BAYSIDE PLANNING SCHEME

SCHEDULE 16 TO THE DESIGN AND DEVELOPMENT OVERLAY

Shown on the planning scheme map as DDO16.

EAST BRIGHTON SHOPPING CENTRE – SMALL NEIGHBOURHOOD ACTIVITY CENTRE

1.0 Design objectives

To ensure that new development is consistent with the urban form concept plan at subclause 5.0 of this Schedule To ensure that new development respects the urban form and building types within the activity centre.To ensure that new development is designed to provide an appropriate interface with and transition to surrounding lots and residential zones.To ensure that new development contributes to safe and active streets.To ensure that new development is designed to prioritise pedestrian access.To protect and reinforce views to key buildings and features identified at subclause 5.0 of this Schedule.To protect residential secluded private open space and habitable room windows from unreasonable amenity impacts, including overlooking and overshadowing.To ensure that environmentally sustainable design is incorporated into new buildings.

2.0 Buildings and works

Definitions

For the purposes of this policy: A primary street frontage is the frontage of a lot identified as a primary active frontage

in the applicable urban form concept plan at subclause 5.0 of this Schedule. A secondary street frontage is the frontage of a lot identified with a secondary active

frontage in the applicable urban form concept plan at subclause 5.0 of this Schedule. A key street corner is a corner of a lot shown in the applicable urban form concept plan

at subclause 5.0 of this Schedule with the notation ‘announce corner through design treatments’.

Key street view lines are where a street terminates at a building within a small activity centre. These are shown in the applicable urban form concept plan at subclause 5.0 of this Schedule with the notation ‘design detail at street vista termination point’

Permit not requiredA permit is not required for the construction of: The installation of an automatic teller machine. An alteration to an existing building façade provided:

The alteration does not include the installation of an external roller shutter. At least 80 per cent of the building façade at ground floor level is maintained as an

entry or window with clear glazing. An awning that projects over a road if it is authorised by the relevant public land

manager.

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BAYSIDE PLANNING SCHEME

Design and development requirements

Building HeightBuilding height must not exceed 9 metres and must be no more than 2 storeys (excluding basement). Building height may extend to 10 metres where the slope of the natural ground level at any cross section of the site of the building wider than 8.0 metres is 2.5 degrees or more. A planning permit cannot be granted to vary this requirement.The height of works should not exceed 9 metres in height above natural ground level. The height of buildings within the Special Building Overlay is to be measured from the applicable flood level (to Australian Height Datum) for the site as advised by the relevant floodplain management authority.

SetbacksPrimary street frontageA building should not be set back from the front boundary.

Setbacks from a side or rear boundary A building should not be setback from a side or rear boundary that adjoins land in a Commercial Zone or Mixed Use Zone. A building should be setback from a side or rear boundary that abuts the boundary of property in a Residential Zone a minimum of: 3 metres at ground floor level. 5 metres at first floor level.For land on the eastern side of Hawthorn Road, a building and works must be setback from the boundary with the heritage property ‘Otley’ at 1 Clive Street a minimum of: 3.5 metres at ground floor level. 5.5 metres at first floor level.Where a side or rear boundary is separated from a boundary of a property in a Residential Zone by a through laneway, the laneway width can form part of the setback distance at ground floor level.If the side and rear setback requirements of this Schedule are not met, the development must be designed and located to avoid direct views into the secluded private open space or habitable room window of an existing dwelling within a horizontal distance of 9 metres (measured at ground level) of the window.If the side and rear setback requirements of this schedule are not met, sunlight to the secluded private open space of an existing dwelling in a Residential Zone should be in accordance with Standard B21 in Clause 55.04-5.

Design DetailA building should be designed to: Provide active street frontages at ground level through:

Orienting the front facade of a building and the main entrance to face the primary street frontage.

Applying clear glazing to windows and entrances, particularly along the primary street frontage. At least 80 per cent of the building façade at ground floor level as an entry or display window with clear glazing.

Provide passive surveillance to the public realm including laneways and footpaths. A building should be designed to retain and reinforce the pattern and rhythm of land

subdivision and narrow building frontages within the streetscape and maintain human scale proportions.

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BAYSIDE PLANNING SCHEME

Key street corners and key street view lines as identified in the urban form concept plans at subclause 5.0 of this Schedule should be distinguished through building massing and design detail. This may be achieved through the following techniques: Variations in parapet details. Incorporating design features to create visual interest through the use of material

and colour variations. Incorporating focal points of activity and building entrances. Wrapping design treatments around building corners.

A building should be designed to acknowledge the parapets and roof forms of existing buildings on adjacent lots.

Environmentally sustainable design A building should be sited and designed to maximise access to natural light, including

orienting offices, habitable room windows and balconies to the northerly aspect, where possible.

A building should be sited and designed to provide for natural ventilation, including cross-ventilation where possible.

A building should be sited and designed to include external shading of windows where appropriate.

Access and car parking Vehicle access to a property should be located and designed to avoid or minimise

disruption of pedestrian movement along a street by locating vehicle access to a property from an existing laneway or a secondary street frontage, where available.

Car parking should be located within a basement level or at the rear of a building, or otherwise be screened from view from a primary street frontage.

Development with direct abuttal to a no-through access laneway should be designed to create continuous laneway connections as part of any development proposal.

3.0 Decision guidelines

Before deciding on an application, in addition to the decision guidelines in Clause 43.02-5, the responsible authority must consider, as appropriate: Whether the layout, siting and design of new development is consistent with the urban

form concept plan for the activity centre as identified at subclause 5.0 of this Schedule. Whether the development meets the design and development requirements of this

Schedule. Whether the height of a building or works above the first floor level is visually intrusive

when viewed from the streetscape and surrounding area. The impact on the amenity of any existing dwelling on an abutting property in a

residential zone, particularly with regard to solar access, overshadowing, overlooking and visual bulk.

Whether the proposed development will adversely affect the significance, character or appearance of any identified heritage places surrounding the site.

4.0 Reference documents

Bayside Small Activity Centres Strategy June 2014

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BAYSIDE PLANNING SCHEME

5.0 Proposed Urban Form Concept Plan

East Brighton Shopping Centre, Brighton East

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