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SCHEDULE 13 TO THE DESIGN AND DEVELOPMENT OVERLAY
Shown on the planning scheme map as DDO13
LAND BOUNDED BY FLORENCE STREET TO THE NORTH, HOPE STREET
TO THE SOUTH, BREESE STREET TO THE EAST AND UPFIELD PATH TO
THE WEST, BRUNSWICK
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Design objectives

To ensure that development is consistent with the objectives of the Anstey Urban
Village Structure Plan and Brunswick Structure Plan.

To ensure that development within the precinct contributes to the creation of a
pedestrian friendly environment and high quality public realm.

To promote design excellence and high quality contemporary and innovative
architecture.

To ensure development protects and enhances the Upfield Path.

To encourage development to provide high-density forms of residential accommodation
above ground floor commercial spaces.

To ensure development provides noise attenuation measures where required.

To ensure that development within the precinct incorporates environmentally
sustainable design.
Buildings and works
Application requirements
An application for development must include, as appropriate, the following information to
the satisfaction of the responsible authority:

An Environmental Management Plan prepared by a suitably qualified environmental
engineer that demonstrates how the development provides for environmentally
sustainable design to the satisfaction of the responsible authority.

An Acoustic Engineering Report prepared by a suitably qualified person demonstrating
the use of suitable materials and building treatments to ensure internal noise levels are
satisfactory.
Built Form
Height

Any new development should be limited to a height of 5 storeys (18 metres). The floor
to ceiling height of the ground level should be a minimum of 3.6 metres.
The height requirements do not apply to:

Any rooftop building services (such as lift shafts and other roof mounted equipment)
that are located and designed to minimise visibility from any adjoining road to the
satisfaction of the responsible authority.
Setbacks

Setbacks to street frontages and property boundaries should reflect a zero lot line
approach.

Building height of more than four storeys (14.5 metres) should be setback a minimum
of 3 metres from the property frontage and 1.5m from the Upfield Path. In the case of a
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corner site, building height of more than four storeys (14.5 metres) should be setback a
minimum of 3m from both the primary and secondary frontage.
Design and articulation

New development should be appropriately articulated and modulated within the height
and setback controls and provide visual interest through articulation, glazing and
variation in materials and textures.
Pedestrian access, movement and amenity


The design and siting of development should provide for an improved environment for
pedestrians and cyclists within the precinct and surrounding area (including the Upfield
Path where appropriate) by:

Ensuring pedestrian thoroughfares are well lit, provide clear lines of sight and avoid
concealed spaces;

Increasing the passive surveillance and perception of activity within the precinct
through utilising active frontages at ground level;

Relocating existing infrastructure underground as part of development of larger
and/or consolidated sites;

Providing a canopy for weather protection over the footpath;

Providing high quality streetscape treatment (including street furniture and
landscaping) along main pedestrian routes;

Avoiding interruption of the footpath;

Avoiding large areas of blank walls. Where unavoidable, large areas of blank walls
must be treated with materials, artwork or in other ways that provide an attractive
and visually interesting environment.
Pedestrian entries to any development should be provided from main street frontages,
via a lobby designed to:

Be located close to the street frontage;

Provide direct views into and out of the entrance lobby with no dead corners to
ensure high levels of visibility and minimise concealment opportunities;

Be easily identifiable.
Car Parking and vehicle access

Car parking areas should not dominate the streetscape or building design and should,
where possible, be located in basements or to the rear of the site away from the street
frontage.

The design and siting of new development in the precinct should seek to increase
movement permeability through the precinct and the surrounding area through the
extension and potential widening of existing north-south laneways to:

Allow direct connection of laneways from Hope St to Duckett Street and Duckett St
to West Street;

Provide improved opportunity for rear vehicle access to properties fronting Duckett
Street, West Street, Florence Street and Breese Street.
Noise attenuation

Buildings and works must be sited and designed to incorporate appropriate noise
attenuation measures to minimise railway noise levels or other external noise sources
within a development to the satisfaction of the responsible authority. This may be
achieved by:
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Locating noise sensitive rooms and secluded private open space areas away from
external noise sources.

Providing adequate soundproofing where noise levels are expected to exceed
ambient levels.

Using noise resistant materials and construction methods, for example double
glazing.

Noise attenuation measures to external courtyard, balcony, recreation areas and other
sensitive amenity areas should be implemented, where appropriate.

Noise attenuation measures must be integrated with urban design objectives to achieve
articulated, diverse facades and active frontages.
Environmentally Sustainable Design
Any development on the site must incorporate environmentally sustainable design measures
in the areas of energy efficiency, natural ventilation, integrated water management, solar
access, orientation, measures to reduce or manage car parking demand and encourage
sustainable alternative transport modes, waste reduction/management and construction
materials selection.
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Decision guidelines
Before deciding on an application, the responsible authority must consider, as appropriate:

The design objectives of this schedule.

The extent to which the development makes a positive contribution to the overall
vitality of the Brunswick Major Activity Centre and Anstey Urban Village Precinct.

The contribution the development makes to urban design, walkability, permeability and
streetscape appearance of the area.

The architectural quality and innovative design response of the building.

Whether the development incorporates appropriate noise attenuation measures to
minimise railway noise levels or other relevant external noise sources within the
development having regard to the proposed use of the land.

The layout and appearance of areas set aside for car parking, vehicular access, loading
and unloading and the location of any proposed off street parking.

The overall environmental sustainable performance of the development.

The extent to which the proposed development achieves the design objectives set out in
the Design Guidelines for Higher Density Residential Development published by the
Department of Sustainability and Environment (2004).
References
Anstey Urban Village Structure Plan & Action Plan, David Mayes & Associates, Context
Pty Ltd, Greg Tucker & Associates, June 2000.
Moreland Industrial Land Use Strategy, Hansen Partnership, National Economics, August
2004.
Design Guidelines for Development of Four or More Storeys, Moreland City Council, June
2005.
Draft Brunswick Structure Plan 2008, Moreland City Council.
Design Guidelines for Higher Density Residential Development, Department of
Sustainability and Environment, 2004.
Activity Centre Design Guidelines, Department of Sustainability and Environment, 2005.