CENTRAL GEELONG URBAN DESIGN GUIDELINES. October 2008

Transcription

1 CENTRAL GEELONG URBAN DESIGN GUIDELINES October 2008

2 Acknowledgements: The City of Greater Geelong and the State Government Department of Planning and Community Development have worked in partnership to develop the Central Geelong Urban Design Guidelines. The Government thanks individuals and organisations who made submissions to the draft Central Geelong Urban Design Guidelines. All have provided invaluable assistance to the development of the Guidelines.

3 Contents INTRODUCTION... i PURPOSE - WHAT THESE GUIDELINES ARE FOR... i HISTORY HOW THE GUIDELINES WERE DEVELOPED... i LOCATION - WHERE THESE GUIDELINES APPLY... ii APPLICATION QUALITY DESIGN + STREAMLINED PROCESS... iii GUIDELINES...1 AIMS HIGHER ORDER ASPIRATIONS OF THE GUIDELINES...1 ELEMENT 1: BUILDING HEIGHT AND MASSING...3 ELEMENT 2: ENVIRONMENTAL SUSTAINABILITY...9 ELEMENT 3: CAR PARKING DESIGN...12 ELEMENT 4: BUILDING DESIGN DETAIL...15 ELEMENT 5: VIEWS AND LANDMARKS...19 ELEMENT 6: HERITAGE...25 ELEMENT 7: PRIVATE OPEN SPACE AND RESIDENTIAL AMENITY...28 ELEMENT 8: CONTRIBUTION TO THE PUBLIC ENVIRONMENT AND WATERFRONT...32 APPLICATION REQUIREMENTS...41 REFERENCES...43

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5 INTRODUCTION PURPOSE - WHAT THESE GUIDELINES ARE FOR These guidelines have been prepared to encourage and facilitate new, high-quality development in Central Geelong by identifying the aspirations for the city centre and clarifying the physical consequences those aspirations will have on new development. It is anticipated that by using these guidelines, substantial new development can be accommodated whilst protecting and enhancing the valued qualities of Central Geelong that make it a unique and identifiable regional city. It is intended that these guidelines will be used both during the design and development of proposals for Central Geelong and in their assessment and consideration for town planning approval to assist in ensuring that new developments are comprehensively designed. HISTORY HOW THE GUIDELINES WERE DEVELOPED These guidelines follow a sequence of policy statements made by the City of Greater Geelong, primary among these being the Central Geelong: Looking Forward Structure Plan which was adopted by Council in July The high level objectives, and further built form, urban design and accessibility objectives, in that document have been used as a base on which to develop these guidelines which provide further built form guidance and design suggestions which will achieve those objectives. The guidelines have been jointly developed by the City of Greater Geelong and the Department of Planning and Community Development, with extensive internal testing and review to ensure that they would be easily understood and prove useful in promoting and facilitating the objectives that the City and the State have for Central Geelong s development. The guidelines complement the Western Wedge, retaining it as the location for intense development, but does not revisit the relevant height guidelines for this area that are contained within the Western Wedge Framework and in the Greater Geelong Planning Scheme. The Central Geelong Urban Design Guidelines have been informed by public submissions during a six week consultation period ending on the 30 th May The Guidelines were subsequently adopted by Council on the 14 th October The guidelines introduction into the Greater Geelong Planning Scheme is to further strengthen their operation as well as provide guidance for new development, including through the use of statutory tools where required. CENTRAL GEELONG URBAN DESIGN GUIDELINES For Adoption October 2008 i

6 LOCATION - WHERE THESE GUIDELINES APPLY The map on this page outlines the area to which these guidelines apply, indicating the the Western Wedge area that has existing controls. CENTRAL GEELONG URBAN DESIGN GUIDELINES For Adoption October 2008 ii

7 APPLICATION QUALITY DESIGN + STREAMLINED PROCESS Pre-Application Process New developments of high-quality design can only be achieved if proposals demonstrate a design strategy that seamlessly integrates all the guideline elements and considers their design implications at a range of scales. A streamlined planning permit process will be fostered by applicants committing required resources to early and ongoing communication with Council, positively responding to these guidelines, context/site responsive design and comprehensive and complete applications. The process for preparing a design response is outlined below. Assemble a Competent Design Team To achieve a comprehensively designed development which is uniquely responsive to its context, a competent and suitably experienced design team will need to be appointed. Proposals for large or complex developments, those that are located in highly visible locations, or will have significant exposure due to their proposed use or scale, and developments that substantially challenge elements of these guidelines will need commensurately experienced design teams to create a well-crafted design response. A design team may include: an architect, a landscape architect, an urban designer, a planner, a traffic engineer, an environmentally sustainable design consultant, an artist, and a heritage consultant. Thoroughly Analyse the Context and Controls Affecting the Site Before any design work is begun, a thorough understanding of the site AND its context should be undertaken by the design team. This analysis should begin with the collection of physical and other information that will inform any design on a given site. Elements that should be considered in this analysis are identical to those included in Clause of the Planning Scheme Urban Context Report and Design Response to Residential Development of Four or More Storeys. The context analysis should include illustrated, photographic and written material which explains the physical influences that affect the site and the way that they shape a potential design response. All the relevant controls that affect the site including other design guidelines, planning and statutory controls should be gathered. Extensively Involve the City and Other Authorities During the Design Process Before any design work a meeting should be arranged with Statutory Planning officers from the City of Greater Geelong. Preferably, a context analysis has already been substantially prepared and confirmation of relevant guidelines and controls can be undertaken during this meeting. CENTRAL GEELONG URBAN DESIGN GUIDELINES For Adoption October 2008 iii

8 Further meetings, workshops and presentations are strongly encouraged so that further contribution and discussion on the development of the design can be undertaken with the City. These may also include officers from engineering, traffic, environment, heritage etc from Council and other agencies that will provide referral responses to any future formal application. Develop a Comprehensive Design Using these Guidelines A comprehensive design will respond to the context and consider all relevant guidance and planning control documents in a cohesive and integrated way. Maintaining contact with the City gives opportunity to gather feedback during the design process and keep planning officers informed of its evolution. Each of the guideline objectives must be met, and each guideline should be met, or an alternative response should be demonstrated that meets the objective of each element. Submit a Complete Application By the time a formal submission is made there will ideally be a high degree of agreement between the City of Greater Geelong and the applicant on the contextual influences and therefore virtues of the design. This will avoid the need for additional information to be sought in order to make a decision on the proposal, and most referral authorities will have had a chance to already input into the development of the design. The Application Requirements section towards the end of these guidelines identify the expected information to to be supplied with a complete application. Application Process By Applicants following the Pre-Application Process (above) it will allow a streamlined process for Council to formally consider a Planning Permit Application. The streamlined formal application process results in time and cost savings and is achieved by: A complete and responsive application. Minimising the likelihood of the need for additional information, technical reports or design changes. A common understanding of the site context and Planning Scheme requirements between Council officers and applicant. Referral Agency issues being known and responded to within the design. Officers assessing the application being familiar with and understanding the design concept and solutions. For significant/complex proposals the advice from the Design Advisory Panel. To assist the application process for significant and complex proposals, a Design Advisory Panel will be able to provide advice (not decision making). CENTRAL GEELONG URBAN DESIGN GUIDELINES For Adoption October 2008 iv

9 GUIDELINES AIMS HIGHER ORDER ASPIRATIONS OF THE GUIDELINES The Looking Forward Structure Plan provides the core objectives for Central Geelong, which have been distilled into 3 high order aims which these urban design guidelines aspire to achieve. Strengthen the City s Unique Urban Identity The combination of a number of physical elements together makes for the city s unique sense of place. Valued characteristics should be further strengthened and not degraded or obscured. Highlighting the natural amphitheatre created by the topography Maintaining visual links to Corio Bay and the You Yangs from within the city. Expanding on the activity along the waterfront. Ensuring streets, linking laneways and mid-block links support pedestrian movement. Improving the microclimate and maintaining the human scale of streets. Maximising the retention and creative reuse of the city s built heritage. Maintaining the visibility of St Mary s Basilica Spire from beyond the city centre. Contributing to the diversity of built forms in the city centre. Promote Sustainable Growth A prosperous and active Central Geelong is needed in order to grow the rest of the region. Activity should be intensified and accommodated whilst enhancing the city s unique attributes and increasing sustainable outcomes. Creating opportunity and providing certainty for sustainable growth that is compatible with the City s unique urban identity. Promoting substantial reductions in energy and water use. Promoting walking and cycling as preferable modes of transport. Maintain reasonable levels of residential amenity. Improve the Public Environment The public environment is the glue that binds all of Central Geelong together. Improving it is an invitation to use and inhabit public space for access and for other community activities. Maximising active frontages that attract and interact with pedestrians. 1

10 Improving the safety, comfort and amenity of streets and public spaces. Strengthening the greening of the city. Continuing to extend the high-quality public space details to the central city. Each of the guideline elements addresses all of the above high-order aims to some degree. Some are more obviously related to specific aims, though most contribute to several aims. It is therefore vital that new development proposals respond to all elements in order to ensure that the aims have been addressed adequately in a comprehensive and integrated way. 2

11 ELEMENT 1: BUILDING HEIGHT AND MASSING WHY THIS IS IMPORTANT More intensive development in Geelong will allow for job growth and increased economic activity in the city centre, with associated increases in levels of pedestrian activity in city streets and along the waterfront. Taller buildings can have potentially negative effects on their neighbours and the public environment and so must be carefully considered, especially with how they interface with the street, the waterfront and adjoining buildings. Geelong s identity will continue to be protected by ensuring that a human scale is still maintained at street level and the massing of buildings along street edges moderate the appearance of any taller buildings, so they become positive additions to the city. Definition: Human scale is considered to be where a buildings scale, height, windows, doors etc allow people to easily access, understand and be comfortable with the building. This includes avoiding buildings which overwhelm or dominate the street, are not within a useable or common human scale/proportion or provide little obvious interaction with people. DESIGN OBJECTIVES To accommodate more intensive development that positvely contributes to Geelong s urban identity while retaining a human scale and solar access to key pedestrian streets. GUIDELINES General Building Height and Massing Ensure height and massing on individual sites are informed by all of the aims, objectives and guidelines within this document. Ensure that building proposals in the Western Wedge (Precincts 1 6) comply with the building height and massing provisions of the Western Wedge Design Development Overlay (DDO17) in the Greater Geelong Planning Scheme. Ensure that building proposals comply with the relevant heritage policies and overlays (Clause 43.01) in the Greater Geelong Planning Scheme. Ensure that residential development proposals on residential-zoned land above four storeys in height are designed in accordance with the Department of Planning and Community Development s Guidelines for Higher Density Residential Development. Street Edge Built Form and Height Ensure buildings retain a human scale and protect the street environs in Precincts 7, 8 and 9 by: 3

12 Ensuring building height at street frontage (street edge wall height) is between 10 and 20 metres above natural ground level, except for nonoccupiable architectural features or landmarks. Ensuring buildings above the street edge wall height are setback at least 5 metres, (including balconies), except for non-occupiable architectural feature or landmark. Locating taller buildings in the centre of sites, setback from lower building elements on street edges. Ensuring buildings and upper storey balconies do not protrude outside the title boundary, including over public areas, excluding ground floor verandahs and sun/overlooking protection devices. Ensure new buildings in Precincts 7, 8 and 10 have a 0 metre setback from street frontages for street edges up to 20m above natural ground level. Consideration may be given for exceptions of setbacks less than 1 metre that provide for outdoor seating or the display of goods where not suitable for the adjacent footpath. Ensure new buildings in Precinct 9 have a minimal setback that is informed by the activities on the land and the predominant setback in the street. Avoid large building setbacks, landscaping and car parking in front setback in Precincts Street Edge Built Form should provide interesting facades that complement the streetscape. 4

13 Street Solar Access Minimise the shadow impacts of building height and bulk on public streets. Ensure building elements above the street edge wall height in Precincts 7-10 are setback to ensure that they do not add any additional shadow on the Key Pedestrian Routes (as identified in Map 1 to this Schedule) between 11am and 3pm on 22 September, beyond that would be cast by a 20m high street edge wall height, as illustrated below. A permit may not be granted to construct a building or carry out works which are not in accordance with this street solar access requirement. Typical Street Section Precincts 7 10 (above and overleaf) 5

14 Solar Access will influence the extent and location on site of taller building elements. 6

15 Maximum Building Height Limit A permit may not be granted to construct a building or carry out works which are not in accordance with the Maximum Building Height Limits (as identified in the table below), except for non-occupiable architectural features or landmarks that occupy less than 10% of the top floor area. Ensure building height is informed by: Site specific conditions including heritage and other requirements in the Greater Geelong Planning Scheme. The maximum building height limit for Precinct 7-10, measured from natural ground level, as identified in the table below (and shown in the Building Heights Plan). The Contribution To The Public Environment And Waterfront section of these guidelines for Precincts 11 and 12. The Views And Landmarks section of these guidelines. The higher amenity expectations and existing streetscape character of Precinct 13. Precinct Maximum Building Height Limit (above natural ground level) Precinct 7: (city centre): 32 metres Precinct 8: (commercial arc): Precinct 9: (edge of business/ residential area) 40 metres 24 metres Precinct 10: (city waterfront frontage) 24 metres 7

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17 ELEMENT 2: ENVIRONMENTAL SUSTAINABILITY WHY THIS IS IMPORTANT Sustainable development can reduce energy use throughout the life cycle of buildings, as well as minimise the amount of other resources they use, such as water. Sustainable development can also minimise any increase in the use of fossil fuels and help to mitigate the impacts of climate change. Building owners and occupants will minimise ongoing maintenance and running costs associated with occupying more sustainable developments and the community will benefit with reduced demand on limited resources. DESIGN OBJECTIVE To ensure environmentally sustainable outcomes including minimising the use of energy and water resources and maximising the future flexibility of buildings. GUIDELINES Ensure that environmentally sustainable design principles are fundamental in organising and developing the design, form, appearance, construction and operation of new buildings. Encourage the retention, redevelopment and re-use of buildings, particularly heritage buildings, and recognise this contribution, including the embodied energy, to the environmental sustainability of development. Encourage the storage and reuse of storm water and recycling of grey water \ where applicable. Encourage maximum building adaptability into the future, including: Flexible floor plates and building frontages to the street A minimum floor to ceiling height of 4 metres for the ground floor levels. Accommodation, including student accommodation, serviced apartments, communal accommodation buildings, that is easily convertible to dwellings with required amenity and facilities, in the future. This is likely to include removable walls, space for the provision of facilities and individual private open spaces. Encourage new buildings, particularly above street edge height, and significant renovations to provide sustainable solutions through materials, design, orientation, landscaping, energy use, water use etc and the achievement of a minimum 6 star energy rating, including through the use of: Natural lighting and ventilation, particularly in commercial offices. Solar powered lighting, energy efficient lighting and appliances Smart metering (sub metering) to office zones to facilitate energy management of facilities. 9

18 Re-use of existing buildings and building materials to creatively reduce consumption of new building materials. Recycled materials, plantation sourced timbers, and low energy embodied materials. Higher standards of insulation in all new buildings, such as double glazing or low energy glazing laminates. Passive heating and cooling techniques such as: o o o Solar orientation and access. Exterior shading devices for windows. Maximising shared walls and floors to reduce heat gain and loss. Installation of renewable energy sources including photo voltaic cells, solar hot water and wind energy conversion systems. Water sensitive urban design. Grey water recycling and the collection and use of storm-water for gardens and flushing of toilets. Note: Where recycled or stormwater usage for gardens and toilet flushing is not practicable, encourage the separation of plumbing within buildings to enable new technologies and alternative water supplies to be easily retrofitted at a later date. Areas for landscaping around, as well as on, buildings which can reduce heat island effects in summer, improve building insulation and improve air quality. The retention of existing significant vegetation that provides substantial shade in summer. Location, orientation and design of buildings to maximise access to cooling summer breezes. More sustainable transport choices by providing high-quality end-of-trip bicycle facilities including: o o Parking close to the front entry of buildings in secure and highly visible locations. Lockers and showers in accessible and safe locations within buildings. 10

19 Screens and louvers can provide shading, catch cooling breezes and add visual interest to the façades of buildings. (This photo Bed Zed, London) Rooftops providing for natural ventilation and lighting can provide unique skyline landmarks, superior to air conditioning plants. (This photo of CH2, Melbourne) 11

20 ELEMENT 3: CAR PARKING DESIGN WHY THIS IS IMPORTANT Car parking is an important facility which increases access to Central Geelong, though large areas of surface car parking can erode the public environment, producing blighted streetscapes which can be uncomfortable to be in and even hostile and unsafe to inhabit as a pedestrian. By carefully locating and designing car parking the public environment can continue to promote walking as well as accommodate motor vehicle access. DESIGN OBJECTIVE To ensure car parking design facilitates required vehicle access and avoids negative impacts to the pedestrian environment of the street. GUIDELINES Encourage vehicle access to publicly accessible off-street car parking is clearly identifiable from streets to facilitate access and avoid congestion. Ensure that vehicles within off-street car parking can not be viewed from the street, particularly on key pedestrian routes, by: Not locating car parking at street level adjacent to key pedestrian routes Locating car parking in basements. Locating surface or structured car parking in the interior of city blocks away from the street. Incorporating other uses along the street frontage (critical for street level and preferred above). Ensuring parked vehicles on upper levels are screened Ensure that screening of parked vehicles does not provide blank or inactive street frontages and include an articulated and attractive facade. Encourage vehicles on roof top car parking can not be viewed from above, including from existing or future buildings, through the use of trees, screening/roofing or relocation. This aims to avoid the removal of opportunities for green open space and improve high level views. Ensure safe, direct, and convenient pedestrian access through and to car parking areas, including: By providing direct routes with opportunities for some passive surveillance between car parks, building entrances and the street. Through car parks by clearly defining pathways through the use of trees and landscaping (for at grade car parks), pedestrian scaled lighting, directional signage, seating and distinctive paving. 12

21 Pedestrian entries into structured car parking by locating stairs and lifts on the perimeter of the structure so that they are easy to locate and that users are partially visible from the street. Ensure the provision of high quality lighting which minimises light spill into adjacent areas, and provides for improved pedestrian visibility in the car park. Consider the light quality, intensity, distribution and height of lighting. Minimise the negative impact on the street and pedestrians by driveways and garages through: Minimising the number of garages and driveways along the street, consolidating them, or providing access to private parking spaces, service and loading areas, from rear lanes or basements. Providing generous sightlines, and a minimum length of 5 metres of level driveway between the title boundary and car park entry and/or any ramp. Encourage the provision of off-street bicycle rack/cages and storage lockers within structured car parks. Structured car parking can be screened inventively and even provide an attractive interface with the street. Lower floors, especially street level interfaces are filled with active uses. 13

22 Screening of car parking structures can provide an interesting and attractive interface with the street. 14

23 ELEMENT 4: BUILDING DESIGN DETAIL WHY THIS IS IMPORTANT Building details must be considered with equal care as larger design issues in order to produce a high quality result. The transparency and articulation provided by street frontages, the detailing of materials, the treatment of roof forms, and the placement and design of advertising and utilities will determine how comfortable, interesting and safe the city s streets will be. Early consideration of these elements will ensure that they are seamlessly incorporated into proposals and not left for a later stage when they can unduly compromise the integrity of design proposals and negatively impact on the public environment by creating unsightly, unsafe, or unpleasant places. Active Frontages, according to the State Government s Activity Centre Design Guidelines, refers to street frontages where there is an active visual engagement between those in the street and those on the ground floors of buildings. This quality is assisted where the front facade of buildings (including the main entrance) face and are open towards the street. DESIGN OBJECTIVES To ensure building design detail provides an active and attractive edge to the street. GUIDELINES Street Frontages Support active frontages and visual interaction between buildings and the street, including by: Encouraging multiple physical and visual connections between the interior of buildings and the street. Ensuring that buildings with ground-level street frontages along the identified key pedestrian routes in Precinct 7, 10 and 11 provide a minimum of 75% of the street frontage as an entry (non-vehicular) or display window. Avoiding window/shop roller shutters. Maximising the number of entrances and openings on larger format buildings in the core retail area, especially for enclosed shopping centres. Ensuring the use of visually interesting treatments at the pedestrian level including clear glass, avoiding reflective glazing, obscured glazing or blank walls. Encourage buildings to provide entries, windows (on all floors) and balconies that face the street to maximise surveillance opportunities. 15

24 Encourage buildings to articulate a human scale to street frontages through building massing and design details. This includes windows, entrances, reveals, balconies, architraves, cornices and vertical elements. Encourage the continuation of the established building rhythm, including vertical and horizontal elements. Encourage the creation of distinctive entrances that clearly define pedestrian access to the building and provide a unique building identity. Encourage feature lighting that highlights significant buildings, trees, landscaping and other landmarks, while minimising light spill into sensitive uses. A range of materials and a variety of treatments can add interest and break down the overall scale of a building to elements that are more human in scale. Tops of buildings Ensure rooftops positively contribute to the views from street level, from a distance and from other taller buildings that may look down on the development. This may include the creative use of silhouette, building forms, materials, colours and the screening/enclosure of services, telecommunication structures and equipment. 16

25 The existing built heritage of Central Geelong offers a palette of colours and forms which can be referenced into modern architectural design responses. The tops of buildings will be seen at a range of distances, which will determine the degree of detailing and scale of gesture that would be needed to provide a visible architectural statement. Utilities and Services Avoid the visibility of services and utilities from the street and from existing and future buildings (including utility infrastructure, heating, ventilation and air 17

26 conditioning equipment, communications kiosks, meters, rubbish receptacles, loading and truck parking) by ensuring they are: Part of the building design and inconspicuously integrated into the fabric of the development Consolidated and undergrounded where feasible. Screened through the use of building mass, free-standing walls, roof forms screens or landscaping. Encourage services and utilities to be located in areas which are convenient for maintenance and access, while not compromising pedestrian routes and amenity. Ensure that plant, equipment, extractor fans, rubbish receptacles and other utilities are designed, located and screened to minimise noise and odours that would erode the amenity of neighbouring land uses. Note: Consultation should occur with all utility companies early in the design process so that there is an understanding of opportunities and regulatory requirements of utilities, utility boxes, communications kiosks, and associated meters. 18

27 ELEMENT 5: VIEWS AND LANDMARKS WHY THIS IS IMPORTANT Central Geelong provides opportunities to view its wider natural setting from within the city, which allows visitors and residents to orientate themselves and also partially experience Geelong s unique natural attractions. There is also opportunity to view the city centre whilst approaching it which is important in establishing a unique image for the city. Landmarks within Geelong provide points of reference which assist people orientating themselves within the city centre and understand their location. Geelong s existing key landmarks, as identified in Geelong s Structure Plan including the prominent St Mary s Basilica Spire. DESIGN OBJECTIVE To ensure significant city views and landmarks are retained. GUIDELINES Ensure development considers its impact on the identified key views being: The city as viewed from Rippleside Beach. The city as viewed from the Limeburners Point. The city as viewed from the corner of High Street and Mt. Pleasant Road, Belmont. The city as viewed from the Montpellier Park, Highton. The city as viewed from the north end of Cunningham Pier. Ensure development makes a positive contribution to the city skyline from the identified key views by: Avoiding excessively tall or bulky buildings that dominate the view. Stepping up from the waterfront to emphasise the topography and stepping down to the green edges of the foreshore and Eastern Gardens. Providing a focal point on Cunningham Pier. Emphasising a consolidated city centre, including retail and office precincts. Contributing to an overall built form that begins with a lower scale built form on the periphery (Precinct 13) to a higher scale built form in the city centre (Precincts 7 and 8). Emphasising the McKillop Street ridge. Ensure that the view of St. Mary s Basilica Spire is not obscured or encroached upon when viewed from the: Northern end of Mercer Street. 19

28 Identified key views. The view of the St.Mary s Basilica Spire is to be protected from the identified key views. Avoid the construction of any buildings or structures (other than canopies and verandahs) and other physical obstructions over public streets and lanes, particularly along Gheringhap, Moorabool, Bellerine and Yarra Streets, which would obscure or eliminate views of Corio Bay and the You Yangs from within Central Geelong. Encourage the continued sharing of vistas and contained views of Corio Bay and the You Yangs by ensuring the recessing of upper floor elements and particularly in Precinct 10 including slender and separated building forms, this may include separating taller building elements by 20 metres above a podium, achieving slender design by having the building length at least twice the measurement of the width and orientating the longer length in a north north-east direction. 20

29 Options for slender taller buildings Encourage landmark buildings or elements that: Assist in distinguishing a specific location and the activity that occurs in its immediate vicinity. Complement and do not compromise the integrity of existing landmarks, including through the use of towers, domes and spires. Protect and retain significant remnant and skyline trees. Ensure buildings make a positive contribution to the street and distant views by: Avoiding blank walls. Articulating building facades. Using a combination of materials and colours. 21

30 Key views to the city and landmarks The city as viewed from Rippleside Beach. 22

31 The city as viewed from the Limeburners Point. The city as viewed from the corner of High Street and Mt. Pleasant Road, Belmont The city as viewed from the Montpellier Park, Highton The city as viewed from the end of Cunningham Pier. 23

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33 ELEMENT 6: HERITAGE WHY THIS IS IMPORTANT Heritage places provide a link to Geelong s past and contribute an important layer of visual texture and variety in its streetscapes. Older buildings that may not have any statutory heritage status can still be of value and if redeveloped sympathetically can significantly add to the identity and distinctiveness of the city. The retention and reuse of heritage buildings can provide for sustainability outcomes and may also ensure that a diversity of building stock in the city is available for a variety of uses which find it difficult to be accommodated in newer building types. DESIGN OBJECTIVE To ensure heritage buildings and elements are enhanced whilst encouraging opportunities for architectural diversity and variety in the city. GUIDELINES Ensure development of heritage buildings and development adjacent to heritage buildings are designed to complement the character and form of heritage buildings, including: Avoiding design replication of heritage buildings. Innovative and contemporary design approaches. Sympathetic responses to heritage building forms, proportions and patterns of windows and doors, horizontal and vertical lines, rooflines and materials. Encourage heritage buildings to be retained and sympathetically reused, particularly where recognised with heritage statutory planning controls. Encourage any upper level additions to heritage buildings to be recessive and contemporary in appearance, showing a clear distinction between different building elements. Encourage the enhancement of streetscapes through restoration and reconstruction of building facades and verandahs, including compliance with the Geelong Verandah Study. Ensure development retains the scale of heritage streetscapes by requiring new buildings and extensions above the predominant building height in the Geelong Commercial Heritage Area (HO 1637) to be setback at least 15 m from the front property boundary, as identified below: 25

34 Ensure that the building bulk at the outer edge of Precinct 8 and Precinct 9 (at the interface with Precinct 13) provides a transition to surrounding residential and heritage areas by requiring new buildings to be no more than 1 storey higher at the interface and by recessing taller elements at a scale of 2 metres setback for every 1 metre in height, this applies for adjoining properties and for properties divided by a road (reserve) or lane of less than 15 metres in width, as identified below: 26

35 New buildings should use contemporary design approaches that are sympathetic to the proportions and patterns of adjacent responses heritage buildings. 27

36 ELEMENT 7: AMENITY PRIVATE OPEN SPACE AND RESIDENTIAL WHY THIS IS IMPORTANT Private open space is important for short term and long term occupants of each unit of accomodation as private open space assist healthy lifestyles while providing opportunities to take advantage of significant views in Central Geelong. Private open space to each unit of accommodation benefits occupants and a provides flexibility for different types and lengths of accommodation. The size, orientation and design of private open space, especially balconies, is critical in determining the frequency of their use. Screening from climatics conditions, access to sun light and avoiding overwhelming buildings can make private open space more comfortable. The public environment can also benefit from regularly used private open space through increased buidling edge activity, greening facades and and surveillance of the street. Residential amenity is important to attract and retain new residents to Central Geelong. New development that emit noise and odours must share the responsibility with new sensitive uses, including dwellings, to protect residential amenity. DESIGN OBJECTIVE To ensure building design provides for residential amenity. GUIDELINES Private Open Space Ensure individual private open space areas, including balconies, are provided to each unit of accommodation. This may be in the form of balconies and supports the amenity of occupants, the waterfront character, and provides flexibility for different types and lengths of accommodation. Encourage the provision of private open space on roof tops and building podiums levels (created where the setbacks of upper levels of building provide the opportunity). Encourage opportunities for private open space areas to accommodate canopy trees on rooftops and landscaping, including to increase shading in summer and allow for solar access in winter. Encourage private open space to be located and orientated to receive direct solar access, where possible, for at least two hours between 9am 3pm throughout the year. Encourage taller buildings to avoid negative overwhelming, shadowing and wind impacts on private open space. Ensure individual private open space provided as a balcony : 28

37 Provides at least a single balcony space of a minimum of 8m2, including a minimum dimension of at least 2.5 metres. This is to reflect the opportunities for views and encourage balcony functionality and usability, including for outdoor seating and eating. Provides weather protection by providing sliding screens or walls on at least 60% of its perimeter and some canopy cover. Provides privacy for seated occupants from views from the adjacent street and views from windows and balconies from the same or adjacent buildings. This may include non-clear balustrades and side screening. Does not enter into the air space of public streets to avoid privatisation of public space, complicated ownership and access arrangements. 29

38 Opportunities for green edges and spaces can be provided in innovative ways. Impacts on Residential Amenity Ensure that plant, equipment, extractor fans, rubbish receptacles, air conditioning/heating units and other utilities are designed, located, screened and selectively used to minimise noise and odours that would erode the amenity of neighbouring land uses. In particular located to ensure compliance 30

39 with the Environment Protection (Residential Noise) Regulations and other guidelines such as TG302/92. Ensure development limits the impact of odours and pollution on residents through design measures, including in residential ventilation/airconditioning systems, that minimise the potential impact of odour emission and pollution. Ensure development limits reflected and artificial light spill, including through the use of: Low-reflective glass above ground floor level Orientatation and screening of artificial light sources Ensure development controls new noise creating sources at their origin and controls noise intrusion within new noise sensitive developments (including dwellings) through: Design and noise attenuation measures that achieve the noise levels (within any noise sensitive areas) that are calculated by applying the method in Schedule B of State Environment Protection Policy No. N-1 Control of Noise from Commerce, Industry and Trade (SEPP N-1) for calculation of noise limits. Design and noise attenuation measures that achieve the noise levels (within any noise sensitive areas) that are calculated by applying the method in Schedule A and B of State Environment Protection Policy No. N-2 Control of Music Noise from Public Premises (SEPP N-2) for calculation of noise limits. Design and noise attenuation measures for sensitive uses from external and internal noises (including adjacent dwellings, lift and services) to achieve noise levels in: o o Sleeping areas with windows closed between 10pm to 7am must not exceed 35dB(A) as the average of the hourly L10 values and 50dB(A) at other times as the average of the hourly L10 values, or is otherwise to the satisfaction of the Responsible Authority; In other habitable rooms with windows closed between 10pm to 7am must not exceed 43B(A) as the average of the hourly L10 values and 58dB(A) at other times as the average of the hourly L10 values, or is otherwise to the satisfaction of the Responsible Authority. 31

40 ELEMENT 8: CONTRIBUTION TO THE PUBLIC ENVIRONMENT AND WATERFRONT WHY THIS IS IMPORTANT Streets are activated by pedestrians, regardless of their mode of transport to Central Geelong. The design of building edges can determine how safe and comfortable city streets and lanes are for pedestrians. A dense network of streets and lanes can provide varying experiences and interest, as well as promoting pedestrian access around the centre of the city. It also creates a range of street environments which are suited for shopfronts providing a range of economic activities that would otherwise not exist. Physical comfort and safety levels can encourage people to occupy and use these streets for longer periods throughout the day and year. Protection and respite from harsh weather conditions, including winds, rain and intense sun can be provided, whilst maintaining solar access during milder parts of the year. Building edges can significantly improve perceptions of and actual personal safety for pedestrians by positively interfacing with public streets. Respite, weather protection and alternate access routes can be provided by semi public open space areas. Vegetation in open space areas can also contribute to softening the edge of buildings. Most buildings interface with open space, including streets, and should address the open space to benefit building occupants, and provide a safe, attractive and engaging building edge. Development in public open space and on the waterfront can have a dramatic impact on surrounding areas. The loss of direct open space is to be offset by facilities that service and attract visitors. The exclusive privatisation of public space is to be avoided and development should be subservient to public access. The waterfront is a key icon for the city and development within it should contribute to its character and function, while avoiding development that competes with the city or is more appropriate in a dense urban setting. DESIGN OBJECTIVE To ensure development positively contributes to the pedestrian network, the public environment and the waterfront. GUIDELINES Pedestrian Network and Safety Encourage pedestrian path widths accommodate the expected pedestrian traffic and other activities associated with adjacent land uses. For example, wider footpaths for high-traffic areas with outdoor dining. Provide clear unobstructed view lines along pedestrian accessways, particularly through and between developments. 32

41 Encourage developments on large sites, and those located adjacent to or at the end of laneways, to consider opportunities for providing improved access, including ensuring new mid-block links are: Provided as identified in the Key Pedestrian Plan. Straight (to maintain visibility) and provide active frontages to provide a high level of personal safety for pedestrians in these environments. Provide weather protection for pedestrians, in a manner that would not contradict the preferred heritage outcomes in the Geelong Verandah Study 2007, by: Ensuring the provision of continuous and generous verandahs to the footpath along identified key pedestrian routes in Precinct 7 and Precinct 10 Encouraging verandahs to street frontages in other locations including identified key pedestrian routes. Ensuring entrance canopies in other locations. Provide large trees, podiums, screens and canopies to minimise the effect of harsh winds, particularly along north-south oriented streets. Ensure the provision of white light to evenly illuminate footpaths, particularly under verandahs and undercroft areas, recesses, building entrances and parking areas.. An even distribution of light and minimal areas of intense shadows or glare is to provide visual comfort for pedestrians. Also lighting with white colour, based on the use of daylight colour, is to give a true colour rendition of objects and surfaces to enable improved visibility at night Encourage convenient comfortable access to people of all abilities, including achievement of AS1428 Design for access and mobility, responding to and taking advantage of the topography, including avoiding steps, minimising ramps and matching internal floor levels with that of adjacent public footpaths. Encourage buildings and public accessible spaces to positively contribute to safety, actual and perceived, through the application of crime prevention through environmental design (CPTED) principles and the Victorian Government s Safer Design Guidelines for Victoria. Encourage the main entrance points into new buildings to be located and designed to be easily seen from inside the building, the parking area and the adjoining street. Encourage the location and design of balconies (private open space) and windows to contribute to the activation of street frontages and the surveillance of the street and which minimise overlooking of neighbouring private open spaces. Minimise and consolidate vehicle entrances, loading and servicing areas. Discourage paving materials which produce glare and can be slippery when wet, and use materials which are robust, easily maintained and repaired. 33

42 Pedestrian Network Plan, indicating existing and improved access opportunities. 34

43 Lanes can provide alternative environments for both different types of business and movement. Building Interface with the Public Environment Encourage an uncluttered approach to the detailing of the semi-public environment. Seek opportunities for single multi-purpose pieces of furniture, fixtures and artwork and avoid obstruction of main pedestrian flows, desire lines or view lines. Encourage the provision of semi-public spaces that extend the pedestrian network by creating plazas, entry courts and through block links at ground level. Ensure the full integration of semi-public open space with adjacent public streets through design, complementary materials/furniture and landscaping. Encourage the landscaping of roof tops and creation of landscaped green walls which will significantly contribute to the visible greening of the city. Ensure the design and location of protective measures, including those for high security or vulnerable buildings do not compromise the achievement of these guidelines. Waterfront Development and Buildings in the Public Space Ensure that any buildings in public spaces: Enhances the open space attraction and experience. Minimises the perceived or actual privatisation of public space. Delivers a net community benefit. Ensure that development that occurs in Precincts 11 and 12, in addition to the other guidelines,: Complements and co-ordinate with any Council adopted Waterfront masterplan and with the Waterfront as a key location for tourist and events, passive and active public open space areas and visual icon of Geelong. Provides distinctive and high quality design additions to the city skyline as viewed from the identified key views. Avoids exclusive private access to existing public open space. Improves public access, attraction, and interest, including providing visual cues that invite public occupation of the surrounding spaces. Improves viewing opportunities of the waterfront. Shares views across Corio Bay and back towards the city, including by separating building segments and avoiding continous built form. Protects the existing amenity along the waterfront foreshore, including by avoiding overshadowing the southern footpath of Eastern/Western Beach Road at 12 noon in mid-winter. 35

44 Retains a human scale, avoids visually overwhelming adjacent public areas. Ensures height and scale is subservient to the built form of the city, south of Eastern and Western Beach Road, except for new iconic buildings in Precinct 12 that provide a net community benefit through access to and increased activation of adjacent spaces. Includes extensive open and transparent sections. Complements the waterfront character, landscape, art and architecture. Use materials that are robust and appropriate to the corrosive marine environment and avoid highly reflective surfaces and significant colour contrasts against the existing city scape. Landscaping & Fencing Avoid landscape treatments that create blind spots or hiding places, including by ensuring vegetation has a mature canopy of at least 2.4m from the ground or be no higher than 0.7m above the ground when located in the public environment and streets to maximise visibility. Locate fences and screens to avoid blocking vehicular sight lines and to prevent the formation of hiding places. Landscapes can impact on the perceived and actual safety for pedestrians. Vegetation and other visual obstacles should be minimised and kept low. 36

45 Geelong s unique public space details are among the most memorable element of the central city. This should be extended and contributed to by private development. Public Art Encourage art to inform building design and be incorporated within it. Encourage artwork along identified key pedestrian routes and key destinations. This will include retail streets, the waterfront, transit stops, public gathering places and sites of special heritage or community significance and is to act as highly visible landmarks to assist in orientation. Encourage artwork to be integrated with interpretive signage. Encourage artwork to contribute to Central Geelong s waterfront and heritage character, including collaborative artworks which extend and build on any City public art strategy. Encourage the inclusion of artists as key players in a proposal s design team. 37

46 Public art can be effectively designed as part of the building, in the above example it also achieves another objective being to clearly identify building entrances. 38

47 Landscaping can engage people at the building edge. Advertising Signage Ensure signs do not dominate the immediate street, distant and skyline views, including by avoiding high wall signs, major promotion signs, panel signs, sky signs, animated signs, electronic billboard, bunting and reflective signs.. Discourage signage that dominates and obscures building frontages and windows, particularly promotion signs at street level. Ensure building identification is primarily through design and architectural features, with subservient signage. Encourage signs to integrate within the building form, especially for heritage buildings, through location, scale, material, colour and being compatible with the prevailing architectural style. Minimise/consolidate the number and size of signs above verandahs and the total number of signs per site. Encourage signs to establish a coordinated image for the development and provide consistency within the streetscapes. Ensure signs are contained within the site and do not project above footpaths, except for verandah/awning signs. 39