MUZ

MUZ

B1Z

B4Z

B3Z

B1Z

B2Z

B1Z

B4Z

B4Z

B2Z

B1Z

B4Z

B1Z

B1Z

B1Z

B4Z

B1Z

B1Z

MUZ

Barwon Valley Golf Club

Balyang Par Three Golf Course

Karalee

The Belmont

Kalkee Community

Kalkee - Nangatta

Amity at Barrabool

Ashley Manor

Alexander Miller Memorial Homes

Kalkee - Murray Hostel

Cameron Park

Seaview Park

Kyle Reserve

Herd Reserve

Stork Reserve

Morris Reserve

e

Barwon Valley Fun Park

Barwon Valley Activity

Barwon Valley Fun-Exercise Circuit

Belmont Heights Neighborhood Centre

Oberon PS

Roslyn PS

High School

ol

Belmont PS

Barwon Valley PS

HIGH S

TREET

ROSLYN ROADSE

TTLE

MEN

T R

OA

D

BARR

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MT PLEASANT ROAD

CORIO STREET

SHANNON AVENUE

Y STREET

BR

ROBE

RTS

RO

AD BA

RW

ON

HE

ADS

RO

AD

SETTLEMENT ROAD

BARW

ON

HE

ADS R

OAD

Preferred Future Character - Key Design Recommendations• Retain the identifi ed heritage buildings and Evans Heritage Area, Kardinia Heritage Area, Elderslie Estate Heritage Area, Wimmera Heritage Area, and Belmont Heights Estate Heritage Area by ensuring adjacent dwellings respect the form, scale and materials of the buildings and streetscapes; • Ensure dwellings sit within the landscape and allow for sharing of distant views to the Barwon River and Corio Bay;• Encourage a balance between roof tops and vegetation in long distance views of the town;• Encourage the use of lighter looking building materials and fi nishes (i.e. particularly timber and other non-masonry cladding);• Encourage recessive elements for buildings three storeys or more;• Encourage development within 100 metres of the activity area along High St and Church St to be adaptable for potential future use other than residential; • Encourage the planting of trees where possible; and• Encourage low or open style front fencing.

LegendIHDA boundary

Education uses

Aged care accommodation

Cemetry

BUSINESS 1 ZONE

BUSINESS 2 ZONE

BUSINESS 3 ZONE

BUSINESS 4 ZONE

BUSINESS 5 ZONE

MIXED USE ZONE

±

0 250 500125Meters

Belmont - High Street IHDALocal Context

The Belmont - High Street IHDA is located around a traditional retail strip along High Street and the Belmont Village Shopping Centre. This activity centre has a broad range of retail, food stores, offi ces, community facilities and is well serviced by public transport.

The Belmont area was fi rst developed in the late 19th and early 20th century with housing stock comprising of interwar and postwar Bungalows with small numbers of Edwardian and Federation houses. A large portion of the IHDA is covered by a Heritage Overlay that recog-nises the cultural signifi cance of these areas.

Statistical DataSLA Household Size 2.21 personsFamily households 61.2% Belmont (SAL 2)Single Person Households 34.4%Separate housing stock 77.7% Semi-detached, townhouses housing stock 8.6% Units or apartments housing stock 10% Median House Price $337,000 (EIB 2010/2011)Weekly Rental Value (3BR House) $320.00 (EIB 2010/2011)

Previous Residential Character Study Findings (2001)This IHDA is distinctive for its mixture of pre, inter and post war housing styles, set within attractive garden settings. The hipped and gabled roof forms and mixture of brick and timber building materials are evident in pockets throughout the area, creating pockets of cohesiveness. The setbacks accommodate established gardens with occasional trees. The typically low or open style front fences add an openness of the gardens to the streetscape. Some pockets have identifi ed heritage qualities that should be respected by nearby devel-opment.

• Architectural styles are diverse and include Victorian, Edwardian, Inter-war, and 1950s-60s dwellings, and between High St and Roslyn Rd the mix also includes inter-war Californian Bungalow;• Building materials are mixed, and include brick, timber and mixed roofs;• Fences are generally mixed, with pockets of open fronted dwellings;• Both front and rear setbacks are generous in size;• There is a mixture of both low-level and established gardens;• Standard road and kerb treatments apply; and• Dwellings are predominantly single storey, with pockets where double storey dwellings frequently occur.

Key Data

Barwon River: Approx. 1.4 km (from centre of IHDA)Geelong CBD: Approx. 3.4 kmSouth Geelong Train Station: Approx. 2.5 kmMarshall Train Station: Approx. 3.6 kmWinter Reserve: Approx. 1.5 km

High

Stre

et

Roslyn Road

Mt Pleasant Road

Fran

cis

Stre

et

Regent Street

Herd

Roa

d

Corio Street

Churc

h Stre

et

Pear

y S

treet

Shackleton Street

Mitchell Street

Evan

s S

treet

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Georg

e S

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Kard

inia

Stre

et

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iew

Par

ade

Cam

brid

ge S

treet

Lloyd Street

Perth Street

Wimmera Street

Argyle Street

Batman Close

King Street

Prospect Avenue

Belm

ont S

treet

Wyuna Parade

Mck

eow

n L

ane

Eliz

abet

h S

treet

Unio

n S

treet

Wate

rloo

Stre

et

Glenara Court

Collins Street

Mcdonald Street

Fran

k S

treet

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rn A

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ont

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Wyuna Parade

LegendWinter sun pathSummer sun path2.5 m contoursLong range viewActivity centre core

±

0 100 20050m

PM AM

AMPM

Belmont - High Street IHDASite Context

Above: Activity area landmarks and views

Key Data

IHDA Size: 111 haNo. of Dwellings: 1101Population (UPR) (ABS 2011): 2266 persons

High S

treet

Roslyn Road

Mt Pleasant Road

Fran

cis

Stre

et

Regent Street

Her

d R

oad

Corio Street

Church

Stre

et

Pear

y S

treet

Shackleton Street

Mitchell Street

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s S

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view

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inia

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iew

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ade

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brid

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Perth Street

Wimmera Street

Argyle Street

Batman Close

King Street

Prospect Avenue

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ont

Street

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eow

n L

ane

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izab

eth

Stre

et

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on S

treet

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erloo

Stre

et

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Mcdonald Street

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k S

treet

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orn

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nue

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de S

treet

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Cou

rt

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ery

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Legend

Lot size (sqm)

0 - 150

151 - 300

301 - 400

401 - 500

501 - 600

601 - 750

751 - 900

901 - 1500

1501 - 3000

3001 - 10000

Activity centre core

±

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Belmont - High Street IHDALot Size & Density

Above: Dwelling Density Cohorts 2012 (m2) Source: Spatial Economics, Housing Development Data

Above: Typical housing stock throughout IHDA

37

194

144

96

172200

8751 58 58

4 0

Key Data

No. of Lots: 1364Median Land Consumed Per Dwelling (2012): 565 sqmGross Residential Density: 9.8 du/haNet Residential Density: 15.7 du/haGross Lots/ha: 19.82Net Lots/ha: 12.3

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Stre

et

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Mt Pleasant Road

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cis

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et

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d

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treet

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y S

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Shackleton Street

Mitchell Street

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s S

treet

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treet

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inia

Stre

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iew

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ade

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brid

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treet

Lloyd Street

Perth Street

Wimmera Street

Argyle Street

Batman Close

King Street

Prospect Avenue

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ont S

treet

Wyuna Parade

Mck

eow

n L

ane

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abet

h S

treet

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n S

treet

Wate

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Stre

et

Glenara Court

Collins Street

Mcdonald Street

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k S

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rn A

venu

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Clyd

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treet

Torq

uay

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d

Fife

Cou

rt

Disc

over

y La

ne

Haga

n C

ourt

Belm

ont S

quar

e

Belm

ont

Stre

et

Wyuna Parade

LegendIHDA

Activity centre core

Roof Height<5

5-8.5m

>8.5m

±

0 100 20050m

Belmont - High Street IHDABuilding Heights

Above: Typical housing stock throughout IHDA

Key Data

Housing stock is predominately single storey with dispersed two storey development

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±

0 100 20050m

Belmont - High Street IHDA

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LegendIHDA boundary

Zero

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4 - 5.9

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Above: Close-up of various blocks within the IHDA

0 50 100 150 20025M

Key Data

Average Setback Distance: 6.1 m

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±

0 100 20050m

Belmont - High Street IHDA

CO

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Legend% site coverage

0

1 - 10

11 - 20

21 - 30

31 - 40

41 - 50

51 - 60

61 - 70

71 - 80

81 - 90

Site Coverage

R E E T

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Above: Close-up of various blocks within the IHDA

0 80 160 24040MKey Data

Mean Site Coverage: 37 %Median Site Coverage: 33 %

New Residential ConstructionNumber of New Residential Construction Projects by Dwelling Yield Range (2005-2012):

Source: Spatial Economics, Housing Development Data

Residential Dwelling StockResidential Dwelling Stock (2005-2012):

Source: Spatial Economics, Housing Development Data

High S

treet

Roslyn Road

Settl

emen

t R

oad

Mt Pleasant Road

Barwon H

eads Road

Fran

cis

Stre

et

Regent Street

Thom

son

Stre

et

Her

d R

oad

Scot

t St

reet

Shackleton Street

Corio Street

Dorothy Avenue

Church

Stre

et

Mitchell Street

Pear

y S

treet

Oxf

ord

Stre

et

Sommers Street

Evan

s S

treet

R

iver

view

Ter

race

Queen Street

Georg

e S

treet

Kard

inia

Stre

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Watson Avenue

th Street

Seav

iew

Par

ade

Cam

brid

ge S

treet

Lloyd Street

Amun

dsen

Stre

et

Carr Street

Dud

ley

Stre

et

Perth Street

Wimmera Street

Herbert Street

Culbin Avenue

Argyle Street

Batman Close

Thomas Street

View Street

Also

p S

treet

Cu

King Street

Prospect Avenue

Belm

ont

Street

Kenneth Street Wyuna Parade

Mck

eow

n L

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eth

Stre

et

Uni

on S

treet

Mck

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e S

treet

Carlisle Street

Wat

erloo

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et

Max

Kyle Avenue

Dea

n S

treet

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Collins Street

Mcdonald Street

Findlay Grove

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k S

treet

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d

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Cly

de S

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±

0 100 20050m

Belmont - High Street IHDARecent Residential Development

1:1 Replacement 1 2 3 4 5-9 10-19 20+ Total 15 14 20 6 12 8 0 0 75

2005 2006 2007 2008 2009 2010 2011 20121065 1063 1066 1072 1078 1084 1095 1101

Legend

IHDA boundary

Activity centre core

New dwellings 2005-2012

1

2

3

4

5 - 9

10 - 19

20+

Key Data

Total Net Dwelling Count Change (2005-2012): 36Average Annual Change (2005-2012): 5 (or 0.5% p.a.)

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High S

treet

Roslyn Road

leasant Road

Fran

cis

Stre

et

Regent Street

Barwon H

eads Road

Thom

son

Stre

et

Her

d R

oad

Sco

tt S

treet

Corio Street

Dorothy Avenue

Churc

h S

treet

Mitchell Street

Pea

ry S

treet

Oxf

ord

Stre

et

ue

Sommers Street

Riv

ervi

ew T

erra

ce

Eva

ns S

treet

Queen Street

Sea

view

Par

ade

Georg

e Stre

et

Kar

dini

a S

treet

Cam

brid

ge S

treet

Lloyd Street

Am

unds

en S

treet

Carr Street

Perth Street

Dud

ley

Str

eet

Wimmera Street

Herbert Street

Culbin Avenue

Argyle Street

Batman Close

Thomas Street

View Street

Als

op S

treet

King Street

Prospect Avenue

Belmon

t Stre

et

Curtis

Kenneth Street Wyuna Parade

Mck

eow

n L

ane

Eliz

abet

h S

treet

Uni

on S

treet

Mck

enzi

e S

treet

Wate

rloo

Stre

et

Kyle Avenue

Glenara Court

Collins Street

Maxwe

Mcdonald Street

Findlay Grove

Fran

k S

treet

Hawth

orn

Ave

nue

Torq

uay

Roa

d

Emerald Court

Cly

de S

treet

Fife

Cou

rt

Discov

ery

Lane

Hag

an C

ourt

Roy

d G

rang

e C

ourt

Belmon

t Squ

are

Bel

mon

t S

treet

Wyuna Parade

Legend

IHDA - 400m walkable catchment

!( Street Trees

Footpaths (m)

0 - 1.0

1.1 - 1.5

1.51 - 2.0

2.1 - 2.5

> 2.51

Bicycle routes

Off road path existing

Off road path proposed

On road path existing

On road path proposed

Activity centre core

±

0 100 20050m

Belmont - High Street IHDAPublic Realm Quality

Above: Typical public realm throughout IHDA

Photo of example of wide (1.5-2m) footpath - In IDHA not activity area

Photo of example of bike path - In IDHA not activity area Photo of tree-lined street

HO1908

HO1903

HO1906

HO1905

High

Stre

et

Roslyn Road

Mt Pleasant Road

Fran

cis

Stre

et

Regent Street

Herd

Roa

d

Corio Street

Churc

h Stre

et

Pear

y S

treet

Shackleton Street

Mitchell Street

Evan

s S

treet

Ri

verv

iew

Ter

race

Geo

rge

Stre

et

Kard

inia

Stre

et

Seav

iew

Par

ade

Cam

brid

ge S

treet

Lloyd Street

Perth Street

Wimmera Street

Argyle Street

Batman Close

King Street

Prospect Avenue

Belm

ont S

treet

Wyuna Parade

Mck

eow

n L

ane

Eliz

abet

h S

treet

Unio

n S

treet

Wate

rloo

Stre

et

Glenara Court

Collins Street

Mcdonald Street

Fran

k S

treet

Hawtho

rn A

venu

e

Clyd

e S

treet

Torq

uay

Roa

d

Fife

Cou

rt

Disc

over

y La

ne

Haga

n C

ourt

Belm

ont S

quar

e

Belm

ont

Stre

et

Wyuna Parade

Legend

Business zones

Heritage Overlay

Land Subject to Inundation Overlay

±

0 100 20050m

Belmont - High Street IHDAConstraints

Relevant Design ObjectivesHO1905: Evans Heritage Area

• Retain and enhance front garden setting; • Retain small-medium building scale;• Retain uniformity of scale, including single storey height, detached composition, regular front and side setbacks and side or rear driveways, building separation and subdivision pattern;• Encourage traditional building design, which includes detached buildings, hipped and/or gable roof forms (pitch 20 to 35 degrees), front/side verandahs, minimal timber detailing;• Encourage fences <1300mm; and• Encourage development at the rear of existing/infi ll buildings.

HO1906: Kardinia Heritage Area

Same as above except:• Retain modest-medium building scale;• Retain unusual terraced subdivision layout in Riverview Tce, Seaview Pde, Kardinia St;• Retain lineal subdivision pattern identifi ed in Mount Pleasant Rd, Collins St, Thomson St and McKeown Ln;• Use retaining walls in northern end of Riverview Tce where necessary but retain views to the front gardens and dwelling; and• In Riverview Tce and Seaview Pde situate garages at rear of existing properties (but fronting Riverview Tce and Seaview Pde).

HO1909: Elderslie Estate Heritage Area

Same as HO1905 above except:• Enchance local landmark at 7 Culbin Ave.

HO1903: Wimmera Heritage Area

Same as HO1905 above except:• Retain modest-medium building scale.

HO1908: Belmont Heights Estate Heritage Area

Same as HO1905 above except:• Retain the signifi cant urban focus of the Belmont Heights Neighbourhood Park with its substantial exotic trees.

HO1908

H

HO1906

HO1905

High

Stre

et

Roslyn Road

Mt Pleasant Road

Fran

cis

Stre

et

Regent Street

Herd

Roa

d

Corio Street

Churc

h Stre

et

Pear

y S

treet

Shackleton Street

Mitchell Street

Evan

s S

treet

Ri

verv

iew

Ter

race

Geo

rge

Stre

et

Kard

inia

Stre

et

Seav

iew

Par

ade

Cam

brid

ge S

treet

Lloyd Street

Perth Street

Wimmera Street

Argyle Street

Batman Close

King Street

Prospect Avenue

Belm

ont S

treet

Wyuna Parade

Mck

eow

n L

ane

Eliz

abet

h S

treet

Unio

n S

treet

Wate

rloo

Stre

et

Glenara Court

Collins Street

Mcdonald Street

Fran

k S

treet

Hawtho

rn A

venu

e

Clyd

e S

treet

Torq

uay

Roa

d

Fife

Cou

rt

Disc

over

y La

ne

Haga

n C

ourt

Belm

ont S

quar

e

Belm

ont

Stre

et

Wyuna Parade

B1Z

B1ZB2Z

B1Z

B2Z

B1Z

Heritage Overlay

Land Subject to Inundation Overlay

Development Constraints

Design Considerations

High Opportunity Area

Interfaces Considered

Legend

±

0 100 20050m

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HHH

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Georg

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Wate

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Stre

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2

5

4

6

1 3

Belmont - High Street IHDAOpportunities

1. Sites in heritage areas

3. Sites in areas surrounded by heritage and adjoining activity area

4. Sites on boundary edge and surrounded by heritage areas

6. Sites in areas of generally smaller lot size and surrounded by heritage areas

5. Sites on boundary edge and facing large residential areas

2. Sites in established character areas

High

Stre

e

Roslyn Road

Mt Pleasant Road

Fran

cis

Stre

et

Rege Herd

Roa

d

Corio Street

Churc

h Stre

et

Pear

y S

treet

Shackleton Street

Mitchell Street

Evan

s S

treet

Rive

rvie

w T

erra

ce

Georg

Kard

inia

Stre

et

Seav

iew

Par

ade

Cam

brid

ge S

treet

Lloyd Street

Perth Street

Wimmera Street

Argyle Street

Batma

King Street

Prospect Avenue

Belm

ont S

treet

Wyuna

Mck

eow

n L

ane

Eliz

abet

h S

treet

Unio

n S

treet

Wate

rlo

Stre

et

Collins Street

Mcdonald Street

Fran

k S

treet

Hawtho

rn A

venu

e

Torq

uay

Roa

d

Fif

rt

Disc

over

y La

ne

Haga

n C

ourt

Belm

ont S

quar

e

Belm

ont

Stre

et

Wyuna Parade

Legend

Business zones

2.5 m contours

High Opportunity Area

±

0 100 20050m

LLlloyd Strer et

Prospectcc AAvvAAA enue

Kingg SStreet

Uni

Frraan

kSt

rreet

Hawwtho

rnAve

nuee

Batma

Fran

cis

Stree

eett

HHagaa

nnC

ourtrr

WyWW unna Pararr de

ReRRgee

GGeorg

WyWWunaa

WWaate

rlo

Sttrree

et

21

34

5

67

8

Belmont - High Street IHDAOpportunities

1. Sites with generally larger lot sizes and opposite activity area

3. Sites with rear laneway access 4. Sites with easy access to highway

6. Sites behind (and below) activity area5. Sites with park interface only

2. Sites along major (and wide) roads

7. Sites in areas already experiencing signifi cant increased housing development

8. Sites extending from activity area along High St