be carefully studied. The guideline is Primary design considerations: an outline of what the Council will take into consideration in assessing an Use the following primary design application for development from a considerations: heritage perspective. Submission of a proposal in a form which reflects the Setbacks concerns discussed in the guideline Form & massing will facilitate consideration. To assist you to do this, the last page includes a Height & bulk numbered checklist of points that Materials & finishes should be addressed in your application. Secondary design considerations: The aim of infill development in urban conservation areas is to create new Use the following secondary design buildings which retain and enhance considerations: the existing heritage character. To do this, the new building should both Fenestration harmonise with the existing character and be a good design solution. The Colours new building should be recessive and Front fences never visually dominate or obscure views to heritage assets. It should Verandahs never copy or replicate heritage Carports & garages buildings. An infill development is a contemporary piece of design. Decorative detail Mock heritage design: Always avoid replication of heritage buildings or elements. Devise a good contemporary design solution. HLCD Pty Ltd, L1 808 Glenferrie Rd Hawthorn Page 2 of 42 T: 03 9818 344 E: [email protected] CITY OF GREATER GEELONG HERITAGE & DESIGN GUIDELINES INFILL DEVELOPMENT I N C O N S E R V A T I O N A R E A S As a minimum requirement for the EXISTING HERITAGE CHARACTER heritage aspects of the planning application submission, draw up the Consult the City of Greater Geelong two neighbouring buildings on each Conservation Studies to learn more side of the subject site (four buildings about the immediate heritage area and in total) or photograph them. individual heritage items, which have been identified as making a These drawings can be very simple contribution to it. Gain an but they must be accurate. Draw the understanding of the periods of elevation in outline and the plan and development of the area and the way setback at the front of the site. Mark that has influenced how it appears on critical dimensions, such as front now. Does the area mainly reflect and side setbacks, ridge line heights development early this century with a and heights of eaves and verandahs. series of detached bungalows on Label the photographs and cross garden allotments? Was the area a reference them to your drawings and Victorian worker’s neighbourhood with text. Note that the requirements of the cottages and terraces on small streets Good Design Guidelines and other and lanes? Include in your permit requirements may mean that application, a statement about the more than this is necessary. character of the Conservation Area. The most important context to analyse Note that in some circumstances, it in detail is the immediate one. Look at may be better to draw up more the buildings in the same street, buildings as they may have a direct across the road, and on the next influence on design on your site. couple of allotments adjacent to your site. Relating your design to an Are any of these buildings individually unusual building six streets away or identified in the Conservation Study or the character of streets outside of the identified as contributing buildings? If Conservation Area is pointless. It so, pay careful attention to the does not achieve the aim of retaining qualities of these buildings as they and enhancing the existing qualities of must not be dominated by the new the Conservation Area. design. Attention should be focussed on your street. Consider the street views for pedestrians and from vehicles. Consider views to important Geelong landmarks. Submit some photographs to illustrate the immediate area and identify in the photographs the points that you considered to be of significance in your analysis. HLCD Pty Ltd, L1 808 Glenferrie Rd Hawthorn Page 3 of 42 T: 03 9818 344 E: [email protected] CITY OF GREATER GEELONG HERITAGE & DESIGN GUIDELINES INFILL DEVELOPMENT I N C O N S E R V A T I O N A R E A S burnt out and derelict for years. Get a ANALYSIS OF THE SITE building practitioner or similarly qualified person to provide estimates Is this a clear site for development? If for recification works. For example, so, skip this section about assessing most old buildings require restumping, the value of the existing structure on repairs to the roof and rainwater the site, and go to the section of the disposal system and rewiring. Do not development brief. include the cost of the new jacuzzi or third bedroom, just quantify costs for Existing buildings on the site essential remedial works. Does the existing building have a This information helps in considering heritage listing? If the building has whether the existing building is worthy been identified in a Conservation of repair. However, the need to Study as being of local or other undertake remedial works does not significance, the City of Greater justify demolition of an existing Geelong has an obligation to try to building. Most older buildings will retain it. It is only in exceptional cases require works and this is a reasonable that the demolition or removal of a cost to be considered when planning listed building would be considered. development. The owner who has allowed a building to fall into disrepair In the case of contributory buildings, has saved the costs of maintaining demolition or removal will only be that building over time. A person supported where it is clear that the buying a property in that condition replacement building makes an equal obtains a cheaper purchase price to or greater contribution to the compensate for the lack of condition of Conservation Area. If your site has a the buildings. building identified as individually significant or contributing to a In the Administrative Appeals Tribunal Conservation Area, rather than of Victoria Appeal No. 1993/024690, demolition, consider adaptation with Moloney vs City of Geelong West, the alterations and additions or Tribunal found: construction of an additional building on site. The question to be asked is whether the owners of the land Regardless of whether the building should be able to benefit from the has a heritage listing, it should be neglect of the site. Take a appraised for the opportunities and situation for example where two constraints it brings to the site. listed buildings exist side by side Consider the merits of the existing and the owners each seek permits structure and whether it can be to redevelop. One building has recycled successfully. It is a waste of been carefully tendered and energy, in terms of the materials and preserved. The other has been labour, to unnecessarily demolish a neglected and left open to the building available for recycling. elements and to vandals. There would be little prospect of the If the condition of the building is a owners obtaining a demolition major cause for concern, objectively permit in the first example. Why quantify the costs of remedial works. then should the owners of the It is no use stating that the place is a second example gain a benefit ‘dump’. This could mean it just needs through their neglect? a fresh coat of paint or that it has been HLCD Pty Ltd, L1 808 Glenferrie Rd Hawthorn Page 4 of 42 T: 03 9818 344 E: [email protected] CITY OF GREATER GEELONG HERITAGE & DESIGN GUIDELINES INFILL DEVELOPMENT I N C O N S E R V A T I O N A R E A S Consider the development brief for the site. Consider objectively what you are hoping to achieve with the development and whether it can be successfully obtained on this site. Will it be an over development of the site to try to put four townhouses on this block? Does the client dream of a replica of a Georgian house that is out of keeping with the existing character of the Conservation area and contrary to Council’s policy on mock historical styles? If the development goal does not fit the site, you have the wrong site and the result may be a compromise, which is unsatisfactory to all parties. Keep in mind, that the vast bulk of land in the municipality of Greater Geelong is outside Conservation Areas and these areas have distinct boundaries. There may be much better opportunities for the type of development you envisage in a neighbouring area or even in a neighbouring street. HLCD Pty Ltd, L1 808 Glenferrie Rd Hawthorn Page 5 of 42 T: 03 9818 344 E: [email protected] CITY OF GREATER GEELONG HERITAGE & DESIGN GUIDELINES INFILL DEVELOPMENT I N C O N S E R V A T I O N A R E A S Setting the new building too far PRIMARY DESIGN forward means that it will dominate the CONSIDERATIONS character of the existing streetscape.
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