adopted streetscape policy april 2010

7/29/2019 Adopted Streetscape Policy April 2010

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3.1 STREETSCAPE POLICY

(ADOPTED 27 APRIL 2010)

1.0 INTRODUCTION

The protection of neighbourhood and streetscape character via the planning process is nowrecognised as a core town planning responsibility of local government. The Residential

Design Codes, a Statement of Planning Policy, encourages local government to prepare localplanning policies to address local issues of streetscape and neighbourhood character. TheCodes state:

In established areas there appears to be a consensus that new development shouldfollow the characteristic patterns of housing types, street setbacks, scale, front gardensand street rhythm.

Subiaco is fortunate in having a diverse range of housing stock which is characterised byvaried streetscapes some of which have a relatively consistent scale and form. This policyaims to protect and reinforce the existing development patterns identified in different parts ofSubiaco through appropriate design whilst also encouraging innovative housing design thatmeets the needs of a changing community.

2.0 DEFINITIONS AND TERMS

The following terms are used in this policy:

Character: Means the qualitative interplay of built form, vegetation and topographiccharacteristics in both the private and public domains that make oneplace different from another. Character is generally limited to height,front setbacks, side setbacks and bulk and does not relate to coloursand finishes.

Floor area: Means the total floor area of a building including terraces and balconies(screened or unscreened), any mezzanine or first floor level and void

spaces.IncreasedHeight:

Means a height exceeding that prescribed under clause 42 of TPS4 forthe relevant density coding.

Surroundingdevelopment:

Means the five properties on either side of the proposed development onboth sides of the street (excluding laneways/right-of-ways) that thedwelling is orientated towards (refer to illustrations below). Moresignificance will be given to surrounding development that is closer tothe proposed development, particularly in the case of corner lots.


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All other terms have the same meaning as defined in the Codes and Scheme.

3.0 RATIONALE FOR POLICY

A number of key planning instruments provide a statutory basis for the City to prepare a localplanning policy to ensure the protection and enhancement of streetscape and neighbourhoodcharacter.

Town Planning Scheme No. 4The protection and enhancement of streetscape and neighbourhood character are keyinitiatives of Town Planning Scheme No. 4 (the Scheme). The concept of character isidentified as an intrinsic component of the definition of amenity contained within the Scheme.

The Scheme definition clearly compels the City to consider the implications of proposeddevelopment upon the character of a given area.

In comparison to the town planning schemes of most other local authorities, the Scheme is

unusual in that it limits the as-of-right height of new development to effectively single storeywithin the low density Residential zones. The primary objective of this height limit is theprotection and enhancement of the existing character of residential areas.

Residential Design CodesThe Codes encourage local governments to prepare local planning policies that specificallyaddress the issues of streetscape and neighbourhood character.

4.0 OBJECTIVES

The objectives of this policy are as follows:

1) To ensure that new development is consistent with the character and in particular

the scale of existing residential development;2) To ensure that new development is designed having regard to the issue of crime

prevention and surveillance of the street and housing entrances;3) To encourage creative and quality design solutions that meet the standards of this

policy and enhance the character of existing residential areas; and4) To protect the amenity for adjacent properties, with reference particularly to solar

access, day-lighting and privacy.

5.0 STREETSCAPE STANDARDS FOR ALL RESIDENTIAL ZONES

A core principle of this policy is that development is to be consistent with the streetscape andneighbourhood character of its locality (i.e. height, front setbacks, side setbacks and bulk).For the purposes of this policy streetscape and neighbourhood character is determined with

reference to surrounding development as previously defined above.


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5.1 Building Form and Orientation

The form of new development is to meet the following requirements:

1) Any new development or alterations/extensions to the front faade of existingdevelopment are to be designed so as to be orientated towards the street.

2) The front faade of a development (and secondary street faade in the case ofcorner lots) is to allow for surveillance of the street.Note: Surveillance of the street and the ability to see visitors from inside the

dwelling without opening the door is a desirable aspect of design as it contributespositively to reducing incidents of crime.

3) The entrance to a development is to be clearly visible from the primary street.Design features that highlight the entrance door such as porticos, verandahs orawnings are encouraged.

4) Extensions to buildings that have been identified as having cultural heritagesignificance (i.e. generally buildings that are listed on the City of Subiaco TownPlanning Scheme Register of Places of Cultural Heritage Significance) should bedistinct from those of the original house.

5) The bulk and scale impacts of development on secondary street frontages onstreetscape character should be taken into consideration to minimiseinappropriate built form impacts as much as practical.

6) Consideration will be given to the effect of any proposal on the visual amenityenjoyment of adjoining properties in relation to side and rear views of thedevelopment.

5.2 Setbacks

1) The front setbacks of any development:

a) Are to be set back from the primary street at a distance no less than the'Prevailing Street Setback'. The prevailing street setback is the setbackcalculated by averaging the setback of surrounding development; or

b) Should match the setback of the houses on either side of the subjectproperty. Where the setbacks of the two adjoining houses vary, the setback

should be approximately mid-way between those of the adjoining houses; orc) In areas coded R50 and higher which are typified by development that is of

a lower density such as R20, the front setback of the proposeddevelopment will be required to meet the Codes front setback requirementfor the higher density in lieu of being setback in line with the prevailingstreet setback;

2) In addition to the Performance Criteria cited at clause 3.3.1 of the Codes, theCity may have regard to the following additional criteria:a) Side boundary setback patterns of surrounding development; andb) In the case of extensions / additions, the side boundary setbacks of existing

development on-site clearly visible from the street.


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5.3 Scale and Proportion

1) New development or alterations or extensions to existing development, are tohave a comparable scale and proportion to surrounding development as viewedfrom the street unless it can be demonstrated that the surrounding developmentis not desirable or representative. Uncharacteristic examples of buildings will notbe considered in the streetscape assessment (i.e. bulk, scale, height etc).

2) Additions/extensions to existing houses including car-parking structures in thefront setback area should not dominate the original building as viewed from thestreet. The house should remain the dominant feature on the site when viewedfrom the street. Structures should not be constructed in existing verandahs.

3) Alterations or additions to existing houses should be designed such that thedesirable qualities of the existing building are maintained particularly as viewedfrom the street.

4) Development on corner lots is to respect the existing rhythm and pattern of theprimary and secondary street streetscapes having regard to scale, proportion,building form and orientation.

5.4 Service Meters and Related Infrastructure

Service meters and other related infrastructure are encouraged to be placed in a

location that is not readily visible from any adjoining property, street or public place.Accordingly, the City will impose the following conditions where applicable:

1) All service meters and related infrastructure are not to be placed on the streetside of a front fence.

2) All external fixtures such as TV and radio antennae and satellite dishes,plumbing vents and pipes, solar panels, air conditioners and hot water systemsare to be located in accordance with Clause 6.10.2 of the Residential DesignCodes in relation to A2.3 and A2.4 of the R Codes and are not to be readilyvisible from an adjoining property

It is noted that in most circumstances development approval for the above-mentionedexternal fixtures is not required.

5.5 Garages and carports

Car parking structures are seen to potentially damage traditional streetscapes due totheir visual dominance, especially when situated in the front setback area. On thisbasis, any car-parking structures (including but not limited to garages, carports,pergolas, patios and vergolas) should be located as per the Citys Residential CarParking Policy in addition to meeting the relevant setback requirements of this policyand the Residential Design Codes.

6.0 DEVELOPMENT IN RESIDENTIAL R15 & R20 ZONES

6.1 Open Space

Where single storey development is proposed, the City will consider variations to theAcceptable Development provisions of the Codes that relate to open space based on apositive design outcome. Where a building of increased height is proposed, the City is


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less likely to consider variations to the Acceptable Development provisions of theCodes that relate to open space

6.2 Development Standards for Houses of Increased Height

The Scheme imposes height limits on development in the R15 and R20 Zones butprovides the Council the ability to approve development of increased height where it issatisfied that there will be no adverse impact on adjoining residential sites or thegeneral amenity of the locality. The requirements of the Scheme may only be satisfied

subject to meeting the standards contained within part 6 of this policy.

6.3 Houses of Increased Height: Streetscape Standards for R15 & R20 Zones

In order to fulfil the requirements of this policy the City will require a building ofincreased height to be designed so as to appear as a predominantly single storeyhouse as viewed from the primary street where the surrounding development ispredominantly single storey (nominally greater than 50%). This includes a requirementfor any two storey development to be located in the middle third of the lot.

It is acknowledged that there are circumstances where the site may not permit twostorey development to be located in the middle third of the lot (i.e. lots of reducedlength). The primary concern of the City is to maintain an attractive streetscape. Assuch, the City may permit two storey development located outside the middle third ofthe lot where more than 50% of properties within a 50m radius exhibit similardevelopment.

It is preferred that second level development should be contained within the roof spacewhere there is no two storey development in the surrounding development. The City isunlikely to support a second storey element where the proposal is considered to impacton the amenity of adjoining properties. This is depicted generally in the diagram below.

Notes:

1. Line of site is calculated 1 metre off property boundary (view from sidewalk)with an eye line height of 1.6 metres.

2. Refer to Appendix A for the calculation of median building height (for thepurpose of setbacks).

3. Where a second storey or building of increased height is desired the Citygenerally encourages the storey to be wholly or partly incorporated into theroof space in the form of a loft.

4. Diagram is Not to Scale.


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6.4 Houses of Increased Height: Design Standards

Houses of increased height are to meet the following design standards:

Design Element Standard

1)* Maximum height Wall heights of up to 6 metres and overall height of upto 9 metres

2) Upper floor area Maximum floor area of the footprint of the portion of thebuilding of increased height is not to exceed 15% of thesite area. Loft Development or development containedwholly within the roof space (i.e. wall height and ridgeheight not exceeding 3.6 metres and 6.5 metresrespectively) will not be included within the calculationof the maximum floor area of the footprint. Dormerwindows may be supported subject to the requirementsof the Residential Design Codes and are considered asarchitectural features for the purposes of this policy.

3)** Overshadowing ofadjoining

properties

i) Development is to not overshadow greater than50% of an adjoining outdoor living area of a

neighbouring dwelling at midday on 21 June.

ii) Development is to not overshadow majoropenings to habitable rooms of neighbouringdwellings at midday on 21

stJune

* New houses or alterations or extension to existing development are to have acomparable scale and proportion to surrounding development as viewed from thestreet. The scale and proportion of surrounding development should bedemonstrated by the submission of photographs and or plans with an applicationfor development approval. More significance will be given to the scale of buildingsthat are closer to the subject property.

** The requirements of 3) are in addition to the requirements of clause 3.9 of theCodes.

7.0 DEVELOPMENT IN R50 & R80 ZONES

7.1 Design standards

Development in the R50 & R80 zones is to meet the following developmentstandards:

Design Element Standard

1) Maximum height Wall heights of up to 6 metres and overall height of up to 9metres in R50 zones.

Wall heights of up to 9 metres and overall height of up to12 metres in R80 zones.

2) Overshadowing* Development in areas coded R50 or higher are to meet theovershadowing requirements associated with the zoning ofthe adjoining lots.

* Should the adjoining lot be of a lower density, the development on the higherdensity should not overshadow the lower density lot by more than what the RCodes allow for the lower density area.

adopted streetscape policy april 2010

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