Residential Design Policy for Multi Unit Development
Introduction
Since the introduction of the new format Hobsons
Bay Planning Scheme in February 2000, the
quality of urban design and architecture of multi
unit developments expected by Council and the
community has risen. Multi unit developments
must now enhance liveability and amenity for new
and existing residents and demonstrate respect
for the character of Hobsons Bay’s residential
areas.
Simply designing to achieve compliance with the
Standards of ResCode (Clause 55 of the Hobsons
Bay Planning Scheme) does not automatically
mean that the objectives of the Planning Scheme
have been met. Such developments frequently
result in “minimalist” built form outcomes that in
turn provide a less than optimum level of amenity
for the future occupants of the dwellings and
abutting neighbours.
Clause 21.06 of the Hobsons Bay Planning
Scheme indicates that residential areas will
provide diversity in choice of housing types to
meet the needs of the diverse households in the
municipality. Dwelling styles and designs will
contribute to neighbourhood character by
harmonising with existing buildings and also by
architectural innovation, uniqueness and
excellence. A high standard of development and
maintenance will be encouraged in the
municipality and gardens and trees in private
areas will complement green streetscapes.
One of the strategies to achieve this vision is to
encourage applicants to exceed minimum
compliance with the requirements of Clause 54
and Clause 55 in the preparation of applications,
to ensure the protection and enhancement of the
amenity of residential areas.
This policy supports the vision for residential
development in the City of Hobsons Bay by
introducing design requirements which supplement
the minimum ResCode requirements. These
standards have been developed specifically in
response to local conditions and community
expectations and are designed to ensure that all
new development is respectful of neighbourhood
character, minimises impacts on abutting and
nearby properties and enhances liveability for
future occupants of new dwellings.
It is anticipated that all applications lodged for multi
unit development outside major activity centres will
achieve a minimum of 8 of the 11 standards
contained in this policy.
Compliance with the following standards is
compulsory:
•
Standard 4: Building Form, Bulk and Scale
(Tandem developments only).
•
Standard 5: Side-by-Side development (Side-byside developments only).
•
Standard 8: Secluded Private Open Space.
•
Standard 10: Landscaping
Policy Application
The policy builds on and complements the base
ResCode provisions in Clause 55 of the Hobsons
Bay Planning Scheme. Development must also
respond to other relevant sections of the Hobsons
Bay Planning Scheme, including the Municipal
Strategic Statement (MSS) and Local Policies and
any applicable overlays.
For more information please contact the Hobsons
Bay Statutory Planning Department on 9932 1000.
Policy Standards
Standard 1 - Encroachments
Standard 2 – Side Setbacks
“The setback of a development from the street is a
key determinant of neighbourhood character. A
porch, pergola or verandah encroachment into the
frontage setback area can be one of the greatest
impacts a development can have on neighbourhood
character. Even a well-designed development will
dominate the streetscape if the porch, pergola or
verandah is set forward of other dwellings in the
street and dominates the streetscape.”
“Part of the character of a neighbourhood derives
from the spacing between dwellings. Where side
setbacks are a feature of the streetscape, the
existing spacing should be reflected in any new
development to maintain the established rhythm in
the street. Adequate separation of dwellings on
adjacent lots, particularly above ground floor, is also
vital to protect the amenity of existing residents from
unreasonable off site amenity impacts.”
Porch, pergola and verandah encroachments will
not generally be allowed to project forward of the
frontage setback of the abutting dwellings unless
they are characteristic of that section of the
streetscape and similar proportions are adopted.
The height of such structures must not exceed 3.6
metres. If the setback of the abutting dwellings
varies, the encroachment must not project more
than the average distance of the setbacks of the
abutting dwellings.
Dwellings must be setback from side boundaries in
accordance with the design guidelines contained in
the Hobsons Bay Neighbourhood Character Study
2002, unless adjacent to neighbouring secluded
private open space, where a greater setback is
required.
Note: this standard applies even if an abutting
dwelling is orientated to another street.
The corner dwelling on a corner allotment must be
orientated to the original primary frontage of that
site. The design of the dwelling must also address
the secondary street frontage.
If a proposed development is adjacent to
neighbouring secluded private open space (as
defined in the Secluded Private Open Space section
of this Policy on page 6) the following setback
applies:
•
2.0 metres from the boundary (when not within
150mm of a boundary) up to a height of 3.6
metres.
•
2.0 metres from the boundary, then 0.6 metres for
every metre of height over 3.6 metres.
Note: The ResCode setback requirements in Clause
55 of the Hobsons Bay Planning Scheme will apply
where they provide for a greater setback than
required under this Policy.
Standard 3: Height
“Off site amenity impacts, particularly loss of privacy,
resulting from development above the ground floor
level is one of the greatest causes of community
concern in Hobsons Bay. The maintenance of
visual and acoustic privacy for abutting property
owners poses a particular challenge for designers
and must be considered at the preliminary design
and site layout stage.”
Development outside major activity centre locations
shall not exceed two storeys.
The two-storey component of any development
should only be located at the front of a property,
unless the design response clearly demonstrates
that two-storey development at the rear of the site is
an appropriate response to the character of the
area, or the site is a corner allotment.
Roof decks are not permitted outside activity
centres.
Access to the roof via an internal stairway or ladder
is not permitted on development of two storeys
outside activity centres.
Standard 4: Building Form, Bulk and Scale
(Tandem development only)
“Bulky buildings change the character of a
streetscape forever. In Hobsons Bay, the variation
in size and scale between residential developments
is generally limited to the difference between single
storey and double storey development. In most
cases, double storey development can blend
comfortably with the surrounding area if the
following principles are observed.”
New development must respond to the prevailing
building scale of the area, and incorporate building
heights, roof form, roof pitch and building mass in
the immediate locality. It must also reflect the
existing spacing between dwellings.
If double storey development is proposed, it must
demonstrate that visual bulk has been addressed
through a combination of at least four of the
following:
•
Greater upper storey setbacks from the front and
side property boundaries, or
•
Limited continuous wall lengths, or
•
Articulation, variation of setbacks and openings, or
•
Roof form, particularly the use of a hipped roof
end rather than a gable end, or
•
Use of different materials on the outside of the
building, or
•
A reduction in the overall size of the dwellings (i.e.
number of squares), or
•
Screen planting (supported by a 2.0 metre ground
floor setback).
The first floor area of any residential building or
dwelling must not exceed 50% of the ground floor
area of that building or dwelling, including garages,
covered carports, verandahs and covered balconies.
The first floor must be:
•
Located and designed to minimise the overlooking
and overshadowing of adjoining secluded private
open space.
•
Located and designed to minimise the building
bulk as viewed from the secluded private open
space of adjoining properties.
Where double storey development is proposed in a
predominantly single storey area, a single storey
street presentation must be maintained by either
setting the upper storey back a minimum of 3.0
metres from the ground floor on the street elevation
and a minimum of 1.0 metre from either side of the
ground floor, or the provision of a dwelling where
the first floor is contained entirely within the roof
space (e.g. attic style).
Note: The ResCode setback requirements in
Clause 55 of the Hobsons Bay Planning Scheme
will apply where they provide for a greater setback
than required under this Policy.
Standard 5: Side by Side Development
•
The site has a wide street frontage and provides
for at least one ground floor habitable room that
faces the street so that there is an
interconnection to the street rather than
presenting merely as garages and front doors.
The width of the habitable room must be greater
than the width of the car parking facilities for the
dwelling.
•
Responds to the predominant neighbourhood
character of the street including bulk, building
form, roof form, spacing between dwellings and
pattern of crossovers.
•
Would clearly reduce the impact on neighbouring
secluded open space compared to development
in the back yard.
•
Maintains the cumulative landscape effect of
adjoining open space at the rear of properties.
•
Provides for solar access to living areas
particularly the southern dwelling on lots with an
east-west orientation i.e. through the provision of
light courts, clerestory windows, articulation and
setback etc.
•
Minimises the impact of garages on the
streetscape and ensures that garages do not
dominate the front façade.
•
Provides adequate open space in the front yard
for landscaping.
(Side-by-side development only)
“Part of the character of a neighbourhood is
derived from the width of frontages. Where these
are uniform, or nearly so, the pattern should be
reflected in new development. A reduced frontage
width creates a discordant element in the rhythm of
the streetscape. While side-by-side development
is often not the predominant character of the
neighbourhood, it can be an appropriate design
solution where the following principles are
observed.”
Side-by-side development may be considered an
appropriate design solution where it meets the
following standards:
•
The first floor area of any residential building or
dwelling must not exceed 50% of the ground floor
area of that building or dwelling including garages,
covered carports, verandahs and covered
balconies.
If double storey development is proposed, it must
demonstrate that visual bulk has been addressed
through a combination of at least four of the
following:
•
Greater upper storey setbacks from the front and
side property boundaries, or
•
Limited continuous wall lengths, or
•
Articulation, variation of setbacks and openings, or
•
Roof form, particularly the use of a hipped roof
end rather than a gable end, or
•
Use of different materials on the outside of the
building, or
•
A reduction in the overall size of the dwellings (i.e.
number of squares), or
•
Screen planting (supported by a 2.0 metre ground
floor setback).
NUMBER OF
BEDROOMS PER
DWELLING
One bedroom
MINIMUM NUMBER OF
CAR PARKING SPACES
REQUIRED
One car parking space
Two bedrooms
Two car parking spaces
Three bedrooms
Two car parking spaces
Four or more bedrooms
Three car parking spaces
Note: A study or studio that is a separate room and
/or an internal area that could easily be changed to
an enclosed room (with a minimum dimension of
greater than 2.5 metres) must be counted as a
bedroom.
Garages and carports must be setback a minimum
of 6.0 metres from the front boundary of the site to
accommodate an on-site visitor car space. Where
garages or carports are located in the street
elevation, they must be setback a minimum of 2.0
metres behind the main building line of the dwelling.
Driveways must be setback a minimum of 0.6
metres from side fences and this setback area must
be landscaped to the satisfaction of the Responsible
Authority.
Standard 6: Car Parking
“Multi-unit developments that reduce the availability
of on street car parking are a common cause of
concern amongst Hobsons Bay residents. The
provision of on-site car parking must match the
anticipated household type. New development
should be designed to contain the demand for street
parking by ensuring that an adequate number of
spaces of suitable dimensions are easily accessible
and readily available on-site.”
Standard 7: Vehicle Crossings
“Council is seeking to minimise the number and
width of vehicle crossings throughout the
municipality to enhance livability, amenity and safety
of the public realm. Unnecessary vehicle crossings
result in a loss of on-street parking, can reduce
pedestrian safety and harm our environment by
increasing stormwater runoff. They also affect the
character and amenity of our residential streets.”
Note: This standard does not apply to development
within activity centres.
Vehicle crossings to the property frontage must be
minimised.
Car parking per dwelling must be provided at the
following rate:
Only one single width crossover to the property
frontage will be permitted. In the case of side-byside developments where a crossing is proposed for
each dwelling, the proposal must demonstrate that
any loss of on–street parking is offset by setting
back garages/ carports in order to accommodate onsite, any car spaces lost on the street.
New crossovers must be located to minimise the
loss of on-street parking.
Where right-of-way access to the site is available,
new crossovers to the property frontage will
generally not be permitted.
Standard 8: Secluded Private Open Space
“The provision of secluded private open space
must match the household’s needs. Size, location
and design of secluded private open space must
be functional and cater for the reasonable
recreational needs of the anticipated household
type. Secluded private open space must be
properly designed and not whatever is leftover in
the setback area.”
“Private open space” is an open area of land or
structure attached to a dwelling intended for the
exclusive use of the occupants of the dwelling. It
includes “secluded private open space”.
“Secluded private open space” is defined as an
open area of land or structure attached to a
dwelling intended for outdoor living activities that
should enjoy a reasonable degree of privacy by
the occupants of the dwelling. (It can include
spas, swimming pools, decks, pergolas and open
verandahs). It must not include setback areas or
the property frontage.
Each dwelling must be provided with a minimum
secluded private open space area as follows:
NUMBER OF
BEDROOMS
One bedroom
MINIMUM SECLUDED PRIVATE
OPEN SPACE AREA REQUIRED
40 square metres
Two bedrooms
50 square metres
Three or more
bedrooms
80 square metres
Note: a study or studio that is a separate room
and/or an internal area that could easily be
changed to an enclosed room (with a minimum
dimension of greater than 2.5 metres) must be
counted as a bedroom.
Secluded private open space must be provided at
the ground floor level and have one part with a
minimum dimension of 5.0 metres x 5.0 metres
with convenient access from the main living area
of the dwelling.
Secluded private open space must be provided in
one parcel for one bedroom dwellings. It may be
provided in two parts for two bedroom dwellings
(i.e. a service court and an entertainment area),
however, one area must not be less than 40
square metres with one part having minimum
dimensions of 5.0 metres x 5.0 metres. For
dwellings with three or more bedrooms, private
open space may be provided in two parts, but one
area must be a minimum of 60 square metres with
one part having minimum dimensions of 5.0
metres x 5.0 metres.
Secluded private open space must be located at
the side or rear of the dwelling. The front yard
and side setbacks must not be included in the
calculation of secluded private open space.
Where secluded private open space area is
located at the side of the dwelling, i.e. visible from
the street, the fence facing the street must be
setback a minimum of 1.0 metre behind the main
building line of the dwelling. A gate between the
property frontage and the private open space area
must be provided if there is no other external
access available to the rear of the site. A
landscape strip with a minimum dimension of 0.6
metres must be provided to screen the fence from
the street and planted to the satisfaction of the
Responsible Authority.
The amount of secluded private open space
required may be reduced where a proposal is
located adjacent to public open space or within
200 metres of a designated neighbourhood or
major activity centre.
Standard 9: Site Facilities
“Modern households need storage. Standard
garage dimensions do not generally provide
adequate room for the storage of bins and bikes
as well as a car. New development should ensure
the provision of adequate and convenient site
facilities, which are practical and easily
maintained.”
A storage area large enough to accommodate 3
Council issued garbage and recycling bins must
be located out of sight at the side or rear of the
dwelling. This area must be accessible from the
property frontage without the need to wheel bins
through the dwelling. It must not be included in
the calculation of secluded private open space.
Provision must be made for secure undercover
bicycle storage.
Standard 10: Landscaping
“A valued feature of many streets throughout
Hobsons Bay is their garden character.
Streetscapes can be transformed and enhanced
through the provision of trees and shrubs.
Retaining mature vegetation and complementing it
with new planting will ensure the maintenance of
garden character. Landscaping also has the dual
benefit of reducing the impact of new
development on adjoining properties by screening
windows and built form above ground floor level.”
A landscape plan must be lodged as part of the
application for planning permit. The plan must be
scaled and dimensioned and show the proposed
landscape treatment of the site including the
location of all existing and proposed species.
The proposed landscape treatment must reflect
the predominant landscape character of the area.
The proposed treatment of the site should allow
for the retention of any significant trees. A
significant tree is defined as any tree which has a
diameter of 300mm at 1.5 metres above natural
ground level.
An arborist’s report must be submitted with the
application for planning permit to justify the
removal of any significant trees from the site.
Where dwellings are orientated to the street, the
proposed treatment of the site must include the
provision of at least one canopy tree in the
frontage of each new dwelling.
The landscape plan must indicate the provision of
an appropriate irrigation system to the satisfaction
of the Responsible Authority.
Standard 11: Subdivision
“On occasions, Council is requested to certify a
plan of subdivision prior to the construction of a
dwelling. It is Council’s experience that
purchasers of the vacant allotment do not want to
construct in accordance with endorsed plans, but
rather build a dwelling to meet their own specific
requirements. Frequently, their expectations for
the site exceed what both Council and abutting
neighbours consider reasonable and often, their
proposal is at odds with what may have been
extensive and complex negotiations to achieve
the approved development. In addition, the sale
of an allotment prior to the completion of all
development works (including landscaping)
frequently results in confusion for the new owners
and difficult follow up for Council if the developer
no longer has an interest in the site.”
In the event of an application for the subdivision of
land to accord with an approved development,
Council will not:
•
Certify the plan of subdivision until construction
of the development as approved has
substantially commenced, or;
•
Issue a Statement of Compliance until all
development works (including landscaping) are
completed in accordance with the permit and
the accompanying endorsed plans.
Useful Contacts
contact
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Aboriginal Affairs Victoria
AGL Electricity Limited
Australian Bureau of Statistics
Australian Heritage Commission
Archicentre
Building Advice & Conciliation Victoria
Building Commission & Appeals Board
City West Water
Consumer Affairs Victoria
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State Department of Human Services Environmental
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State Department of Justice
- Dispute Settlement Centre
State Department of Sustainability and Environment,
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Environment Protection Authority EPA Victoria
Heritage Victoria
Melbourne Water
Metropolitan Fire & Emergency Services Board
MP Land Victoria (Titles Office)
National Association of Testing Authorities
Powercor Australia
Planning Institute of Australia (Victoria Division)
Property Council of Australia
Real Estate Institute of Victoria (REIV)
SPI PowerNet
Sustainability Victoria
Telstra Australia
VicRoads (North West Region)
Customer Service Centre
Victorian Civil & Administrative Tribunal
Victorian Planning & Environmental Law Association
Williamstown Historical Society
WorkSafe – Victorian Workscover Authority
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www.nata.asn.au
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www.propertyoz.com.au
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www.sustainability.vic.gov.au
www.telstra.com.au
www.vicroads.com.au
www.vcat.vic.gov.au
www.vpela.org.au
www.livingmuseum.org.au/williamstown
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