Part A - General Design Guidelines - Nillumbik Council · Web view1.1The Bridge Street Business Area These Design Guidelines have been prepared to guide the future development of

Final Draft - February 2014

Bridge Street Business Area Design GuidelinesPart A - General Design Guidelines

Nillumbik Shire Council - Design Guidelines - Bridge Street Business Area


Bridge Street Business Area Design Guidelines

1.1 The Bridge Street Business Area

These Design Guidelines have been prepared to guide the future development of land within the Bridge Street Business Area (BSBA) and build upon the findings and recommendations of the Eltham MAC Structure Plan, August 2004 and October 2007. The BSBA comprises four key commercial sub-precincts within the Eltham MAC, which together forms Precinct 5 in the Activity Centre Zone Schedule 1 (ACZ1). These sub-precincts consist of:

Precinct 8: Office / Recreation (sub-precinct 5a in the ACZ1)

Precinct 9: Peripheral Sales (sub-precinct 5b in the ACZ1)

Precinct 10: Sherbourne Road / Bolton Street (sub-precinct 5c in the ACZ1)

Precinct 11: Industrial Core (sub-precinct 5d in the ACZ1)

(Refer to map)

These Design Guidelines are intended to be used by anyone who is interested or involved in the planning and development process (landowners, designers, developers, community, Council etc) to better understand how to suitably respond to local planning policies and design controls associated with the BSBA. The preferred future functions of the BSBA is to



be a key focal point for new investment and employment opportunities within Eltham through the ongoing provision of industrial uses and an increase in peripheral sales. The BSBA Guidelines have been separated into two parts and include the following:

Part A: The General Design Guidelines (applicable to all land within the BSBA)

The purpose of the BSBA General Design Guidelines is to provide basic design directions for all development formats within the defined BSBA area including new commercial, industrial and community development.

Part B: Precinct Design Guidelines

(applicable to land located within the specified precinct boundary).

The purpose of the Precinct Design Guidelines is to provide specific guidance that supports the preferred character for each precinct.

Note: all new development must have regard to both documents, PART A & B, respectively.

1.2 The Existing Character

Existing Quality and Tones

The following provides a summary and illustration of key existing textural qualities available within the Bridge Street Business Area:

Traditional industrial materials

Natural and textured materials

Subdued earthy colours

Bright flat and rendered materials

Extensive concrete surface areas

Existing Form and Pattern

The following provides a summary and illustration of key typical building and landscape features within the Bridge Street Business Area:

Mix traditional sheds and large contemporary ‘box like’ forms

Low lying and elevated forms on sloped topography

Flat and low pitch roofs

Simple façade compositions and detailing

Car parking in front setbacks



Large and convoluted signage treatments

Inconsistent public realm presentation

Limited vegetation cover

Residential and open space interfaces at periphery

1.3 The Design Guidelines Structure

These design guidelines are intended to ensure that new development provides an appropriate and sympathetic response to the preferred character of the BSBA.

The Bridge Street Business Area is structured around 4 themes including the following:

1. Site Design (SD): Covers aspects which relate to the existing qualities of the land such as vegetation, topography and land form, streetscape character and pattern and development configuration.

2. Building Design (BD): Focuses on the design on the building. It provides guidance on the desired scale, building form, appearance, and material treatments.

3. Building Context (BC): Pays attention to the landscape and access areas around the development. It also provides guidance on ancillary features including signage and lighting.

4. Public Domain (PD): Provides information on how public places such as streets and civic spaces should be designed to enhance the local character of the area.

Within each theme, a set of objectives, guidelines and design directions provide advice on good design measures that should be considered in all new developments within the Bridge Street Business Area.



Site Design Guidelines

SD01: Site Analysis

Objective:

Ensure the building design is site and context responsive.

Design Guidelines & Directions:

New applications should provide statements/ detail in regards to:

Site location, orientation and key views to and from the site

Proximity to services and open space

Existing vegetation

Topography of the site

Existing heritage attributes or if abutting any heritage buildings

Relationship with any nearby residential development.

Siting of neighbouring buildings and car parking areas

Response to the design guidelines.

SD02: Vegetation

Objective:

Protect, retain and enhance significant vegetation and landscape that contributes to the character of the Eltham area.



Encourage the retention of existing canopy trees where they can be incorporated into the design of new buildings.

Design Guidelines and Directions:

a. Establish canopy vegetation and landscaping treatments in front setbacks.

b. When planning, site development to minimise removal of vegetation, particularly established canopy trees and vegetation in front setbacks and along property boundaries.

c. Establish landscaping alongside boundaries adjoining access ways.

d. Provide canopy vegetation in car parking areas.

SD03: Topography

Objective:

Ensure development integrates with the surrounding landscape and minimises disturbance to the natural landform.


a. Site development to correspond with the natural contours of the land. On heavily sloped sites, building should use split level design to minimise earth works and reduce visual impact.

b. Heavily sloped sites should located car parking in under croft areas at the rear, concealed from public views.



c. Access driveways should also follow the contour profile and avoid significant excavation works.

d. Minimise the use and reliance on retaining walls and batter walls. If required, they should appear inconspicuous (no greater than 500mm high) and constructed with natural materials such as stone, timber and textured materials.

e. Locate buildings and structures away from local ridge lines and prominent hill tops.

f. Buildings should not protrude above local ridgelines and the tree canopy silhouette of Eltham.

SD04: Streetscape Pattern

Objective:

Promote attractive and consistent streetscapes via a strong street edge built form character concealing servicing to the rear.


a. Street setbacks should follow the prevailing building frontage line of neighbouring buildings and the streetscape.

b. Development located on street corners should have regard to prevailing setback distances to both streets.

c. Front setbacks must be between 0-3m and where possible buildings should be built to the street edge (except along Bridge Street).

d. Where buildings are setback, entry features should extend to street edges and quality landscaping should be provided.

e. Site development to respect major view lines from public viewing locations.

f. Development on large sites should emulate the subdivision pattern of the streetscape. Incorporate articulated facades with building reliefs to correspond with the prevailing pattern.

g. Where appropriate, on site car parking and storage should be concealed at the rear of sites with connecting landscaped access ways.



SD05: Functionality

Objective:

Establish safe, functional, practical developments that contribute to the urban structure of the Bridge Street Business Area.


a. Vehicle access points should be separate from pedestrian access points.

b. Avoid functional impacts on public spaces and pedestrian footpaths.

c. Entry and exit points should be adequately designed, signed where required, and include sufficient lighting.

d. Street façade and ground floor internal layout should allow direct visual and physical access to adjoining public realm/street.

e. Footpaths leading to the building entrance should be:

no greater than 1.8m in width

constructed of complementary bush character materials such as stone paving, compacted crushed rock and aggregate finishes.

f. Where appropriate, on site car parking, storage and service areas should be located to the rear of buildings. Storage must not be located at the street frontage.

g. On larger sites, locate service areas, storage yards and loading docks to the side, rear or within the buildings to reduce their visual prominence.



SD06: Sustainability

Objective:

Establish water efficient, energy sensitive and water sensitive urban design appropriate to local conditions and climate.


a. Site and design buildings to maximise passive heating and cooling opportunities, thereby reducing energy demand.

b. Provide external shading devices and extended eaves to allow winter sun and restrict summer sun.

c. Investigate opportunities for solar heating/energy harvesting to maximise the use of renewable energy.



d. Locate equipment away from public view and integrate with the building design, (e.g. underground rainwater tanks).

e. Incorporate rain water harvesting from roof areas to integrated collection tanks to encourage the use of recycled water for industrial purposes and maintenance of any landscaping.

f. Incorporate Water Sensitive Urban Design (WSUD) treatments into storm water drainage systems, car parking and service areas.

g. Design buildings to allow for natural cross ventilation via considered placement of windows and thermal chimneys.

Building Design Guidelines

BD01: Building Height and Form

Objectives:

Ensure buildings are moderate in form and incorporate articulation and projections to achieve a high quality presentation.

Design Guidelines and Directions:Nillumbik Shire Council - Design Guidelines - Bridge Street Business Area


a. Refer to specific precinct design guidelines for further details

b. Building envelopes should be proportionate in scale to surrounding buildings.

c. Development should reflect a moderate scale in the order of three and four storey forms (up to 15m).

d. Generally, the upper level of developments should be well articulated, recessed from the levels below, to provide visual interest, minimise overshadowing and visual bulk.

BD02: Building Style and Façade Composition

Objectives:

Promote contemporary buildings that present a highly quality commercial architectural quality yet complement the bushland character of Eltham through interpretive expression and material use.

Encourage development which presents an attractive and visually interesting facade to the streetscape and adds to the vibrancy and safety of the public realm.

Ensure building entries establish a clear sense of address and maximise street exposure.


a. Buildings should be contemporary in style and incorporate simple building elements.

b. Use a variety of design techniques including articulated building forms, changes of surface treatments, roof forms and fenestration to provide visually interesting facades, diminish visual bulk and avoid the appearance of solid blank walls.

c. Upper levels of new developments should be articulated with building recesses and balcony treatments.

d. Incorporate clear horizontal / vertical divisions within the facade to relate to the streetscape and subdivision pattern.

e. All industrial shed or warehouse forms should include an office/ display frontage component to face the street, to assist in concealing the ‘boxed’ form behind.

f. Offices should present an attractive and articulated façade to provide visual interest to the overall development.

g. Buildings located on corner sites should address both streets and provide ‘multi-sided’ facade treatments. Apply a feature architectural element that ‘wraps’ around the corner of the building.

h. Design new buildings with ground floor street frontages to provide windows with displays and doors at the street level.

i. Locate habitable spaces on upper levels along the street frontage with windows overlooking the street to create a sense of surveillance.



j. All buildings must have an address to the street. In factory unit developments all buildings must face internal access ways and car parking areas and have a sense of address.

k. Locate the main building entrance on the street frontage so that it is visible and easily recognised.

l. Where buildings are setback, project entry feature treatments to the street edge to provide a strong sense of address.

m. Service related areas and equipment should be located away from public view or adequately screened.

BD03: Roof Form

Objective:



Promote roof styles that are low in profile to minimise visibility and allow long range views to canopy landscaping along Eltham’s ridgeline.


a. Buildings within the precinct are encouraged to incorporate a flat, low pitch or skillion roof form to allow for a prevailing canopy silhouette behind.

b. Use of articulated parapet wall treatments to conceal flat roof forms should be in proportion to the façade detailing.

c. All roof-mounted mechanical equipment must be screened from view by parapet walls or integrated screening devices that complement the building form. Exceptions may be required for the optimum positioning of solar panels.

d. All roof forms must incorporate water harvesting features.

e. Roof forms should be north-facing where possible to allow for good solar access to photovoltaic systems.

BD04: Materials, Colours, Hues and Texture

Objective:



Encourage a diverse range of material and colours that complement the urban and landscape setting of Eltham.


a. Use a mix of materials, textures and finishes including lightweight cladding, timber, render, non-masonry sheeting, glazing, stone, brick, mud-brick and iron roofing.

b. Broad areas with the use of tilt up concrete slabs should be articulated using three dimensional imprint relief or broken up through window fenestration in appropriate areas.

c. Use materials on walls, roofs and outbuildings that are matte in finish and low in reflectivity. Roof colours should be light only to reduce heat penetration, but not a reflective material (e.g. not zincalume or similar reflective material).

d. Buildings which accommodate noise intensive activities should use materials that provide noise insulation.

e. Draw upon the surrounding landscape as an inspiration for the colour palette selection on external walls. Seek to harmoniously blend with the bush land environment with the application of ‘earthy’ tones, for example – subdued whites and greys, and warm colours.

f. Primary base colours should be muted and subdued in tone. Accent colours should be used strategically for key building façade features, entries and site features.

g. Use of recycled materials should be encouraged.



Building Context Guidelines

BC01: Access and Parking

Objectives:

Ensure car parking and vehicle access ways do not dominate the streetscape image.

Ensure the design of parking and access areas is safe, practical and attractive.


a. The number of vehicle crossovers should be limited to 1 on standard size lots. On larger sites and consolidated lots, rationalise the number of vehicle entry points. On a corner site, locate the vehicle entry point to be accessed from the side street.

b. Locate all on site car parking, service areas, storage yards and loading docks to the rear of the buildings to reduce their visual prominence in the streetscape.

c. All trucks must be able to access service areas and loading docks in a forward direction.

d. Adequate provision for loading and unloading of vehicles must be made together with an area set aside for industrial waste collection.

e. Loading areas must be screened so as not to be visible from public view. Screening devices should be integrated with the building form.

f. Where possible consolidate car parking areas with adjoining properties to create better permeability of services areas and provide additional through vehicle access opportunities in the precinct.

g. Staff and visitor car parks must be clearly marked.

h. Open car parking areas and access ways should be paved with permeable surfaces at regular intervals and incorporate water sensitive urban design.

i. Shade trees should be planted in open air, at grade car parking areas where over 10 car spaces are provided. This planting should be at a ratio of 1 tree per every 10 car spaces.

j. Plant a combination of indigenous canopy trees and shrubs to screen parking areas from adjoining properties and the public realm spaces.

k. Clearly identify entries to access ways along the street edge.

l. Provide access paths to building entrances.



BC02: Boundary Treatments - Landscape

Objective:

Reinforce the bush landscape character of Eltham by using landscaping as a relief between buildings.


a. Retain existing canopy trees wherever possible.

b. Landscaping should soften built form and vehicle access points and achieve a layered effect including lower order plants (i.e. native grasses and accent plants), mid level shrubs and canopy trees. Sufficient permeable surfaces should also be provided to ensure plant growth.

c. Establish landscaping along side boundaries that are adjoining access ways.

d. Provision of canopy trees at building entries and in car parking areas should be maximised to soften the built form and provide shading opportunities.



e. Generally, use plant/ species that are drought tolerant and indigenous to the local area, especially on sites that adjoin public parkland or are in close proximity to waterways.

BC03: Boundary Treatments - Fencing

Objective:

Avoid fencing that creates in-active frontages to the public realm.

Encourage side and rear fencing that offer a sense of openness from the street.


a. Front fencing along the street boundary is highly discouraged. If required for safety and security purposes, fencing should be permeable and have a maximum height of 1.8m.

b. If buildings are setback seek to define the front boundary through landscaping treatments and edge planting.

c. Extensive chain wire or cyclone mesh fencing is discouraged within areas that are visible from the street.

d. Side fences should not begin in front of the main building façade.



e. Side, rear or screen fences should not exceed 1.8m in height.

f. For retaining walls design, refer to guidelines SD03 – Topography.

BC04: Signage

Objective:

Ensure signage will be minimised and integrated into the design of the building façade and landscape setting.


a. Generally, all signage must be in accordance with Nillumbik Shire Council’s Clause 22.09 – Signage Policy.

b. New buildings should incorporate signs so that they are an integral part of the architecture. Signage should be a well-considered aspect in the building form and facades.

c. Signage should be unobtrusive, proportionate to the building façade, and located below the roof eave.

d. The total advertisement area to each premises for a business identification sign must not exceed 3m².

e. Where development contains a number of tenancies signage should be consolidated into a single directory board, low in profile either integrated with built form or with a landscaped front setback. Such signs should not obscure pedestrian viewlines. These signs should be no higher than 1.8m and no wider than 2m.

f. Visual clutter created by too many signs must be avoided.

g. Avoid extensive use of primary colours on signage.

h. Avoid painted/ fixed signage on the building windows.

i. Avoid the use of illuminated, neon lighting, billboards or animated advertising and signage.

j. Roadway signage should not interrupt pedestrian flow or affect road safety. Private free standing street signage (‘A” frame) is strongly discouraged.





BC05: External Lighting

Objective:

Ensure lighting of development creates a safe environment and does no effect the amenity of open space and residential interfaces.


a. Where possible integrate lighting with built form.

b. Light spillage from signage and lighting for car parks should be contained to within property lines. Landscaping should not be relied upon to prevent light spillage into the public realm.

c. The brightness of lighting should be restricted to a level that protects the amenity of the area.

d. Overhead lights must not be higher than the building height and must be baffled to prevent light spill to adjacent sites.

e. The design of lights and equipment should be simple in style and discrete in profile.

f. The colour of light post and heads should be of a tone that will blend with the bushland landscape or building exterior.

g. Energy efficient lighting alternatives should be promoted to reduce the energy costs and greenhouse gas emission.

Public Domain Guidelines

PD01: Access, Footpaths and Parking

Objectives:

Ensure equitable access is provided for all modes of transport including public transport, vehicles, cyclists and pedestrians.



Ensure the design of crossovers and access points to rear car parking and service areas do not have a detrimental effect on the public realm.

Ensure the design of crossovers, footpaths and parking areas complement the bush landscape character of Eltham.


a. Avoid removal of existing canopy trees when locating new vehicle crossovers.

b. Foot paths should be a minimum of 1.5 metres in width, directly aligned to title boundaries, clearly marked and constructed with asphalt or finished concrete.

c. All footpaths should contain a drought tolerant grassed nature strip between it and the road.

d. Where existing informal paths occur, these indicate preferred pedestrian movement lines. Investigate such paths for formalisation with a clearly defined footpath made with permeable materials.

e. Prevent car parking from intruding upon defined pedestrian paths and landscape areas to maintain amenity and safety to these spaces.

f. The accessibility and quality of the pedestrian environment should be improved to meet the needs of all users, including the young, the elderly and people with a disability.

g. The future cycling routes should link to the Principle Bicycles Network and proposed Bicycle Priority Routes running through Karingal Drive along the train line to Alastair Knox Park and Main Road.



PD02: Landscape – Soft and Hard

Objective:

Protect and enhance significant cultural and landscape features that contribute to the Eltham experience.

Ensure the public environment establishes a strong sense of arrival into Eltham through high quality landscaping treatments.


a. Enhance and retain existing canopy trees.

b. The selection of new street trees should preferably be indigenous to the area.

c. The location of new street trees should be within road verges and should generally be no more than 10-15 metres apart.

d. Landscaping should be designed to minimise the visual impact of roadside parking with low-lying shrubs and regular spacing of trees in tree pits where possible.

e. Reinforce a consistent bush themed avenue planting with a common selection of species available in the area.

f. Utilise the slope of the land and incorporate kerb diverts to direct water run-off to landscaped areas or key water collection points.

g. Implement a precinct-wide Water Sensitive Urban Design system that provides an attractive landscape feature and manages stormwater runoff. This should incorporate the existing drainage lines through the precinct.



PD03: Street Furniture, Lighting and Signage

Objective:



Ensure the signage, lighting and street infrastructure do not dominate the streetscape and visual clutter is minimised.


a. Ensure bus stops and street furniture such as bins, seating and shelters are consistent in design which fit in with the streetscape and bushland character of Eltham.

b. Seek to progressively upgrade street furniture which reflects a robust appearance and utilises complementary materials and colours.

c. While currently street lighting is predominantly attached to power pole masks, over time seek to improve and update light heads and poles that will be complementary to the landscaped gateway setting.

d. Lights should be simple in appearance. Mock heritage or ornate features are to be avoided.

e. Update and enhance existing signage to clearly demarcate public open spaces, community facilities and gateways to the Eltham Town Centre. New signage should be contemporary and incorporate materials familiar to the area such as timber, steel and stone.

f. Public signage should be compatible in design, scale, material, style and colour with the existing bushland qualities, and with the overall streetscape.

g. Where possible, progressively reduce kerbside infrastructure to minimise visual clutter. For example, investigate opportunities to relocate powerlines and rationalise bus stops and road signage where appropriate.

h. Where possible, the use of recycled materials or materials with recycled content should be used in the design of street furniture, lighting and signage.




Documents

Part A - General Design Guidelines - Nillumbik Council · Web view1.1The Bridge Street Business Area These Design Guidelines have been prepared to guide the future development of