ALFRED ROAD PRECINCT STRUCTURE PLAN

Casaccio Egg Farm

ALFRED ROAD

BRO

WN

S RO

AD

PRINCES FREEWAY

WESTLEIGHGARDENS

RIVERWALKESTATE

McG

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BULBAN ROAD

GEELO

NG ROAD

future urban structurealfred road PSP1:10000 @ A4

0 50 100 150 200 250

Riverwalk Estate Town Centre (level two)

Future realignment ofWests Road

WESTBRO

OK DRIVE

Precinct Structure Plan AreaUrban Growth BoundaryResidentialMedium Density ResidentialLocal Town Centre (LTC)Local Convenience Centre (LCC)

Unencumbered Active Open SpaceUnencumbered Passive Open Space

Encumbered Open SpaceArterial RoadConnector StreetAccess Street (Level 2)Shared Path (within open space)

Shared Path (within widened road reserve) Railway Line

Lakes/WaterbodiesGreen Wedge LandFuture Urban AreaExisting Urban AreaRegional Open SpaceInvestigation AreaLand subject to odour assessment

(Refer to UGZ schedule)

ALFRED ROAD PRECINCT STRUCTURE PLAN November 2011 (V2.0 111130) | DRAFT FOR CONSULTATION

ALFRED ROAD PRECINCT STRUCTURE PLAN

SM | 20111129 06:01ii INTRODUCTION

FOREWORD

The Alfred Road Precinct Structure Plan provides a comprehensive outline of the future residential development in the west of Werribee.

Land examined for the Alfred Road PSP, situated in the City of Wyndham, borders the Melbourne-Geelong rail line, Galvin Road and Westleigh Gardens to the north; Geelong Road and Riverwalk Estate to the east; the proposed Westbrook Drive arterial to the south, and the Urban Growth Boundary to the west.

Development of the Alfred Road precinct will extend the existing Werribee West community and will integrate with the Westleigh Gardens and Riverwalk Estate.

This PSP will provide just over 1,100 homes over 90 hectares, with an additional 2.4 hectares parkland and extensive bicycle and walking paths.

It also sets aside land for an arterial road along Westbrook Drive that will connect residents the precinct to the new Regional Rail Link across the Geelong Rail Line.

Local shops at the intersection of Alfred Road and Geelong Road will provide access to convenience shopping and local services to complement the larger town centre at nearby Riverwalk.

Public transport provision is also considered with road-network design catering for through-bus routes, while local pedestrian and bicycle paths have also been included.

Development works will include landscaping of roads and local streets, fencing and landscaping along arterial roads, creation of a new creek and wetland feature and implementation of intersection works and traffic management measures across the precinct.

All key environmental issues have been taken into account when preparing this plan, as outlined throughout the document.


iii

CONTENTS

1.0 INTRODUCTION 11.1 How to read this structure plan 11.2 Precinct Location and Features 31.3 Development Contributions Plan (DCP) 31.4 Background information 3

2.0 OUTCOMES 52.1 Vision 52.2 Objectives 5

3.0 IMPLEMENTATION 63.1 Image, character, and housing 63.2 Employment, town centres & community facilities 73.3 Open space & natural systems 93.4 Transport, water and utilities 113.5 Subdivision construction works 133.6 Precinct infrastrucutre 14

APPENDICES A: Demographic projections & Land budget 17

B: Road cross sections 18

C: Small lot housing code 21

PLANS Plan 1: Precinct location & features 2

Plan 2: Future urban structure 4

Plan 3: Open space 8

Plan 4: Public transport & walking trails 10

Plan 5: Land budget 16


SM | 20111129 06:01iv

The Alfred Road Precinct Structure Plan (the PSP) has been prepared by the Growth Areas Authority (GAA) with the assistance of the City of Wyndham, Government agencies, service authorities and major stakeholders.

The PSP is a long-term plan for urban development. It describes how the land is expected to be developed, and how and where services are planned to support development.

The Precinct Structure Plan is a set of decisions about how the land is to be developed. The PSP:

• Sets out plans to guide the delivery of quality urban environments in accordance with the Victorian Government guidelines.

• Enables the transition of non-urban land to urban land.

• Describes the vision for how the precinct and development outcomes are to be achieved.

• Outlines the projects required to ensure that future residents, visitors and workers within the area can be provided with timely access to services and transport necessary to support a quality, affordable lifestyle.

• Sets out requirements and guidelines for land use and development.

• Provides Government agencies, the Council, developers, investors and local communities with certainty about future development.

• Addresses the requirements of the EPBC Act 1999 in accordance with an endorsed program under Part 10.

1.1 How to read this structure planThis structure plan guides use and development where a planning permit is required under the Urban Growth Zone or another zone where that zone references this structure plan.

The Outcomes (Vision and Objectives) describe how the precinct will be used and developed.

The Vision should inform all of the Objectives in the precinct.

Objectives are what development of the Precinct must achieve.

Guidelines and Plans (including Tables, Figures and Cross Sections) explain how the Objectives may be achieved.

Plans are a spatial expression of the Objectives. Development may take alternative forms from that described in plans, (and tables and figures) provided it achieves the Outcomes and meets the requirements in this structure plan.

Requirements must be implemented in order to achieve outcomes. Requirements must be adhered to in developing the land. They will usually be included as a condition on a planning permit whether or not they take the same wording as in this structure plan.

Guidelines express how discretion will be exercised by the responsible authority in matters that require a planning permit.

Not every aspect of the land’s use and development is addressed in this structure plan and the responsible authority may manage development and issue permits as relevant under the Wyndham Planning Scheme. However, an outcome, requirement or guideline in this PSP takes precedence over a policy, requirement of guideline elsewhere in the Wyndham Planning Scheme.

1.0 INTRODUCTION


1INTRODUCTION

Casaccio Egg Farm

BULBAN ROAD

ALFRED ROAD

BRO

WN

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PRINCES FREEWAY

GEEL

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WESTLEIGHGARDENS

RIVERWALKESTATE

McG

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precinct location & featuresalfred road PSP1:10000 @ A4

0 50 100 150 200 250

Precinct Structure Plan Area

Urban Growth Boundary

Local Town Centre (LTC)

1m Contour lines

Railway Line

Lakes/Waterbodies

Green Wedge Land

Future Urban Area

Existing Urban Area

Regional Open Space

Existing River Red Gum (to be retained)

PSP40EPSP41

PSP42N

PSP42S

PSP43PSP35

WERRIBEE

MANOR LAKES

PSP92

PSP93

plan 1


SM | 20111129 06:012 INTRODUCTION

1.2 Precinct Location and FeaturesThe PSP applies to approximately 92 hectares of land as shown on Plan 1.

The PSP area is generally bound by: the Melbourne-Geelong rail line, Galvin Road and Westleigh Gardens to the north; Geelong Road and the Riverwalk Estate to the east; the proposed Westbrook Drive arterial to the south and the Urban Growth Boundary to the west.

Plan 1 also identifies the key features of the land.

1.3 Development Contributions Plan (DCP)Development proponents within the Alfred Road precinct will be bound by the Wyndham West Development Contributions Plan (the DCP). The DCP sets out requirements for infrastructure funding across the wider Wyndham West region and will be prepared separately to the PSP. Wyndham City Council is the development and collection agency for the DCP.

Once complete, the DCP will be a separate document that will be incorporated in the Wyndham Planning Scheme. Development proponents wishing to commence works prior to the approval and gazettal of this instrument have the opportunity to enter into Section 173 agreements with Council to expedite contributions.

Contributions by development proponents for active and regional open space will be used to fund projects outside of the Alfred Road precinct. While the locations for this investment are yet to be determined, land adjacent the precinct’s western boundary has been cited as a possible location for future open space provision. In the event that this land is incorporated into the Urban Growth Zone (UGZ), open space remains a viable future use due to its topographical characteristics and propensity for inundation.

1.4 Background informationDetailed background information on the precinct – including its local and metropolitan context, history, landform and topography, drainage, open space and community facilities – are contained in background reports. This information has informed the preparation of the PSP.


3INTRODUCTION

Casaccio Egg Farm

ALFRED ROAD

BRO

WN

S RO

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PRINCES FREEWAY

WESTLEIGHGARDENS

RIVERWALKESTATE

McG

RATH

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BULBAN ROAD

GEEL

ONG

RO

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future urban structurealfred road PSP1:10000 @ A4

0 50 100 150 200 250



WESTBROOK DRIVE



Residential

Medium Density Residential


Local Convenience Centre (LCC)

Unencumbered Active Open Space

Unencumbered Passive Open Space

Encumbered Open Space

Arterial Road

Connector Street

Access Street (Level 2)

Shared Path (within open space)

Shared Path (within widened road reserve)

Railway Line

Lakes/Waterbodies

Green Wedge Land

Future Urban Area

Existing Urban Area

Regional Open Space

Investigation Area

Land subject to odour assessment(Refer to UGZ schedule)

plan 2

0 300m20010050


SM | 20111129 06:014 OUTCOMES

2.1 VisionThe Alfred Road Precinct will be an extension of the existing Werribee West community. The precinct sits adjacent Westleigh Gardens and Riverwalk Estate at the edge of the urban growth boundary. Alfred Road transects the precinct from east to west and a drainage corridor runs from north to south, together forming a natural axis that divides the precinct into four individual neighbourhoods.

Linking Westbrook Drive and Geelong Road, Alfred Road will serve as the main entry and thoroughfare in the precinct. The drainage corridor will be transformed into a linear park that acts as the spine of an integrated open space network.

Precinct character and identity will be defined through the open space network. View lines form an important part of this strategy with tree-lined streets creating vistas from the precinct’s boundary into the linear park. Subtle differences in the landscaping palette along the streets and within parks will further strengthen identity by providing visual cues of hierarchy and location.

The precinct will deliver a broad range of housing to encourage a diversified community. Multi-unit and small-lot housing will be located at places of high amenity and accessibility – around open space as well as along Alfred and Geelong Roads.

Convenience retail will be provided at the gateway to the precinct at the intersection of Alfred and Geelong Roads. The minor centre will act as a community node that complements the larger retail offering at Riverwalk in the north-east.

The precinct will capitalise on its existing assets to build a residential community of character that benefits from convenient access to public services, a structure that encourages a healthy lifestyle, and integrated green spaces that provide links to nature.

2.2 ObjectivesThe following describe the desired outcomes of development of the precinct and guide the implementation of the vision.

O1 To build a diverse residential community.

O2 To develop a discernable and consistent character.

O3 To create streets and views that connect the precinct.

O4 To use the central drainage corridor as key element of open space network.

O5 To enhance Geelong Road’s role as an entry to Werribee.

O6 To promote the intersection of Geelong and Alfred Roads as a gateway to the precinct.

O7 To encourage the provision of convenience shopping needs within the precinct.

O8 To provide convenient connections to services and facilities to the east of Geelong Road.

O9 To allow for integration with potential development outside the precinct.

2.0 OUTCOMES


5OUTCOMES

3.0 IMPLEMENTATION

3.1 Image, character, and housing

REQUIREMENTSIMAGE & CHARACTER

R1 Create a linear park (encumbered) along the drainage channel that runs through and connects the precinct.

R2 Access streets must be aligned to create views across and along the linear park as shown on Plan 3.

R3 Street trees must be provided on both sides of connector and local access streets at intervals of no more than 15 metres, as appropriate.

HOUSING

R4 Achieve a minimum of 1128 dwellings in the precinct.

R5

Lots must front (in order of priority):• Geelong Road;• The linear park;• Alfred Road;• Galvin Road;• Westbrook Drive, and;• the precinct’s western boundary.

GUIDELINESIMAGE & CHARACTER

G1 Anchor key view lines with features such as pavilions and significant trees.

G2 Streets should be aligned to create views and direct connections to the linear park, as appropriate.

G3 Use streets tree species to develop a consistent character across the precinct.

G4 Use variations in street tree species to create visual cues in appropriate locations such as at the termination of view lines, key intersections, and in parks.

G5 Landscaping along Geelong Road should be consistent with and contribute to its role as a gateway to Werribee.

HOUSING

G6 Provide medium density housing in areas of high amenity or convenience, including: around neighbourhood centres; around public open space; and, along public transport routes.

G7 Provide high density housing in proximity to neighbourhood or town centres and along potential bus routes.


SM | 20111129 06:016 IMPLEMENTATION

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3.2 Employment, town centres & community facilities

REQUIREMENTSLOCAL CONVENIENCE CENTRE

R6

Buildings fronting Alfred Road must:

• Provide customer access to all tenancies from Alfred Road.• Include customer access at intervals of no more than 15 metres, as appropriate.• Be built to the property frontage or any setback designed as an integral part of the public domain.• Locate servicing infrastructure to the rear or centre of the lot.

R7 Development must be located proximate to the intersection of Alfred and Geelong Roads.

GUIDELINESLOCAL CONVENIENCE CENTRE

G8 Development should present as a gateway to the precinct.

G9 Retail floor space should be limited to approximately 1,500m2 with additional allowance for ancillary uses..

G10 Retail and commercial buildings should generally be built to the property line.

G11 Parking associated with retail uses should be located on-street or to the rear of the allotment.

G12 Footpaths should allow for increased pedestrian activity and on-street dining.

G13 Large expanses of blank walls along streets should be avoided.


7IMPLEMENTATION

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ALFRED ROAD

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PRINCES FREEWAY

WESTLEIGHGARDENS

RIVERWALKESTATE

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OS1

OS2

OS3

DR1

DR1

DR2

BULBAN ROAD

GEEL

ONG

RO

AD

WESTBROOK DRIVE

400m






Arterial Road

Connector Street




Railway Line

Lakes/Waterbodies

Green Wedge Land

Future Urban Area

Existing Urban Area

Regional Open Space

Investigation Area

open spacealfred road PSP1:10000 @ A4

0 50 100 150 200 250

plan 3



3.3 Open space & natural systems

REQUIREMENTSOPEN SPACE

R8 All public landscaped areas must be designed for low maintenance.

R9 Public open space must be adjoined at each edge by a street or lots aligned to front the public open space.

R10 Appropriately scaled lighting must be installed along all major pedestrian thoroughfares traversing public open space. Bulb height should generally be between 3.5 to 4.5 metres (maximum 6.0 metres) with poles at regular intervals of no more than 20 metres.

NATURAL SYSTEMS

R11 The final design of the drainage function within the linear park must be consistent with the local drainage scheme and to the satisfaction of Melbourne Water.

R12 A shared trail of at least three metres in width must be provided along both sides of the linear park unless demonstrated otherwise in Plan 4.

R13 Pedestrian connections across the linear park must be provided on both sides of all road crossings and at any additional locations indicated in Plan 4.

R14 Paths, bridges, and boardwalks in the linear park must be above the 1:10 year flood level.

R15 The River Red Gum identified in Plan 3 must be retained within the linear park. Design of the park must ensure that drainage infrastructure does not impact on the health of the tree.

PUBLIC OPEN SPACE CONTRIBUTIONS

R16

All land owners must provide a passive public open space contributrion equal to 3.19% of Net Developable Area (NDA) upon subdivision of land in accordance with the following:

• Where land is required for unencumbered open space purposes as shown in Plan 3 and specified in Table 6 and is less or equal to 3.15% of NDA that land is to be transferred to Council at no cost;

• Where no land or less than 3.15% of NDA is shown in Plan 3 and specified in Table 6, a cash contribution is to be made to Council to bring total open space contribution to a value equal to 3.15% of NDA.

• Where land required for unencumbered open space purposes as shown in Plan 3 and specified in Table 6 is more than 3.15% of NDA, Council will pay an amount equivalent to the value of the additional land being provided by that property.

The value of land for equalisation purposes is to be assessed as an equivalent proportion of the value of the whole of the land, in accordance with Section 18 of the Subdivision Act 1988.

Table 6: OPEN SPACE INVENTORY

ID Description Location Responsibility

OS 1 0.7ha passive open space, including• Playground• BBQ facilties• Dispersal area for suitable ball sports

Adjoining linear park, at the termination of key view along access street from Alfred Road.

Wyndham

OS 2 0.7ha passive open space , with inclusions listed under OS 1.

Integrated with DR 2 on the northern side of Alfred Road

Wyndham

OS 3 1.0ha passive open space , with inclusions listed under OS 1.

Adjoining the linear park and east-west access street, at the intersection of access street linking Alfred Road and termination of view along access street from Westbrook Drive.

Wyndham

DR 1 Linear park (encumbered drainage corridor), including:

• 3m shared trail on both sides• Retention of existing River Red Gum• Pedestrian bridges at internals of

approximately 300 metres.

Running north from Galvin Road, south to Westbrook Drive, through the centre of the precinct.

Melbourne Water

DR 2 Retarding basin, including:• wetland area

Integrated with OS 2, adjoining the northern side of Alfred Road.

Melbourne Water


9IMPLEMENTATION

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public transport & walking trailsalfred road PSP1:10000 @ A4

0 50 100 150 200 250



WESTBROOK DRIVE



Residential

Medium Density Residential


Local Convenience Centre (LCC)




Arterial Road

Connector Street


Potential Bus Route - arterial

Potential Bus Route - connector



On-road bike lanes

Priority Pedestrian Intersection

Railway Line

Lakes/Waterbodies

Green Wedge Land

Future Urban Area

Existing Urban Area

Regional Open Space

Investigation Area

plan 4



3.4 Transport, water and utilities

REQUIREMENTSTRANSPORT: PUBLIC TRANSPORT

R17

Street layouts of individual subdivisions must integrate to:

• Form a coherent movement network across the wider precinct.• Ensure no dwelling is disadvantaged by poor access to open space or facilities.• Provide connection to existing urban areas.

R18 Blocks lengths must not exceed 200 metres.

R19 Streets must be constructed to property boundaries where inter-parcel connections are indicated in the structure plan, by any date or stage of development required or approved by the Responsible Authority.

R20

Development staging must ensure timely provision of:

• Connector streets.• Road links between properties.• Connection of the off-road pedestrian and bicycle network.

R21 Vehicle access to lots fronting arterial roads must be provided from service roads, access streets or rear lanes only.

R22 Vehicle access to a lot that is of six metres or less in width must be via a rear laneway.

R23 Vehicle access to Geelong Road from within the precinct must be limited to the existing intersection with Alfred Road as well as three new intersections connecting to properties 43-1, 43-3, and 43-5.

R24 A Level 2 Access Street must be constructed by development proponents along the length of the precinct’s western boundary to allow for the integration with potential future residential development or public open space.

R25 No buildings may be constructed or works undertaken within 41 metres of the southern boundary of Property 43-1 until a confirmed location and land area for an arterial road has been agreed by the Responsible Authority and VicRoads. In the event that an agreed alignment has not been determined within 12 months of the adoption of the PSP, the requirement will no longer apply.

TRANSPORT: WALKING & CYCLING

R26 Provide safe and convenient connections between on-road and off-road bicycle networks.

R27 Shared path to be delivered along eastern edge of Geelong Road corridor to connect precinct to wider Werribee trail network.

R28 Appropriately scaled lighting should be installed along all major pedestrian and cycle paths.

UTILITIES

R29 All new electricity supply infrastructure (excluding substation and cables with a voltage greater than 66kv) must be provided underground.

R30 Existing electricity supply infrastructure within the Alfred Road reserve must be re-located underground by development proponents as part road upgrades associated with subdivision works.


11IMPLEMENTATION

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GUIDELINESTRANSPORT: STREET NETWORK

G14 Use of culs-de-sac should not detract from convenient pedestrian and vehicular connections.

UTILITIES

G15 Electricity substations should be located outside of key view lines and screened with vegetation.

3.5 Subdivision construction works

REQUIREMENTSDEVELOPMENT FUNDED INFRASTRUCTURE

R31

As part of subdivision construction works, new development must provide and meet the total cost of delivering the following infrastructure:

• Connector roads and local streets.• Local bus stop infrastructure.• Landscaping of all existing and future roads and local streets.• Intersection works and traffic management measures along arterial roads, connector streets, and local

streets, unless included in the DCP.• Council approved fencing and landscaping (where required) along arterial roads.• Local pedestrian and bicycle paths along local arterial roads, connector roads and local streets and

within local parks (except those included in the Development Contributions Plan).• Bicycle parking facilities in convenient locations at key destinations such as parks and activity centres.• Basic improvements to local parks / open space including leveling, grassing, tree planting and local

paths consistent with the Councils required construction standards.• Local drainage systems and associated pedestrian bridges.• Infrastructure as required by utility services providers including water, sewerage, drainage (except

where the item is funded through a Drainage Scheme) , electricity, gas, and telecommunications.



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13IMPLEMENTATION

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SM | 20111129 06:0114 NOTES

APPENDICES

A Demographic projections & Land budget

B Road cross sections

C Small lot housing code


15APPENDICES

43-0

43-2a

43-8

43-643-7

43-5

43-4

43-343-2

43-1

ALFRED ROAD

BRO

WN

S RO

AD

PRINCES FREEWAY

WESTLEIGHGARDENS

RIVERWALKESTATE

McG

RATH

S RO

AD

BULBAN ROAD

GEEL

ONG

RO

AD

land use budgetalfred road PSP1:10000 @ A4

0 50 100 150 200 250



Railway Line

Lakes/Waterbodies

Green Wedge Land

Future Urban Area

Existing Urban Area

plan 5

alfred road precinct structure plan


SM | 20111129 06:0116 APPENDICES

43-0

43-2a

43-8

43-643-7

43-5

43-4

43-343-2

43-1

ALFRED ROAD

BRO

WN

S RO

AD

PRINCES FREEWAY

WESTLEIGHGARDENS

RIVERWALKESTATE

McG

RATH

S RO

AD

BULBAN ROAD

GEEL

ONG

RO

AD

land use budgetalfred road PSP1:10000 @ A4

0 50 100 150 200 250



Railway Line

Lakes/Waterbodies

Green Wedge Land

Future Urban Area

Existing Urban Area


17APPENDICES

DESCRIPTION Hectares % of Total Area % of NDA

TOTAL PRECINCT AREA (ha) 89.35 100.00%

TRANSPORT

6 Lane Arterial Roads (Westbrook Drive investigation area) 1.71 1.91% 2.24%

Connector Streets (Alfred Road) 0.33 0.37% 0.44%

Sub-total 2.04 2.29% 2.68%

OPEN SPACE

Passive parks 2.40 2.69% 3.15%

ENCUMBERED LAND AVAILABLE FOR RECREATION

Drainage corridor 6.92 7.75% 9.09%

ENCUMBERED LAND NOT AVAILABLE FOR RECREATION

Retarding basin 1.82 2.04% 2.39%

Sub-total 11.14 12.47% 14.63%

NET DEVELOPABLE AREA (NDA) ha 76.16 85.24% 100.00%

HOUSING Hectares Dwellings Dw/Ha

Conventional 72.50 1,087 15

Medium-density 3.61 83 23

Total 76.11 1,170 15.37

A DEMOGRAPHIC PROJECTIONS & LAND BUDGETThe Net Developable Area (NDA) is established by deducting the land requirements for community facilities, public and private education facilities, and open space (active and passive) from the Gross Developable Area (GDA). The NDA for the Alfred Road Precinct is 76.16 hectares which equates to approximately 85.24% of the PSP area.

The land budget shows that the PSP achieves a lot density of approximately 15 dwellings per Net Developable Hectare (NDHa).

The PSP will a yield approximately 1,170 lots including 83 lots less than 300 square metres.

Based on an average household size of 2.8 persons (Victoria in Future 2008), the future population of the PSP is estimated at approximately 3,200 people.

Table 9: Land Budget demographic projections & land budget

appendix

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SM | 20111129 06:0118 APPENDICES

B ROAD CROSS SECTIONS

appendix

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19APPENDICES

appendix

PSP Boundary

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SM | 20111129 06:0120 APPENDICES

appendix

SMALL LOTHOUSING

CODE

SMALL LOTHOUSING

CODESTANDARDS

August 2011

2

SMALL LOT HOUSING CODE - DESIGN REQUIREMENTS SMALL LOT HOUSING CODE - DESIGN REQUIREMENTSSMALL LOT HOUSING CODE - DESIGN REQUIREMENTS SMALL LOT HOUSING CODE - DESIGN REQUIREMENTS

Design Requirements

1 1.1 The front wall of a dwelling must be

set back from the front boundary of the lot at least the distance below:

Garage Setback

1.2 A garage door or opening that is accessed from the front street must be set back from the front wall of the dwelling at least 0.8 metres.

2 2.1 Porches, verandahs and pergolas

that have a maximum height of less than 3.6 metres above natural ground level and are open on at least two sides may encroach no more than 1.5 metres into the front setback measured to the outermost point such as eaves fascia of the porch, verandah and pergola including gutters.

2.2 Balconies at the second storey may project no more than 1.5 metres into the front setback measured to the outermost point such as eaves fascia of the porch, verandah and pergola including gutters.

3 3.1 The maximum height of a dwelling

must not exceed 10 metres from natural ground level unless the slope of the natural ground level where the building height is measured is 4% or more, in which case the maximum building height must not exceed 11 metres.

Land to which the standard applies Front setback as measured to face of wallLand within 120 metres of a local town centre, or as specified in the PSP or subdivision permit

1.5 metres or 4 metres for a declared road

Land within 120 metres of parks and waterways, or as specified in the PSP or subdivision permit

3 metres or 4 metres for a declared road or 1.5 metres if the dwelling fronts a public park

Front street Setback

Encroachment into front setback

Building height

Setback measured to face of wall

Setback measured to face of wall

1.5m Max

1.5m Max

Boun

dary

Boun

dary

Porch 3.6

m M

ax

Porch

SMALL LOT HOUSING CODE - DESIGN REQUIREMENTS SMALL LOT HOUSING CODE - DESIGN REQUIREMENTS

3


4 4.1 The following minimum areas of a lot

must not be covered by impervious surfaces:

Land to which the standard applies PermeabilityLand within 120 metres of a local town centre, or as specified in the PSP or subdivision permit

No minimum area


10%. The area may be the average of lots of attached dwellings that are constructed simultaneously

5 5.1 Minimum number of car spaces to

be provided:

A car space provided in front of a garage must have a minimum depth of 5 metres.

Land to which the standard applies 3 bedrooms or more 2 bedrooms or less

Land within 120 metres of a local town centre, or as specified in the PSP or subdivision permit

1 covered space

1 covered spaceLand within 120 metres of parks and waterways, or as specified in the PSP or subdivision permit

2 car spaces including 1 covered space

6 6.1 A wall not on or within 150mm of

a boundary must be set back from side or rear boundaries 1 metre, plus 0.3 metres for every metre of height over 3.6 metres up to 6.9 metres, plus 1 metre for every metre of height over 6.9 metres.

Where the setback is to a laneway the setback may be reduced by up to half the width of the laneway.

6.2 Sunblinds, verandahs, porches, fins, sunhoods, screens, eaves, fascias, gutters, masonry chimneys, flues, pipes, domestic fuel or water tanks, and heating or cooling equipment or other services may encroach not more than 0.5 metres into the setbacks of this standard.

7 7.1 A wall that faces a side street must

be setback from the boundary of the lot at least the distance specified in the table.

7.2 A corner wall at a splayed boundary must be set back from the boundary of the lot at least the distance in the table.

7.3 A porch, verandah or pergola at a side street must be translucent on at least 2 sides and not more than 4 metres in length and set back from the side street at least the distance specified in the table.

Land to which the standard applies

Secondary boundary setback as measured to face of wall

Setback to corner splay as measured to face of wall:

Setback of translucent element to a secondary boundary:

Land within 120 metres of a local town centre, or as specified in the PSP or subdivision permit

Nil setback - Nil setback


1.5m 1m 0.5m

Permeability

On lot car parking

Side and rear setbacks

Side street setbacks

4


8 8.1 A wall constructed on or within

150mm of a side or rear boundary of a lot or a carport constructed on or within 1 metre of a side or rear boundary of a lot may:

• fully abut the boundary where the maximum height of the wall does not exceed 3.6 metres; and

• abut the boundary above 3.6 metres for the length of an existing or simultaneously constructed wall.

9 9.1 Windows at a second level and

above must be set back 4.5 metres from a side or rear boundary; or

• must be obscured to 1.7 metres; or

• must have a sill height of 1.7 metres.

The setback of a window to a laneway may be reduced by up to half the width of the laneway.

9.2 A roof top area that is private open space must be set back 4.5 metres from a side or rear boundary or must be obscured to a height of 1.7 metres at the perimeter of the rooftop area for any portion of the perimeter that is within 4.5 metres of a side or rear boundary.

The setback to a laneway may be reduced by up to half the width of the laneway.

10.1 Eaves including gutters may project no more than 0.5 metres in to a side or rear setback.

The height difference between abutting walls must be no more than 1 storey.

These requirements do not apply to a wall constructed on or within 150mm of a boundary with a laneway.

10

Walls on boundaries

Overlooking above ground floor

Daylight


5


11 11.1 If a dwelling has 3 or more bedrooms:

• at least 25 square metres of private open space at the side or rear of the dwelling with a minimum dimension of 3 metres must be provided; or

• A balcony of least 12 square metres of private open space with a minimum dimension of 3 metres must be provided; or

• A roof-top area of 12 square metres of private open space with a minimum dimension of 3 metres must be provided.

11.2 If a dwelling has two bedrooms or less:

• at least 15 square metres of private open space at the side or the rear of the dwelling with a minimum dimension of 3 metres must be provided; or

• if the private open space is provided as a balcony or rooftop area the minimum area may be reduced to no less than 10% of the dwelling (excluding garages) or 6 square metres, whichever is the greater.

11.3 Private open space that is provided at the side or rear of the dwelling or as a balcony must be directly accessible from either a living room or dining room.

11.4 For the purposes of this Code a roof top area is not an additional storey.

12 12.1 A fence constructed forward of the

front wall or encroachment in to the front setback must not exceed 1.2 metres in height. Above 0.7 metres the fence must be no more than 85% solid.

13 13.1 Where a fence faces a secondary

boundary (side street) solid fencing must not exceed 50% of the length of the front and side boundary with maximum unbroken lengths of 10metres. The balance of the fence must be no more than 85% solid.

Private open space

Front fence

Side fence

This requirement does not apply to a front fence within 3 metres of a declared road.

The height of a fence must not exceed 2 metres.

6


14 14.1 Where garage doors or openings are

located at the front of a dwelling:

• the width of the garage doors or openings must not exceed 40% of the lot’s total street front width if the dwelling is single storey, or

• if the dwelling is 2 or 3 storeys the area of garage doors or openings must not exceed 25% of the area of the front facade of the dwelling.

The area of the front facade of the dwelling is measured from a two-dimensional elevation plan and excludes any area of the roof of the dwelling. Vehicle access to a car space or garage on the lot must be from the rear of the dwelling if the lot has a front width of 6.0 metres or less.

15 15.1 The front façade of each dwelling

must have a minimum standard of articulation comprising at least two components of Group A OR at least one component of Group A and one component of Group B:

Group A

1. A plan profile stepped a minimum 0.3 metre in depth for a length of at least 1 metre.

2. An underhang or overhang architectural element stepped a minimum 0.3 metre for a distance of at least 1 metre.

3. Balconies, porches, pergolas, fins, sunhoods and screens which have a minimum depth of 0.3 metre and a minimum aggregate dimension of 2m.

Eaves are not classed as articulation elements for this part.

Group B

1. Two or more contrasting wall colours and/or tones.

2. Feature materials including stained timber, stone, steel, metallic surfaces or profiled wall cladding.

Group A Group B

Integration with the street

Front façade articulation


7


16 16.1 Where a wall of a dwelling exceeds

10 metres in length and faces a side street there must be a minimum standard of articulation of:

• a plan profile stepped a minimum 0.3 metre in depth for a length of at least 1 metre to limit any unbroken length to 10 metres; or

• contrasting material for at least 2 metres to limit any unbroken length to 10m; or

• contrasting wall colours for at least 2 metres to limit any unbroken length to 10m.

At least 50% of rooms including non-habitable rooms at the side of a dwelling that has an interface with a secondary boundary (side street) must have windows.

Side façade articulation

8


h

0.9h

Sun angle represents solar access at 12 noon at equinox.

17 17.1 Where private open space is

provided at the side or rear of a dwelling it must have a minimum area of 6 square metres of direct sunlight with a minimum dimension of 2 metres measured at ground level at noon on the equinox. The length of the shadow cast by walls and fences is calculated as 0.9h where ‘h’ is the height of the wall or fence.

This requirement does not apply to private open space provided as a balcony or roof top area.

Unshaded area dotted must be minimum 6sq.m with a minimum dimension of 2m.

1-Storey Garage

0.9h

2-Storey House

Required secluded open space must be minimum dimension of 3m. North

Sunlight to private open space


9


18 18.1 A house must contain a principal

living space that faces within 45 degrees of true north and/or east. A principal living space is a living room or a dining room.

19 19.1 Vehicle access to a car space or

garage on the lot must not be from a private road or access way.

Solar orientation

Vehicle access

Growth Areas Authority Level 29, 35 Collins Street MELBOURNE VIC 3000www.gaa.vic.gov.au

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Documents

ALFRED ROAD PRECINCT STRUCTURE PLAN