Urban Character Study Guideline Pack No.1 Building Siting & Design Guidelines for Queenscliff Urban Areas

Borough of Queenscliffe Urban Character Study Guideline Pack No.1 Building Siting & Design Guidelines for Queenscliff Urban Areas.

Part 1 of a 3 Part series

Prepared for the Borough of Queenscliffe by Hansen Partnership + ContextCMI July 2000 Borough of Design Guidelines urban character study The Character of the Borough of Queenscliffe.

Prepared by Hansen Partnership & ContextCMI: July 2000 Page 2 Borough of Design Guidelines urban character study Townscape Context Diverse Urban Structure Throughout its history, the Borough of ! Sensitive street grid arrangement and its Queenscliffe has successfully positioned itself as relationship to the topography and coast. one of Victoria’s premier coastal townships with ! Broad array of intact heritage and coastal unique lifestyle and tourism destination qualities. architectural and landscape forms. The Borough's favourable Bellarine Peninsula setting, its proximity to Melbourne, Geelong, Within this context Queenscliffe's total built and Ballarat and its unique relationship with the coast natural environment reflects various stages of (in particular Port Phillip heads, Swan Bay, Bass coastal resort development evolution through the Strait and the Mornington Peninsula) have 19th and 20th centuries. Within the Borough, there provided a basis for significant physical are intact streetscapes of early Victorian resort development and economic stability. dwellings with a distinctly 'urban' presence, examples of less formal Edwardian and Californian Within this context, the Borough has resisted Bungalow precincts and consolidated areas of significant redevelopment of sensitive areas and 1930s and 1960s holiday dwellings set amongst recognised that it is the inherent structure, size coastal tea-tree and moonah. There are also some and dimension of Queenscliffe that has excellent contemporary infill developments that consistently been its primary appeal. It is the ‘feel’ respond to the Australian coastal ethos. of the Borough (and its parts) and the delicate balance of urban heritage, natural coastal, and With the above factors in mind, the Municipal rural residential themes that make Queencliffe a objective is to achieve a future urban character memorable place. It is this unique combination of which: development diversity and intimacy that has ! retains the memorable and sensitive view lines (and will continue) to position Queenscliff and to the sea, coastal dune environments and the Point Lonsdale as an intensely popular living townscape skyline, environment and tourism destination of regional ! retains the unique and intact building, and state significance. landscape heritage and natural foreshore qualities of the Borough, The Borough's ‘Urban Character Study’ seeks to ! retains the cohesive intimacy of the Borough in define the salient qualities that contribute to the its low scale and recessive built forms, ‘feel’ and ‘look’ of Queenscliffe. These guidelines ! retains the distinctive identities of the Borough's work in accord with the findings of the study in urban heritage and natural coastal settings, encouraging the protection and consolidation of ! sensitively integrates contributing design Queenscliffe's key urban character attributes. excellence

Queenscliffe's Urban Character Attributes: The main objective of these documents is to retain There are a variety of elements that contribute to the existing significant urban and natural fabric of the ‘feel’ and ‘look’ of Queenscliffe. The most the Borough, which is mostly of a traditional form. tangible elements are those directly linked to its There is however an important objective to physical form. It is also recognised however, that encourage 'contributing' design that will allow the the Queencliffe ‘experience’ is defined by far Borough to grow and adapt to change in order to more than its buildings alone. The urban evolve. Where contemporary design is permitted, it character of the Borough, and its place as a must contribute to the salient historic or natural ‘living’ township is a result of its unique coastal fabric of the area. It is not the objective to produce location, its intimate village scale and its diverse avante-garde, fashionable design that ignores urban form and structure. Specifically, this context. Good contemporary design must reflect includes the Borough's: that infill development will participate in the fabric of the Borough for a long period of time. Visual Setting & Natural Environment ! Unique seaside position and relationship to One of the fundamental principles of good design is Swan and Port Philip Bays and Bass Strait. honesty. In the context of the Borough this means ! Outstanding urban skyline and natural avoidance of replica buildings, pastiche and coastal vistas with sea view opportunities. historical cliché. Good design will reflect its own era, ! Sense of isolation, distinctive rural threshold, within the scale, structure and proportion of its built and open pastoral backdrop. form and environmental context Village Scale & Ambience ! Intimate municipal scale and diverse urban Within the context of the above objectives, the coastal village environments. following guidelines focus on consolidating the ! Clearly distinguishable and separate villages salient qualities of each of Queenscliffe's unique : of Queenscliff and Point Lonsdale. ! Urban Heritage areas (Queenscliff) ! Natural Coastal areas (Point Lonsdale), and Prepared by Hansen Partnership & ContextCMI: July 2000 Page 3 Borough of Design Guidelines urban character study ! Predominant village density and prevailing ! Foreshore areas (Queenscliff, Pt Lonsdale & single and double storey building scale. Narrows).

Prepared by Hansen Partnership & ContextCMI: July 2000 Page 4 Borough of Design Guidelines urban character study Guideline Pack No.1: Queenscliff Urban Areas: General

The Purpose of these Guidelines: How to Use the Guidelines: Is to outline the important building siting and Proposals should aim to meet the design objectives design matters that should be taken into account and suggestions set out in these guidelines. These when: reflect detailed controls outlined in Queenscliffe's ! constructing a new building; or Planning Scheme. Applicants should: ! extending an existing building ! Establish the site location and identify the level to ensure that future development is responsive of control on the property. to Queenscliff's urban character. ! Establish whether the site is subject to any other existing policies or controls including zoning or These guidelines outline the matters that Council overlay controls. will consider in the assessment of development ! Use these guidelines as tools in preparation of proposals in order to 'achieve high quality urban the development proposal and in considering design and architecture' which 'reflects the the suitability of the proposal in the context of particular characteristics, aspiration, and cultural neighbourhood character. identity of the community….and promotes the ! Councils Town Planners are available to discuss unique qualities of the township within a strategic proposals and explain how to use the context'. guidelines. It is the responsibility of the applicant to ascertain Council requirements. Where these Guidelines Apply: In all of the Queenscliff Urban Areas within the Is a Planning Permit Required: Borough of Queenscliffe as identified on the The provisions of the Queenscliffe Planning Scheme figure below as Future Character Management should be checked with Council's Planning Areas: Department. ! Queenscliff Urban Heritage Areas ! Queenscliff Urban Contributory Areas

Areas to which these Guidelines Apply While the guidelines contained in this document apply to all the areas shown above, they have essentially been prepared for residential development on conventional lots. In relation to non-residential development or development on large sites, only the objectives that are relevant need be addressed. Prepared by Hansen Partnership & ContextCMI: July 2000 Page 5 Borough of Design Guidelines urban character study Guideline Pack No.1: Queenscliff Urban Areas: Character Statement

The Character of Queenscliff's Urban Areas: Key Attributes The urban character of Queenscliff relies on the Other key attributes to be considered are the urban combined significance of its individual historic area's: buildings, its broad formal streetscapes, its ! substantial groupings of intact historic 1 and 2 established exotic landscape and its relationships storey Victorian and Edwardian buildings to the coast. The main features which contribute (attached and detached) that reflects the to this character are described below, so that relatively high density of development. people developing in the area understand the ! unique mixture of historic building scales and attributes Council is seeking to preserve and types varying from grand freestanding hotels to enhance through these guidelines. The retention intimate workers cottages (in defined precincts) and enhancement of these features is the key that celebrate building diversity. consideration to take into account when siting ! informality of streetscape materials/ finishes and and designing buildings or additions in these front fencing that are reminiscent of an intimate urban areas, and underlies the more specific and historic seaside village. considerations listed in the remainder of these ! broad straight streets with buildings abutting the guidelines. street frontage (or marginally setback) that create a significant and distinctive 'urban' feel. The urban areas of Queenscliff, in particular the ! undulating topography (due to its coastal dune historic core dominates the arrival experience or cliff proximity) which provides opportunity for from both land and sea. The variable topography long views towards Swan Bay or Port Philip Bay, of the area and strategically located landmark and shorter view to intact historic buildings and buildings, (as well as general historic building streetscapes. stock) has formed a unique and highly valued ! established exotic street tree planting and townscape skyline that must not be interrupted. private gardens that frame views to building The sensitivity of views towards proposed facades and reinforce the formality and historic buildings/ additions should be carefully appearance of the township considered in the design process, as should any potential for overlooking of adjoining areas.

Townscape silhouette Informal streetscape

Built form variation Street tree planting

Prepared by Hansen Partnership & ContextCMI: July 2000 Page 6 Borough of Design Guidelines urban character study

Queenscliffe Urban Areas: Key Attributes

Prepared by Hansen Partnership & ContextCMI: July 2000 Page 7 Borough of Design Guidelines urban character study Guideline Pack No.1: Queenscliff Urban Areas: Site Layout

Design Objectives: 1. A layout of buildings or additions which has 4. A layout which provides a high quality of respect for, and minimal impact on the visual living for occupants of the site and which sensitivity, scale and proportion of the street maintains an appropriate standard of and townscape skyline. amenity for the occupants of adjoining dwellings. 2. A layout of buildings or additions which is consistent in terms of location and 5. A layout which carefully considered the need relationships to any existing buildings on site or for future extensions or additions on the site associated adjacent buildings. (ie total site planning).

3. A layout of building or additions, paved 6. A layout which provides opportunity, in areas, and driveways, car parking, active particular instances for frontage landscaped outdoor living areas and landscape areas areas to be planted with exotic vegetation that suits the site having regard to its physical, that contributes and reinforces the formality historic and environmental features and the of the formal grid streetscape. location of buildings on adjacent land.

Ensure the protection of existing Provide north facing indoors and Provide timber verandahs to the trees on site, in particular those outdoor living areas where street frontage and where which are visible from or contribute possible to maximise solar access. appropriate to the side of the buildings.

Provide for appropriat e outdoors living Identify areas, locations which preferably minimise the with direct need for cutting access to and/or indoor excavation of living areas with northern

A landscape plan is to be Provide for new prepared landscaping on the for any site site to complement redevelop existing vegetation ment and improve the showing relationship to the existing street.

Identify the need for any future extensions to the building, or the integration of Have regard for the location of houses on adjoining properties in terms of street and boundary setbacks Subdivision of lots<500sq.m must be accompanied by a development plan. Have regards to sea or townscape views from the site or across the site from other properties when siting buildings Prepared by Hansen Partnership & ContextCMI: July 2000 Page 8 Borough of Design Guidelines urban character study

Queenscliffe Urban Areas: How to Achieve the Site layout Objectives

Prepared by Hansen Partnership & ContextCMI: July 2000 Page 9 Borough of Design Guidelines urban character study Guideline Pack No.1: Queenscliff Urban Areas: Building Design

Design Objectives: 1. New buildings and extensions which respect 3. Buildings designs which make efficient use of and blend in with the existing historic sites and apply the principles of character of the streetscape and townscape environmentally sustainable design and solar (skyline) and are consistent in terms of energy efficiency without compromising the traditional building massing, scale, proportion historic streetscape. and matching of materials and angles. 4. New buildings or additions that respect the 2. Buildings designs or extensions which take into character of any primary existing building on account the features of a site, coastal the site, and minimise the visual impact of conditions, sensitivities within the streetscape, change to the principle street or side and view corridors from the streets, public facades. spaces and surrounding properties. 5. New buildings or additions which sensitively and coherently interpret the variety of building types and styles which represent local development over the last one hundred years.

Interpret traditional building Use traditional building materials Have regard to the design, designs which include single and which include horizontal materials and form of other double frontages, pitched hipped weatherboard cladding, rendered houses in the streetscape and and gable roofs, vertical brickwork, corrugated iron or slate neighbourhood rectangular window openings and roofs, brick chimneys, timber verandahs. verandahs, and door and window

Retain the Adopt general uniformity building in scale and design massing of techniques buildings within and the street and materialsthat avoid buildings reduce which are visually energy use dominant when and are viewed from public spaces due to height, bulk, colour, material, scale or Incorporate corrugated iron or slate pitched roofs in recessive or non reflective colours. Verandahs should read as part of the roof form and Where a site has a greater width than match the scale, pitch and Extensions to existing buildings are adjoining properties, the building design shall reflect traditional widths materials of the permitted to the rear provided main roof form they are of an appropriate style in and proportion of adjoining buildings relation to existing buildings and in the division and articulation of the do not exceed the building or façade ridge lines established by the main

Prepared by Hansen Partnership & ContextCMI: July 2000 Page 10 Borough of Design Guidelines urban character study

Queenscliff Urban Areas: How to Achieve the Building Design Objectives

Prepared by Hansen Partnership & ContextCMI: July 2000 Page 11 Borough of Design Guidelines urban character study Guideline Pack No.1: Queenscliff Urban Areas: Building Heights & Setbacks

Design Objectives: 1. Building heights and setbacks which retain 4. Building heights and setbacks which ensure the existing prevailing streetscape rhythm, adequate daylight to all habitable rooms and scale and setback. private open spaces on the development site. 2. Building heights and setbacks which ensure that no individual building or extension 5. Building heights and setbacks that do not dominates the streetscape, or townscape cause any adverse amenity impacts to skyline. adjacent dwellings or land.

3. Buildings heights and setbacks which support 6. Building heights and setbacks that, where an appropriate relationship between appropriate, provide the opportunity for the buildings on the site and site boundaries, as foundation of established gardens in front well as adjoining buildings. setbacks to contribute to the streetscape setting.

front setbacks should be the same as the setbacks of The highest point of roofs should not The street elevation façade adjacent buildings or if these are to be greater than the highest point height of infill development different the setback may be of any adjacent buildings or the should be no higher than the between the setbacks of prevailing height of buildings within lower of the façade heights dj t b ildi the street, whichever is the less of the of the adjacent buildings two.

Infill development or buildings additions should Building not exceed 2 boundary to storeys in height boundary (with a onthe maximum ground floor height of 8.5m) is generally and should not generally permitted conform to the unless where height of the street is adjoining dominated buildings so that by attached buildings

Side and rear setbacks depend on the height of the building but is generally: ! 1m for a single storey building (up to 3.6m height) and ! 1.72m for a double storey building (with a 6.0m high wall) ! or equal to the side and rear setbacks of buildings on adjoining sites

Prepared by Hansen Partnership & ContextCMI: July 2000 Page 12 Borough of Design Guidelines urban character study

Queenscliff Urban Areas: How to Achieve the Building Height & Setback Objectives

Prepared by Hansen Partnership & ContextCMI: July 2000 Page 13 Borough of Design Guidelines urban character study Guideline Pack No.1: Queenscliff Urban Areas: Fencing, Driveways & Landscape

Design Objectives: 1. Fencing which clearly defines the boundary 6. Carports and garages designed in sympathy of the property and provides adequate to the side or rear of existing buildings in security and privacy for the building and particular with regard to roof shape, wall and associated private open spaces. roofing materials.

2. Fencing, particularly at the front of the site, 7. Retention and conservation of existing which relates to the design concept for the 'contributory' vegetation that is visible from whole building and complements the the streetscape. character of the building facade, the streetscape and any landscape frontages. 8. Complement existing plantings on site with appropriate new planting to assist in 3. Fencing, particularly at the front of the site blending-in of the buildings or extensions into which takes into account the height, the character of the area. configuration and visual transparency of adjoining fences. 9. Creation of landscaped setbacks to side boundaries to minimise the potential for 4. Fences and gates associated with driveways overlooking, whilst providing an important that are indistinguishable from fencing to the landscape link to rear garden and private front of the site. open space areas.

5. Driveways and paths which are attractive, 10. Formation of landscapes within private provide adequate access and minimise gardens areas as appropriate shade surface drainage run-off. elements and environmental barriers to any severe coastal conditions.

Garages or Retain existing 'contributory' Front fences should be low, transparent and carports should vegetation on site that is visible constructed of traditional timber picket materials. be designed in from the street, other public areas They should be no higher than 1300mm to the keeping with or adjoining properties wherever frontage or 2000mm (paling fences to side and the main building and be located and aligned to the side or rear of the main existing building

The layout of gardens should enhance the scale, form and geometry of the Have regard to building design. the effect of Species should mature relate to the vegetation existing overshadowing or vegetation and visually screening blend with the parts of the site. existing formal Select materials that will admit sunlight to outdoor areas in

Continue the pattern of formal grid streets and unmade verges into private Retain any existing or remnant bluestone kerb Generally, the area of soft driveways. Straight, narrow gravel landscaping should be 50% of the and guttering or openPrepared by Hansen Partnership & ContextCMI: July 2000 driveways leading to garages or the side required private open space, and channel drains where Page 14 handstand areas should consists of f Borough of Design Guidelines urban character study

Queenscliff Urban Areas: How to Achieve the Fencing, Driveway and Landscape Design Objectives

Prepared by Hansen Partnership & ContextCMI: July 2000 Page 15 Borough of Queenscliffe: Urban Character Study Guideline Pack No.2 Building Siting & Design Guidelines for Pt Lonsdale Natural Coastal Areas.

Part 2 of a 3 Part series

Prepared for the Borough of Queenscliffe by Hansen Partnership + ContextCMI July 2000 Borough of Design Guidelines urban character study The Character of the Borough of Queenscliffe.

Townscape Context Diverse Urban Structure Throughout its history, the Borough of ! Sensitive street grid arrangement and its Queenscliffe has successfully positioned itself as relationship to the topography and coast. one of Victoria’s premier coastal townships with ! Broad array of intact heritage and coastal unique lifestyle and tourism destination qualities. architectural and landscape forms. The town's favourable Bellarine Peninsula setting, its proximity to Melbourne, Geelong, Ballarat and Within this context Queenscliffe's total built and its unique relationship with the coast (in particular natural environment reflects various stages of Port Phillip heads, Swan Bay, Bass Strait and the coastal resort development evolution the through Mornington Peninsula) have provided a basis for the 19th and 20th centuries. Within the Borough, significant physical development and economic there are intact streetscapes of early Victorian stability. resort dwellings with a distinctly 'urban' presence, examples of less formal Edwardian and Californian Within this context, the township has resisted Bungalow precincts and consolidated areas of significant redevelopment of sensitive areas and 1930s and 1960s holiday dwellings set amongst recognised that it is the inherent structure, size coastal tea-tree and moonah. There are also some and dimension of Queenscliffe that has excellent contemporary infill developments that consistently been its primary appeal. It is the ‘feel’ respond to the Australian coastal ethos. of the Borough (and its parts) and the delicate balance of urban heritage, natural coastal, and With the above factors in mind, the Municipal rural residential themes that make Queencliffe a objective is to achieve a future urban character memorable place. It is this unique combination of which: development diversity and intimacy that has ! retains the memorable and sensitive view lines (and will continue) to position Queenscliff and to the sea, coastal dune environments and the Point Lonsdale as an intensely popular living townscape skyline, environment and tourism destination of regional ! retains the unique and intact building, and state significance. landscape heritage and natural foreshore qualities of the Borough, The Borough's ‘Urban Character Study’ seeks to ! retains the cohesive intimacy of the Borough in define the salient qualities that contribute to the its low scale and recessive built forms, ‘feel’ and ‘look’ of Queenscliffe. These guidelines ! retains the distinctive identities of the Borough's work in accord with the findings of the study in urban heritage and natural coastal settings, encouraging the protection and consolidation of ! sensitively integrates contributing design the key urban character attributes. excellence

Queenscliffe's Urban Character Attributes: The main objective of these documents is to retain There are a variety of elements that contribute to the existing significant urban and natural fabric of the ‘feel’ and ‘look’ of Queenscliffe. The most the Borough, which is mostly of a traditional form. tangible elements are those directly linked to its There is however an important objective to physical form. It is also recognised however, that encourage 'contributing' design that will allow the the Queencliffe ‘experience’ is defined by far Borough to grow and adapt to change in order to more than its buildings alone. The urban evolve. Where contemporary design is permitted, it character of the Borough, and its place as a must contribute to the salient historic or natural ‘living’ township is a result of its unique coastal fabric of the area. It is not the objective to produce location, its intimate village scale and its diverse avante-garde, fashionable design that ignores urban form and structure. Specifically, this context. Good contemporary design must reflect includes the Borough's that infill development will participate in the fabric of the Borough for a long period of time. Visual Setting & Natural Environment ! Unique seaside position and relationship to One of the fundamental principles of good design is Swan and Port Philip Bays and Bass Strait. honesty. In the context of the Borough this means ! Outstanding urban skyline and natural avoidance of replica buildings, pastiche and coastal vistas with sea view opportunities. historical cliché. Good design will reflects its own ! Sense of isolation, distinctive rural threshold era, within the scale, structure and proportion of its and open pastoral backdrop. built form and environmental context Village Scale & Ambience ! Intimate municipal scale and diverse urban Within the context of the above objectives, the coastal village environments. following guidelines focus on the consolidating the Prepared by Hansen Partnership & ContextCMI: July 2000 Page 2 Borough of Design Guidelines urban character study ! Clearly distinguishable and separate villages salient qualities of each of Queenscliffe's unique : of Queenscliff and Point Lonsdale. ! Urban Heritage areas (Queenscliff) ! Predominant village density and prevailing ! Natural Coastal areas (Point Lonsdale), and single and double storey building scale. ! Foreshore areas (Queenscliff, Pt Lonsdale & Narrows).

Prepared by Hansen Partnership & ContextCMI: July 2000 Page 3 Borough of Design Guidelines urban character study Guideline Pack No.2 Point Lonsdale Natural Coastal Areas: General

The Purpose of these Guidelines: How to Use the Guidelines: Is to outline the important building siting and Proposals should aim to meet the design objectives design matters that should be taken into account and suggestions set out in these guidelines. These when: reflect detailed controls outlined in Queenscliffe's ! constructing a new building; or Planning Scheme. Applicants should: ! extending an existing building. ! Establish the site location and identify the level to ensure that future development is responsive of Control on the property. to Point Lonsdale's urban and natural coastal ! Establish whether the site is subject to any other character. existing policy or controls including zoning or overlay controls. These guidelines outline the matters that Council ! Use these guidelines as tools in preparation of will consider in the assessment of development the development proposal and in considering proposals in order to 'achieve high quality urban the suitability of the proposal in the context of design and architecture' which 'reflects the neighbourhood character. particular characteristics, aspiration, and cultural ! Councils Town Planners are available to discuss identity of the community….and promotes the proposals and explain how to use the unique qualities of the township within a strategic guidelines. It is the responsibility of the applicant context'. to ascertain Council requirements.

Where these Guidelines Apply: Is a Planning Permit Required: In all Natural Coastal Areas within the Borough of The provisions of the Queenscliffe Planning Scheme Queenscliffe as identified on the figure below as should be checked with Council's Planning Future Character Management Areas: department. ! Point Lonsdale Coastal Natural Areas ! Point Lonsdale Coastal Contributory Areas

Areas to which these Guidelines Apply:

Prepared by Hansen Partnership & ContextCMI: July 2000 Page 4 Borough of Design Guidelines urban character study While the guidelines contained in this document apply to all the areas shown above, they have essentially been prepared for residential development on conventional lots. In relation to non-residential development or development on large sites, only the objectives that are relevant need be addressed.

Prepared by Hansen Partnership & ContextCMI: July 2000 Page 5 Borough of Design Guidelines urban character study Guideline Pack No.2 Point Lonsdale Natural Coastal Areas: Character Statement

Character of Pt Lonsdale Natural Coastal Areas: Key Attributes It is the distinctive character of the natural Other valued attributes to be considered are the coastal and dune areas of Point Lonsdale which Point Lonsdale natural coastal area's: makes them such an attractive place to live and ! prevailing low scale (single storey) detached holiday. The main features which contribute to early 20th century residential buildings that this character are described below, so that recede within the vegetated coastal people developing in the area understand the environment. attributes Council is seeking to preserve and ! unique mix of intact historic holiday town enhance through these guidelines. The retention building types varying from Californian, Art and enhancement of these features is the key Deco, Post War, 1960s and contemporary consideration to take into account when siting design that celebrates building diversity. and designing buildings or additions in these ! substantial estate properties with large dwellings areas, and underlies the more specific set within major bodies of vegetation which considerations listed in the remainder of these significantly contribute to the native coastal guidelines. sense of place. ! road network informality with limited use of kerb The urban character of Point Lonsdale, in and channel, and predominantly grassed road particular the core of Old Lonsdale is dominated shoulders. by the undulating dune topography and the ! predominantly broad and densely vegetated dense coastal native tea tree and moonah road reserves and relatively indistinguishable vegetation, creating a sense of village enclosure front boundaries reminiscent of a intimate and coastal seclusion. The extensive dense coastal village. vegetative cover over private and public lands ! gently undulating topography (due to its within this area in conjunction with the coastal dune proximity) which provides predominantly low density residential stock and opportunity for excellent views towards Port informal roadways has formed a unique and Philip Bay, and shorter corridor views to well highly valued coastal village (and sub-urban) vegetated dunes. quality that must not be disturbed. The visual ! established native tea tree and moonah sensitivity of this setting is extreme and key issues planting located within private gardens, road of building height and vegetation protection are verges and coastal public areas, reinforcing the to be carefully considered in the design process. informal coastal appearance of the precinct .

Informal unmade streets Recessed buildings

Prepared by Hansen Partnership & ContextCMI: July 2000 Page 6 Borough of Design Guidelines urban character study

Point Lonsdale Natural Areas: Key Attributes

Prepared by Hansen Partnership & ContextCMI: July 2000 Page 6 Borough of Design Guidelines urban character study Guideline Pack No.2 Point Lonsdale Natural Coastal Areas: Site Layout

Design Objectives: 1. A layout which endeavours to minimise the 4. A layout which provides a high quality of visual intrusion of buildings or any other living for occupants of the site and which elements into the natural coastal maintains an appropriate standard of appearance of the area. amenity for the occupants of adjoining dwellings. 2. On sites where vegetative screens are insubstantial, a layout which provides the 5. A layout which carefully considered the need opportunity for landscaped areas in for future extensions or additions on the site appropriate locations to be planted with tea- (ie total site planning). tree and moonah to screen buildings from view, extend the roadside vegetation 6. A layout which minimises the removal of any corridor, and reinstate the natural existing native coastal trees that contribute to environment. the total natural vegetated presence of the area. 3. A layout of building or additions, paved areas, and driveways, car parking, active 7. A layout which locates buildings on the outdoor living areas and landscape areas flattest portion of the site so as to minimise the that suits the site having regard to its physical, need for site excavation and major earth historic and environmental features and the disturbance. location of buildings on adjacent land.

Provide north facing indoors Provide for appropriate outdoor living Identify the need for any and outdoors living areas areas, preferably with direct access future extensions to the where possible to maximise to indoor living areas with northern building, or the integration of solar access. itti

Avoid Position buildings locating the well within the building on site, ensuring that ridgelines or there are there is on higher or a consistency of more visible front setbacks parts of the and a uniform Have vegetative barrier regards to along the street bay or corridor. landscape views from the site or across the Have regard site from for the other location of houses on adjoining properties in Prepare a terms of street landscape and boundary plan setbacks showing existing and Limit the built coverage of proposed the site to a maximum of trees for any 40% and minimise paved site surfaces to reduce stormwater runoff within the sensitive coastal settings and Locate the house on the flattest Identify a building location which provide greater opportunity parts of the site to minimise the minimises views to the house from for landscaping and extent of cut and fill or soil Prepared by Hansen Partnershipthe street & ContextCMI:or from other July public 2000 vegetation. At least 30% of di t b spaces, which providesPage the 6 opportunity for native coastal Borough of Design Guidelines urban character study

Point Lonsdale Natural Areas: How to Achieve the Site layout Objectives

Prepared by Hansen Partnership & ContextCMI: July 2000 Page 6 Borough of Design Guidelines urban character study Guideline Pack No.2 Point Lonsdale Natural Coastal Areas: Building Design

Design Objectives: 1. New buildings and extensions which respect 3. Buildings designs which make efficient use of and blend in with the existing natural coastal sites and apply the principles of character of the area and express a environmentally sustainable design and solar contemporary coastal design that interprets energy efficiency in an innovative way the traditional resort/ holiday building without compromising the natural quality of massing, scale, proportion and material the area. palette. 4. New buildings or additions which sensitively 2. Buildings designs or extensions which take into and coherently interpret the variety of account the features of a site, coastal holiday building types and styles that have conditions, sensitivities within vegetated developed in Point Lonsdale through the 20th streetscape, and any view corridors from the century. streets, public spaces and surrounding properties.

Avoid direct Adopt contemporary overlooking into interpretations of traditional neighbouring coastal building designs properties and pitched hipped and gable Use verandahs to shade indoor minimise the loss roofs, vertical rectangular living areas and ensure that of longer window openings and verandahs read as part of the roof distance views form as match the scale, pitch and across the site materials of the main roof form Use split level from floors within neighbouring buildings to properties reduce the height of the Emphasise the building horizontal above ground rather than level on vertical form sloping sites of buildings to and to reduce reduce the the need for perception of height. Keep the height of buildings Choose building generally materials which within the tree are non canopy and reflective and retain as which are of much existing natural and vegetation as muted colours

Utilise traditional building materials in an innovative manner, including the Use stagerrred and varied roof lines and sensitive use of horizontal pitches and vary the setback of walls to weatherboard cladding, light tone reduce the visual bulk and impact of rendered brickwork, corrugated iron buildings in natural surrounding roofs, timber verandahs, and door Adopt innovative building design and window joinery and painted techniques and materials that reduce finishes. energy use and are responsive to the harsh coastal conditions (withstanding wind and salt attack)

Prepared by Hansen Partnership & ContextCMI: July 2000 Page 6 Borough of Design Guidelines urban character study

Point Lonsdale Natural Areas: How to Achieve the Building Design Objectives

Prepared by Hansen Partnership & ContextCMI: July 2000 Page 6 Borough of Design Guidelines urban character study Guideline Pack No.2 Point Lonsdale Natural Coastal Areas: Building Height & Setback

Design Objectives: 1. Building heights and setbacks which retain 5. Building setbacks which avoid the need to the existing prevailing street rhythm, scale remove existing vegetation on a site and and setback. provide opportunity for the foundation of established native coastal gardens in front 2. Building heights and setbacks which ensure setbacks to contribute to the vegetated that no individual building or extension verge. dominates the streetscape or coastal setting. 6. Building heights and setbacks which ensure 3. Building heights and setbacks which support adequate daylight to all habitable rooms and an appropriate relationship between private open spaces on the development buildings on the site and site boundaries, as site. well as adjoining buildings. 7. Building heights and setbacks that do not 4. Buildings of a height which generally do not cause any adverse amenity impacts to extend above the tree canopy, particularly adjacent dwellings or land. on elevated or highly visible sites.

Front setbacks should be the same as the The highest point of roofs should not to be greater than setbacks of adjacent buildings or if these are the highest point of any adjacent buildings or the different the setback prevailing height of buildings in the street, or which ever may be between the setbacks of adjacent is the less of the two.

Building boundary to boundary on the ground floor is

Buildings and additions should not exceed 2 storeys in height (with a maximum height of 8.5 metres) and should generally conform to the height of adjoining buildings so that significant projection above the tree canopy

Outbuildings may be sited on the side and rear boundaries, provided the height on the boundary does not exceed a side and rear setbacks depend on the height of the building as maximum height of 3.6 metres set out in the diagram, but is generally: with an average of 3 metres ! 1.2m for a single storey building (up to 3.6m height) and and a total length of 10m. ! 1.92m for a double storey building (with a 6m high wall) ) ! or equal to the side and rear setbacks of buildings on adjoining sites (Natural Coastal Areas only)

Prepared by Hansen Partnership & ContextCMI: July 2000 Page 6 Borough of Design Guidelines urban character study

Pt Lonsdale Natural Areas: How to Achieve Building Height & Setback Objectives

Prepared by Hansen Partnership & ContextCMI: July 2000 Page 6 Borough of Design Guidelines urban character study Guideline Pack No.2 Pt Lonsdale Natural Coastal Areas: Fencing, Drives & Landscape

Design Objectives: 1. Fencing which subtly defines the boundary of 7. Retention and conservation of existing the property and provides adequate security 'contributory' vegetation that is visible from and privacy for the building and associated the streetscape or foreshore. private open spaces. 8. Creation of an attractive environment which 2. Fencing, particularly at the front of the site, requires low maintenance and assists with which complements the character of the energy conservation. property facade, the landscaped areas of the site and the streetscape. 9. Complement existing plantings on site with appropriate new planting to assist in 3. Fencing, particularly at the front of the site blending-in of the buildings or extensions into which takes into account the height, the character of the area. configuration and visual transparency of adjoining fences. 10. Creation of landscaped setbacks to side boundaries to minimise the potential for 4. Driveways and paths which are attractive, overlooking, whilst providing an important provide adequate access and minimise landscape link to rear garden and private surface drainage. open space areas.

5. Driveways and parking areas that are not 11. Formation of landscapes within private visually dominant at the street or from public gardens areas as appropriate shade spaces or are screened by appropriate elements and environmental barriers to any frontage landscaping. severe coastal conditions.

6. Carports and garages designed in sympathy to the side or rear of existing buildings in particular with regard to roof shape, wall and roofing materials.

Wherever possible use tea tree, coastal Use lightly heath and moonah in landscaping of Utilise the natural slope structured post and of the land or mounding wire fences and to screen buildings from open boundaries view from roads and along the street avoid the need for frontage to f minimise the impact on natural

Ensure driveways have a minimum impact on existing vegetation Minimise the through the length and use of gravel width of and other driveways and permeable other paved f

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Retain existing native coastal vegetation Use curved driveways to reduce the visual impact (particularly tea tree, coastal heath, moonah) of driveways on the natural appearance of the on the site wherever possible and protect area existing trees from damage during construction. Ensure that all natural vegetation within10m of any road frontage or reservation boundary is maintained

Point Lonsdale Natural Areas: How to Achieve the Fencing, Driveway and Landscape Design Objectives

Prepared by Hansen Partnership & ContextCMI: July 2000 Page 6 Borough of Queenscliffe: Urban Character Study Guideline Pack No.3 Building Siting & Design Guidelines for: Foreshore Areas

Part 3 of a 3 Part series

Prepared for the Borough of Queenscliffe by Hansen Partnership + ContextCMI July 2000 Borough of Design Guidelines urban character study The Character of the Borough of Queenscliffe.

Prepared by Hansen Partnership & ContextCMI: July 2000 Page 2 Borough of Design Guidelines urban character study Townscape Context Diverse Urban Structure Throughout its history, the Borough of ! Sensitive street grid arrangement and its Queenscliffe has successfully positioned itself as relationship to the topography and coast. one of Victoria’s premier coastal townships with ! Broad array of intact heritage and coastal unique lifestyle and tourism destination qualities. architectural and landscape forms. The town's favourable Bellarine Peninsula setting, its proximity to Melbourne, Geelong, Ballarat and Within this context Queenscliffe's total built and its unique relationship with the coast (in particular natural environment reflects various stages of Port Phillip heads, Swan Bay, Bass Strait and the coastal resort development evolution the through Mornington Peninsula) have provided a basis for the 19th and 20th centuries. Within the Borough, significant physical development and economic there are intact streetscapes of early Victorian stability. resort dwellings with a distinctly 'urban' presence, examples of less formal Edwardian and Californian Within this context, the township has resisted Bungalow precincts and consolidated areas of significant redevelopment of sensitive areas and 1930s and 1960s holiday dwellings set amongst recognised that it is the inherent structure, size coastal tea-tree and moonah. There are also some and dimension of Queenscliffe that has excellent contemporary infill developments that consistently been its primary appeal. It is the ‘feel’ respond to the Australian coastal ethos. of the Borough (and its parts) and the delicate balance of urban heritage, natural coastal, and With the above factors in mind, the Municipal rural residential themes that make Queencliffe a objective is to achieve a future urban character memorable place. It is this unique combination of which: development diversity and intimacy that has ! retains the memorable and sensitive view lines (and will continue) to position Queenscliff and to the sea, coastal dune environments and the Point Lonsdale as an intensely popular living townscape skyline, environment and tourism destination of regional ! retains the unique and intact building, and state significance. landscape heritage and natural foreshore qualities of the Borough, The Borough's ‘Urban Character Study’ seeks to ! retains the cohesive intimacy of the Borough in define the salient qualities that contribute to the its low scale and recessive built forms, ‘feel’ and ‘look’ of Queenscliffe. These guidelines ! retains the distinctive identities of the Borough's work in accord with the findings of the study in urban heritage and natural coastal settings, encouraging the protection and consolidation of ! sensitively integrates contributing design the key urban character attributes. excellence

Queenscliffe's Urban Character Attributes: The main objective of these documents is to retain There are a variety of elements that contribute to the existing significant urban and natural fabric of the ‘feel’ and ‘look’ of Queenscliffe. The most the Borough, which is mostly of a traditional form. tangible elements are those directly linked to its There is however an important objective to physical form. It is also recognised however, that encourage 'contributing' design that will allow the the Queencliffe ‘experience’ is defined by far Borough to grow and adapt to change in order to more than its buildings alone. The urban evolve. Where contemporary design is permitted, it character of the Borough, and its place as a must contribute to the salient historic or natural ‘living’ township is a result of its unique coastal fabric of the area. It is not the objective to produce location, its intimate village scale and its diverse avante-garde, fashionable design that ignores urban form and structure. Specifically, this context. Good contemporary design must reflect includes the Borough's that infill development will participate in the fabric of the Borough for a long period of time. Visual Setting & Natural Environment ! Unique seaside position and relationship to One of the fundamental principles of good design is Swan and Port Philip Bays and Bass Strait. honesty. In the context of the Borough this means ! Outstanding urban skyline and natural avoidance of replica buildings, pastiche and coastal vistas with sea view opportunities. historical cliché. Good design will reflects its own ! Sense of isolation, distinctive rural threshold, era, within the scale, structure and proportion of its and open pastoral backdrop. built form and environmental context Village Scale & Ambience ! Intimate municipal scale and diverse urban Within the context of the above objectives, the coastal village environments. following guidelines focus on the consolidating the ! Clearly distinguishable and separate villages salient qualities of each of Queenscliffe's unique : of Queenscliff and Point Lonsdale. ! Urban Heritage areas (Queenscliff) ! Natural Coastal areas (Point Lonsdale), and Prepared by Hansen Partnership & ContextCMI: July 2000 Page 3 Borough of Design Guidelines urban character study ! Predominant village density and prevailing ! Foreshore areas (Queenscliff, Pt Lonsdale & single and double storey building scale. Narrows).

Prepared by Hansen Partnership & ContextCMI: July 2000 Page 4 Borough of Design Guidelines urban character study Guideline Pack No.3 Foreshore Areas: General

The Purpose of these Guidelines: How to Use the Guidelines: Is to outline the important building siting and Proposals should aim to meet the design objectives design matters that should be taken into account and suggestions set out in these guidelines. These when: reflect detailed controls outlined in Queenscliffe's ! constructing a new building; or Planning Scheme. Applicants should: ! extending an existing building. ! Establish the site location and identify the level to ensure that future development is responsive of Control on the property. to Queenscliffe's urban character. ! Establish whether the site is subject to any other existing policy or controls including zoning or These guidelines outline the matters that Council overlay controls. will consider in the assessment of development ! Use these guidelines as tools in preparation of proposals in order to 'achieve high quality urban the development proposal and in considering design and architecture' which 'reflects the the suitability of the proposal in the context of particular characteristics, aspiration, and cultural neighbourhood character. identity of the community….and promotes the ! Councils Town Planners are available to discuss unique qualities of the township within a strategic proposals and explain how to use the context'. guidelines. It is the responsibility of the applicant to ascertain Council requirements. Where these Guidelines Apply: In all the Urban Foreshore areas of the Borough of Is a Planning Permit Required: Queenscliffe as identified on the figure below as The provisions of the Queenscliffe Planning Scheme Future Character Management Areas: should be checked with Council's Planning ! Swan Bay Foreshore Areas department. ! Port Philip Bay Foreshore Areas ! Point Lonsdale Road Areas

The Character of Foreshore Areas: The demand for bay views and proximity to the The protection of the open, natural gateway to the natural coastline has determined the Borough (highlighting Swan Bay and the Port Philip configuration and form of Queenscliffe's Dune system) is of primary importance, with key foreshore development. The character of these issues of building height and coastal visual intrusion coastal areas and their attraction as places to to be carefully considered in the design process. live and visit stem from its 'closeness' to Queenscliffe's distinctive dune, cliff and coastal Key Attributes flat condition. The main features which contribute Other key attributes to be considered are the to this character are described below, so that area's: people developing in the area understand the ! stunning views of Port Philip and Swan Bays from attributes Council is seeking to preserve and buildings, roads and other public spaces in the enhance through these guidelines. The retention area. and enhancement of these features is the key ! substantial grouping of 1960s to contemporary 2 consideration to take into account when siting storey detached dwellings overlooking Swan and designing buildings or additions in these Bay which are highly visible from many northern urban areas, and underlies the more specific parts of the Borough. considerations listed in the remainder of these ! established built edge to Pt Lonsdale Road guidelines. comprising 1 and 2 storey post war buildings facing the Port Philip dune, creating a strong The urban foreshore areas of Queenscliffe, in urban entrance. particular the extensive development ! organic streetscape pattern which strongly overlooking Swan Bay dominates the experience parallels the Swan Bay and Port Philip coastal of the Borough from the water. In contrast, the edge, providing for enclosed dune and primary dune system to Port Philip Bay, and its panoramic bay views. transition to Fort Queenscliffe and Point Lonsdale ! informality of streetscape materials/ finishes and conceals a considerable belt of more recent lack of formal footpaths, verges, front fencing (and higher) coastal development. The visibility of and constructed driveways reminiscent of a this development, and the continued pursuit for coastal resort setting. water views is increasingly noticeable from both ! prevailing native coastal landscape within the the bay, beach and the Borough's primary Port Philip dune which, in conjunction with the entrances and has eroded the predominantly landform, effectively concealing 1 and 2 storey 'natural' gateway to the Borough. buildings. ! Unique association with and proximity to the bays, and tailoring of local contemporary building design in response to sensitive seaside conditions

Contemporary buildings design Bay views

Prepared by Hansen Partnership & ContextCMI: July 2000 Page 6 Borough of Design Guidelines urban character study

Foreshore Areas: Key Attributes

Prepared by Hansen Partnership & ContextCMI: July 2000 Page 6 Borough of Design Guidelines urban character study Guideline Pack No.3 Foreshore Areas: Site Layout

Design Objectives: 1. A layout which endeavours to minimise the 5. A layout which carefully considers the need visual intrusion of buildings or any other for future extensions or additions on the site at elements into the natural foreshore and dune the ground level (ie total site planning). setting. 6. On sites where vegetative screens are 2. A layout of buildings or additions which is insubstantial, a layout which provides the consistent in terms of location and opportunity for landscaped areas in relationships to existing buildings on the site or appropriate locations to be planted with tea- associated adjacent buildings. tree and moonah to screen buildings from view, extend the roadside vegetation 3. A layout of building or additions, paved corridor, and reinstate the natural areas, and driveways, car parking, active environment. outdoor living areas and landscape areas that suits the site having regard to its physical, 7. A layout which minimises the removal of any historic and environmental features and the existing native coastal trees that contributes location of buildings on adjacent land. to the total natural vegetated presence of the foreshore or dune. 4. A layout which provides a high quality of living for occupants of the site and which 8. A layout which locates buildings on the maintains an appropriate standard of flattest portion of the site so as to minimise the amenity for the occupants of adjoining need for site excavation and major dune or dwellings earth disturbance.

Avoid locating the building on the higher portions of the dune or on ridgelines Minimise site or any higher or coverage and visible parts of the paved surfaces to site (especially as reduce stormwater viewed from the runoff within the iti t l

Locate the house on Provide north facing the flattest parts of the indoor and outdoor site to minimise the living areas where extent of cut and fill or possible to maximise soil disturbance solar access.

Provide for Identify a building appropriate location which outdoor living minimise views to areas, preferably the house from the with direct access street or from other to indoor living public spaces, areas with which provides the northern opportunity for orientation native coastal screen planting in Have regards to bay front of the house or landscape views from the site or across Ensure buildings the site from other establish a frontage properties to the street and a street address Prepare a landscape plan showing existing Prepared by Hansen Partnership & ContextCMI:and proposed July trees2000 Page 6 for any proposed development Borough of Design Guidelines urban character study

Foreshore Areas: How to Achieve the Site layout Objectives

Prepared by Hansen Partnership & ContextCMI: July 2000 Page 6 Borough of Design Guidelines urban character study Guideline Pack No.3 Foreshore Areas: Building Design

Design Objectives: 1. New buildings and extensions which respond 3. Building design which make efficient use of to the coastal condition, blend in with the sites and apply the principles of existing natural coastal character of the area environmentally sustainable design and solar and express a contemporary coastal design energy efficiency in an innovative way that interprets the traditional resort/ holiday without compromising the natural quality of building massing, scale, proportion and the area. material palette. 4. New buildings or additions that respect the 2. Building designs or extensions which take into character of any primary existing building on account the features of a site, the the site or any prevailing or high quality predominant coastal condition and any architectural expression, and minimise the sensitivities associated with coastal visual impact of change within the foreshore environments, and any view corridors from setting. the streets, public places, surrounding properties, foreshore areas and the bay. 5. New buildings or additions which sensitively and coherently interpret the variety of coastal holiday building types and styles that have developed in the Borough through the 20th century.

Use stagerrred and varied roof lines, (including pitches Encourage the innovative contemporary and curves) and vary the setback of walls to reduce coastal design themes, including the use of the visual bulk and impact of buildings in natural lightweight glazed and metallic materials, tl di open decks and balconies, curved roofs and

Choose building materials which are non reflective and which are of natural and muted colours that will blend in Use split level with the floors within buildings to reduce the height of the Avoid direct building overlooking into above neighbouring ground level properties and on sloping minimise the loss sites and of longer toreduce distance views across the site from neighbouring properties Adopt innovative building design Utilise robust coastal building materials techniques and materials that reduce in an innovative manner, including the energy use and are responsive to the sensitive use of horizontal harsh coastal conditions (withstanding weatherboard cladding, light tone wind and salt attack) rendered brickwork, Colourbond roofs, Prepared by Hansen Partnership & ContextCMI: July 2000 timber and stainless steel verandahs,Page 6 doors and windows and painted Borough of Design Guidelines urban character study

Foreshore Areas: How to Achieve the Building Design Objectives

Prepared by Hansen Partnership & ContextCMI: July 2000 Page 6 Borough of Design Guidelines urban character study Guideline Pack No.3 Foreshore Areas: Building Heights & Setbacks

Design Objectives: 1. Building heights and setbacks which retain 4. Buildings of a height which do not extend the existing prevailing rhythm, scale and above the ridge line of dunes, or in setback along both the street and the particularly sensitive locations project above foreshore. the coastal tree canopy.

2. Building heights and setbacks which ensure 5. Building heights and setbacks which ensure that no individual building or extension adequate daylight to all habitable rooms and dominates the streetscape, dune or coastline. private open spaces on the development site. 3. Buildings heights and setbacks which support an appropriate relationship between 6. Building heights and setbacks that do not buildings on the site and site boundaries, as cause any adverse amenity impacts to well as adjoining buildings. adjacent dwellings.

7. Building heights and setbacks that, where appropriate, provide the opportunity for the foundation of established gardens in front setbacks to contribute to the coastal and streetscape setting.

Buildings and additions Front setbacks should be the same as the setbacks of should not exceed 2 adjacent buildings or if these are different the setback storeys in height (with may be between the setbacks of adjacent buildings, or a maximum height of the prevailing height of buildings in the street, 8.5 metres) and should generally conform to the height of adjoining The highest buildings so that point of significant projection roofs above the tree should not to be greater than the highest point of any

Building boundary to boundary on the ground floor is generally not permitted

Outbuildings may be sited on the side and rear boundaries, side and rear setbacks depend on the height of the building as provided the height on the set out in the diagram, but is generally: boundary does not exceed a ! 1.2m for a single storey building (up to 3.6m height) and maximum height of 3.6 metres ! 1.92m for a double storey building (with a 6m high wall) ) with an average of 3 metres ! or equal to the side and rear setbacks of buildings on dj i iPrepared it by Hansen Partnership & ContextCMI: July 2000 Page 6 Borough of Design Guidelines urban character study

Foreshore Areas: How to Achieve the Building Height & Setbacks Design Objectives

Prepared by Hansen Partnership & ContextCMI: July 2000 Page 6 Borough of Design Guidelines urban character study Guideline Pack No.3 Foreshore Areas: Fencing, Driveways & Landscape

Design Objectives: 1. Fencing which clearly defines the side and 7. Retention and conservation of existing rear boundary of the property and provides 'contributory' vegetation that is visible from adequate security and privacy for the the streetscape or foreshore. building and associated private open spaces. 8. Creation of an attractive environment which 2. Fencing, particularly to the site's front or requires low maintenance and assists with coastal boundary relates strongly to the open energy conservation. and transparent character of the coastal setting. 9. Complement existing plantings on site with appropriate new planting to assist in 3. Fencing, particularly at the front of the site blending-in of the buildings or extensions into which takes into account the open the character of the area configuration and visually transparent treatment along the foreshore. 10. Creation of landscaped setbacks to side boundaries to minimise the potential for 4. Driveways and paths which are attractive, overlooking, whilst providing an important provide adequate access and minimise landscape link to rear garden and private surface drainage run-off in coastal or dune open space areas environments. 11. Formation of landscapes within private 5. Driveways and parking areas that are not gardens areas as appropriate shade visually dominant at the street or from public elements and environmental barriers to any spaces or are screened by appropriate severe coastal conditions. frontage landscaping.

6. Carports and garages designed in sympathy with buildings (roof shape, wall and roof materials) which are visually screened from street or foreshore view.

Retain existing Use curved driveways to reduce the native coastal visual impact of driveways on the vegetation natural appearance of the area. (particularly tea tree, coastal heath, moonah) on Utilise the natural the site slope of the land wherever or mounding to possible and screen buildings protect from view from existing trees roads and avoid from damage the need for fences

Use lightly structured Ensure driveways post and have a minimum wire fences impact on along the existing street vegetation use frontage to gravel and other minimise permeable the impact t on natural coastal Adopt a visually open boundary appearanc Prepared by Hansen Partnership & ContextCMI: July 2000 fencing to the Page 6 site's foreshore bd Borough of Design Guidelines urban character study

Wherever possible use tea tree, coastal heath and moonah in landscaping of private gardens

Foreshore Areas: How to Achieve the Fencing, Driveway and Landscape Design Objectives

Prepared by Hansen Partnership & ContextCMI: July 2000 Page 6