lpp-6.1 local planning policy for - city of bunbury and building/heritage...lpp-6.1 local planning...

LPP-6.1Local Planning Policy for HeritageConservationandDevelopment Date Reviewed: 3 October 2017 Date Adopted: 21 August 2018 Date Commenced: 28 August 2018

Note: This local planning policy is to be read in conjunction with Local Planning Policy: Local Planning Framework and Procedures.

Contents1 Preliminary 22 Purpose 33 Objectives 34 LandUseandDevelopment Requirements 4

5 GeneralDesignStandards 66 VariationstoDevelopment RequirementsandStandards 247 MeaningofTerms 25

DISCLAIMERWhilstallcarehasbeentakentoaccuratelyportraythecurrentSchemeand/orpolicyprovisions,noresponsibilityshallbetakenforanyomissionorerrorsinthis

documentation.ConsultationwiththeCityofBunburyshouldbemadetoviewalegalversionofthisdocument.

1 Preliminary1.1 Citation

Thislocalplanningpolicyismadepursuanttotheprovisionsof‘Division2-Localplanningpolicies’under‘Part2-Localplanningframework’of‘Schedule2-Deemedprovisionsforlocalplanningschemes’ofthePlanning and Development (Local Planning Schemes) Regulations 2015,andmaybecitedasLocalPlanningPolicy:HeritageConservationandDevelopment(hereinreferredtoasthe‘localplanningpolicy’).

1.2 Policy Area

1.2.1 SubjecttotheScheme,thislocalplanningpolicyappliestoallplacesenteredontheHeritageList(includingontheStateRegisterofHeritagePlaces)anddesignatedheritageareaswithinthelocalgovernmentdistrictoftheCityofBunbury,andassuch,thelocalplanningpolicyareaistheSchemearea.

1.2.2 EastBunburyHeritageArea

(a) ThelocalplanningpolicyareaincorporatestheEastBunburyHeritageArea,asdefinedbyMap1inAnnex1ofthislocalplanningpolicy.TheEastBunburyHeritageAreamapalsoprovidesanassessmentofthelevelofculturalheritagecontributionattributedtoeachofthepropertieswithintheheritagearea.

(b) TheEastBunburyHeritageAreaisdesignatedpursuanttoclause9‘Designationofheritageareas’of‘Part3-Heritageprotection’of‘Schedule2-Deemedprovisionsforlocalplanningschemes’ofthePlanning and Development (Local Planning Schemes) Regulations 2015.

Note: The East Bunbury Heritage Area replaces the Stirling Street Heritage Area, which was designated by Council (decision number: 29/08) on 26 February 2008. The East Bunbury Heritage Area is significant to the cultural heritage of the City of Bunbury as it illustrates the evolution of settlement in Bunbury, and contains areas of cultural landscapes and notable streetscapes highly valued by the community. As such, the East Bunbury Heritage Area is identified as being of high cultural significance for the following reasons:

(a) historically the area represents the development of a part of Captain James Stirling’s Leschenault Location 26, resulting from the expansion of residential development to the east of the Bunbury town centre following the relocation of the railway in 1893;

(b) the area comprises a high concentration of single houses from the late nineteenth to mid twentieth century that includes a mix of upper, middle and working-class homes together with some individually significant places, including the State Government Infants School (1917), the Residency (1896) and the Red Mill Store and Residence (1897);

(c) the area comprises highly intact streetscapes of heritage buildings of similar form and scale that are broadly unified as examples ranging from Federation Queen Anne, to modest timber framed and clad dwellings in the vernacular style typical of railway or wharf workers’ cottages from the early to mid-twentieth century; and

(d) the aesthetic character of the area results from the irregular pattern of streets influenced by the alignment of the Blair Street former railway reserve to the west and the Leschenault Inlet to the north. This has led in some locations (e.g. Ednie Street, the northern section of Charles Street and part of Moore Street) to an unusual ‘saw tooth’ arrangement of timber cottages; which is rare, if not unique, in a West Australian residential context.

1.3 PolicyApplication

(a) SubjecttotheScheme,theprovisionsofthislocalplanningpolicyapplytoallplaceslocatedwithinadesignatedheritageareaand/orenteredontheHeritageListand/orincludedontheStateRegisterofHeritagePlaces.

(b) ThislocalplanningpolicysupplementstheprovisionsoftheLocalPlanningSchemeascontainedin‘Part3-Heritageprotection’of‘Schedule2-Deemedprovisionsforlocalplanningschemes’ofthe

LocalPlanningPolicy:HeritageConservationandDevelopment

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Planning and Development (Local Planning Schemes) Regulations 2015,whereaprovisionofthelocalplanningpolicyisinconsistentwiththeScheme,theSchemeprevails.

(c) Thislocalplanningpolicyistobereadinconjunctionwithallbuiltheritagerelatedandotherrelevantlocalplanningpolicies.

Note: 1. The Heritage List is adopted by Council in accordance with the provisions of clause 8 ‘Heritage list’ under ‘Part 3 – Heritage protection’ of ‘Schedule 2 - Deemed provisions for local planning schemes’ of the Planning and Development (Local Planning Schemes) Regulations 2015. The Heritage List includes those places in the Scheme area that have been assessed as being of cultural heritage significance and worthy of conservation under the provisions of the Scheme.

2. Heritage areas are designated by Council in accordance with the provisions of clause 9 ‘Designation of heritage areas’ under ‘Part 3 – Heritage protection’ of ‘Schedule 2 - Deemed provisions for local planning schemes’ of the Planning and Development (Local Planning Schemes) Regulations 2015.

3. This local planning policy should be read in conjunction with Local Planning Policy: Heritage Listing, Assessment and Concessions, which outlines the development application requirements, referral process, and assessment procedure for heritage works.

2 Purpose Thepurposeandintentofthislocalplanningpolicyistoapplythedevelopmentcontrolprinciples

containedinStatePlanningPolicy3.5HistoricHeritageConservationthroughtheprovisionofdesignguidanceforthedevelopmentofheritageplacesandheritageareasestablishedpursuanttotheLocalPlanningScheme.

Inparticular,thislocalplanningpolicyaugmentsthedevelopmentrequirements(i.e.designprinciplesanddeemed-to-complyprovisions)ofStatePlanningPolicy3.1ResidentialDesignCodes(R-Codes),whenexercisingdiscretionforvariationstodevelopmentrequirementsoftheSchemeand/ortheR-Codesthatfacilitatethebuiltheritageconservationofheritageplaces.

3 Objectives TheCityofBunburycontainsasignificantcollectionofheritageassetsasidentifiedontheLocal

GovernmentHeritageInventory.TheLocalPlanningStrategycallsfortheconservationandprotectionofthoseassetsofsignificantculturalheritagevalue.InaccordancewiththeaimsoftheScheme,thedevelopmentanduseofheritageplacesaretobeconsistentwiththefollowingobjectives-

(a) ToencouragethebuiltheritageconservationandprotectionofplacesandareasofculturalheritagesignificanceinaccordancewiththeprinciplesoftheBurraCharterandtheobjectivesoftheCityofBunbury’sLocalPlanningStrategy.

(b) Toconserveexistingbuildingsidentifiedasmakingan‘exceptional’,‘considerable’or‘moderate/some’contributiontotheculturalheritagesignificanceandcharacterofaheritageplaceorhigh/moderatecontributiontoadesignatedheritagearea.

(c) Toensurethatdevelopment,includingalterationsandadditionstoexistingbuildingsandtheconstructionofnewbuildings,doesnotadverselyimpactontheculturalheritagevalues,significanceandcharacterofheritageplacesanddesignatedheritageareas.


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4 LandUseandDevelopmentRequirements4.1 Demolition

(a) Demolitionorremovalofsignificantoriginalfabricisapermanentchangethatcannotbereversed,contrarytotheobjectivesofthepolicy,andshouldbeavoidedwhereverpossible.

(b) DemolitionofanybuildingorplaceontheHeritageListorwithinaheritagearearequiresthedevelopmentapprovalofthelocalgovernment.

(c) AnapplicationforthedemolitionofallorpartofabuildingeitherontheHeritageListoraassessedasacontributorybuildingintheheritageareamayberequiredtodemonstratethatthebuildingfabrictobedemolishedisoflittleornoindividualculturalheritagesignificance,andthatanydemolitionwillnothaveanyimpactonanyassociatedsignificantfabric.

(d) Demolitionapprovalwillnotbeconsideredonthegroundsofeconomic/othergainfortheredevelopmentoftheland;however,thelocalgovernmentmayconsiderdemolitionapprovalonthegroundsofstructuralinadequacy,subjecttoastructuralengineer’sreportundertakenbyasuitablyqualifiedengineer.ThiswillneedtobeconsideredwiththeHeritageImpactStatement.

(e) Wheredemolitionorpartdemolitionisproposed,thelocalgovernmentmayrequireaHeritageImpactStatementsubjecttothetermssetoutinLocalPlanningPolicy:HeritageListing,ImpactAssessmentandConcessions.

(f) Whereatreehasbeenidentifiedasasignificantelementinitsownrightorformsasignificantpartofthesetting/amenityofaheritageplace,andisproposedforremoval,thelocalgovernmentmayrequirethatareport(demonstratingwhyremovalisnecessary)bepreparedbyasuitablyqualifiedarborist.

(g) Thelocalgovernmentmayrequirethepreparationofanarchivalrecord(inaccordancewiththeHeritageCouncilofWesternAustraliaguidelines)asaconditionofdevelopmentapprovalfordemolition.

(h) ThelocalgovernmentmayrequirethepreparationandimplementationofanInterpretationPlanasaconditionofdevelopmentapprovalfordemolition.

(i) Approvalfordemolition,ifgranted,maybeaccompaniedbyarequirementforanacceptableredevelopmentproposaltoavoidgapsitesconsistentwithclause6.6ofStatePlanningPolicy3.5HistoricHeritageConservation.

(j) Demolitionofancillarybuildingsorstructuresthatdonotrelatetotheheritagesignificanceoftheplacewillgenerallybeacceptable.

4.2 ConservationandAdaptation

Conservationistheprocessofmanagingchangetoaplaceinsuchawaythatitsculturalheritagesignificanceisretained.Thisinvolvesroutinecareandmaintenancebutmayalsorequiremoresignificantadaptationatsomestagesofabuilding’slife.Itisrecognisedthatadaptationofheritagebuildingsforappropriatenewusesisanimportantwayofensuringtheircontinuedviabilityandsafeguardingtheirlongtermfuture.However,theneedforchangeshouldalwaysrespecttheunderlyingrequirementtoconserveheritagesignificance.

4.3 RetentionofOriginalorSignificantFabric

Goodconservationpracticeinvolvesretainingoriginalbuildingfabricandlandscapeelementsthatcontributetotheculturalheritagesignificanceoftheplace.


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4.4 ReplacementofFabric

Ifpartofthesignificantfabricofthebuildinghasdeterioratedtothepointwhereitrequiresreplacement,apolicyof‘likeforlike’isgenerallyrecommended.However,insomecasessimilar,butnotidentical,fabricmaybeappropriate.Forexampleasbestoscementsheetswhichshouldbereplacedwithcomparablesheetmaterialthatdoesnotcontainasbestos.

Note: Asbestos removal is to be carried out in accordance with WorkSafe Australia Code of Practice for the Safe Removal of Asbestos.

WithinBunburytherearesomeplaceswhereoriginalfabrichasbeenremoved/replacedtothedetrimentoftheheritagevaluesoftheproperty(e.g.replacementofcorrugatedironroofsheetingwith‘decramasticrooftiles’(galvanisedsteelmetalsheetsthatlookliketiles),replacementoftimberwindowframeswithaluminium,enclosureorremovaloftraditionalverandahs,etc.).Therestorationofplacestotheiroriginalorearlierformanddetailingisencouragedwherepracticable.Wherepossiblethisshouldbebasedonevidencesuchasremainingtracesofearlierfabric,oldphotographs,orcomparisonwithsimilarplaces.

Intheeventoftheremovalofatreethathasbeenidentifiedasasignificantheritageplace,thelocalgovernmentmayrequireareplacementtreeofthesamespeciestobeplantedinthesameoranearbylocation.

4.5 Adaptation

Itisrecognisedthatheritagebuildingsoftenrequireadaptationtofacilitatenewusesandmeetmodernstandards.Adaptation,however,shouldbecarriedoutwiththeleastamountofchangetothesignificantfabricofthebuildingaspossibleandshouldnotdetractfromtheheritagesignificanceoftheplace.

Workthatcanbereversedinthefutureisdesirable.Workthatcannotbereversedmaybesupported,providedtheculturalsignificanceoftheplaceisnotcompromised.Newworktoaheritagebuildingshouldnotreplicatethedetailoftheoriginalunlesstheworkinvolvesanauthenticrestorationtooriginaldetail.Newmaterialinsertedintoaheritagebuildingshouldbeidentifiableassuch.

Wherepossible,evidenceoftheoriginaluseofabuildingshouldberetained,andinsomecircumstancesinterpretationmaybeappropriatetohelpunderstandtheformerusewherethisisnotreadilyapparent(e.g.retainingoriginalsignage,wherethisformedpartofthefaçade).

4.6 InternalAlterations

Whereanyinternalfabrichasbeenidentifiedasbeingofexceptionalorofconsiderablesignificancethisshouldbeconservedwherepracticable.WheretheoriginalassessmentforentryintheHeritageListhasnotincludedaninternalinspection,thelocalgovernmentmayrequirethataHeritageImpactStatement(Heritage&Character)beundertakenthataddressestheimpactofinternalalterationsforthelocalgovernment’sconsideration.

4.7 RelocationofBuildings/Structures

Inthemajorityofcasesthephysicallocationofaplaceisanimportantpartofitsculturalheritagesignificance.Therefore,therelocationofabuildingorothercomponentofaplaceontheHeritageListisunacceptable,exceptinthefollowingcircumstances-

(a) relocationisthesolepracticalmeansofensuringthebuilding’ssurvival;

(b) itcanbedemonstratedthattheplacealreadyhasahistoryofrelocationandthatfurtherrelocationwillnotdiminisheitherthesignificanceoftheplaceortheculturalheritageofthelocalgovernmentarea;or

(c) itsrelocationformspartofaproposalforanewuseordevelopmentonthesite,andisfundamentaltoretentionoftheplaceonthesamesite.


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4.8 DevelopmentonNeighbouringProperties

DevelopmentadjacenttoaheritageplaceshouldnotundulydetractfromthesignificanceorsettingofaplaceontheHeritageListorheritagearea.Thelocalgovernmentshallhavedueregardfortheheritagevaluesofaplacewhenassessingdevelopmentproposalsonneighbouringproperties.

4.9 RecordingChange

Wheresubstantialmodificationstoaplaceof‘exceptional’or‘considerable’significanceareapproved,thelocalgovernmentmayrequireanarchivalrecordtobepreparedinaccordancewiththeHeritageCouncilofWesternAustraliaguidelines(asaconditionofdevelopmentapproval).

4.10 Interpretation

Interpretationcanenhanceunderstandingandenjoymentofheritageplaces,particularlywheretheculturalheritagevaluesarenotreadilyapparent.Thelocalgovernmentmayrequirethepreparationandimplementationofaninterpretationplanasaconditionofdevelopmentapprovalinarangeofcircumstances,including-

(a) proposalsthatwillsubstantiallyimpactontheheritagesignificanceoftheplace,oronthepublicappreciationofthatsignificance;or

(b) changesofuseforaheritageplace,particularlywheretheoriginalusewillnolongerbereadilyapparent.

5 GeneralDesignStandards(a) Inadditiontotherequirementsofsection4(whereapplicable)ofthislocalplanningpolicy,

applicationsfordevelopmentapprovalmustsatisfythefollowingperformancebaseddesigncriteria1.

(b) Developmentthatcomplieswiththefollowingdeemed-to-complystandardsisconsideredtohavemettherelevantdesignprinciple.Thedeemed-to-complystandardsprovideonemethodofsatisfyingthecorrespondingdesignprinciple.

1 Derived in part from the Stirling Street Heritage Precinct Conservation and Design Guidelines, prepared by Ian Moly-neux, Architect in 1998.

Design Principles Deemed-to-ComplyDevelopmentdemonstratescompliancewiththefollowingperformancecriteria(P).

Developmentsatisfiesthefollowingdeemed-to-complyrequirements(C).

5.1Subdivisionand/orAmalgamation5.1.1 DesignGuidelines:

(a) TheEastBunburyHeritageAreaiscomprisedofmainlysinglestoreydwellingsonsinglelots.Therearesometraditionalexamplesofattachedpairsofdwellingsandoneexampleofthreeattacheddwellings.Thesedwellingsaresidebysideandfacethestreet.

(b) AnyamalgamationorsubdivisionproposalsimpactingonplacesontheHeritageListoronplacesofconsiderableormoderatecontributiontotheheritageareashallbeassessedwithreferencetothepotentialimpactofthesubdivision/amalgamation(inclusiveoffuturedevelopment)ontheculturalheritagesignificanceoftheplace.

(c) Futuredevelopmentonasubdivided/amalgamatedlotmustfullyaddressallotherrequirementsofthislocalplanningpolicy.Thisappliestothelotcontainingtheheritageplaceandanynewvacantlotsthatmaybecreatedbyasubdivision.


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Design Principles Deemed-to-Comply(d) Amalgamationoflotsisnotencouraged;however,redevelopmentofpreviouslyamalgamated

lotssallensurethattheestablishedtraditionalstreetpatternintheheritagearea/placeisreinstated.

(e) Withintheheritagearearetentionofdwellingsofconsiderableormoderatecontributionisrequiredandthismayimpactdevelopmentpotential.Wherethelocalplanningpolicyrecognisesthatthereislittleornocontributiontocharacter,thesitemaybedevelopedwithintheparametersofthislocalplanningpolicy.

(f) WheretheResidentialDesignCodesandtheSchemeallowformorethanonebuildingwiththesubdivision/amalgamationoftheexistinglot,thisshouldonlybeapprovedwhereplacesontheHeritageListorofconsiderableormoderatecontributiontotheheritagearea(inclusiveofsignificantbuildings,landscapeelements,etc.)areretainedwithinasettingthatisappropriatetotheculturalheritagevaluesoftheplace.

(g) Futuredevelopmentofanynewlotscreatedbysubdivision/amalgamationmustbecapableofbeingachievedwithoutnegativelyimpactingonthesignificanceoftheheritageplace.Forexample,thedevelopmentoftheselotsshouldnot-

(i) requiretheremovalofsignificantmaturetrees;

(ii) removeorundulylimitopportunitiesforparkinginaccordancewiththislocalplanningpolicy(eitherdirectlyassociatedwiththeheritageplaceoronanewadjacentlot);

(iii)removeorundulylimitopportunitiesforsympatheticadditionstotheheritageplace,asmayberequiredtomeetmodernlivingrequirements;

(iv)resultinadjacentnewbuildingsorboundaryfencesunsympatheticallyintrudingonthesettingoftheheritageplace;or

(v) resultinanyadjacentnewdevelopmentofascale,sitingorbulkthatisunsympathetictotheheritageplace(e.g.smalllotsnecessitatingtwostoreydevelopmentwithsmallsetbacksadjacenttoasinglestoreyheritageplace).

Note: The local government is not a decision making authority with respect to subdivision and amalgamation. These provisions will be used to guide the local government in its assessment and recommendations to the relevant decision making authority.

5.1.2PerformanceCriteria:

P1.1 Subdivision/amalgamationofalot:

(a) retainstheestablishedstreetpatternandrespectsthetraditionalsubdivisionlayoutofsurroundingdevelopmentintheimmediatelocality;

(b) doesnotrequirethedemolitionormodificationofsignificantfabric;

(c) retainsanappropriatephysicalsettingandimportantpublicviewstotheheritageplace(thisincludestheretentionoforiginalgardenareas,landscapingfeaturesorotherfeaturesthatareconsideredessentialtothesettingoftheheritageplaceorits

C1.1.1 Thesubdivision/amalgamationproposalretainstheculturalheritagevaluesandappropriatepresentationoftheplaceinamannerconsistentwiththislocalplanningpolicy,asdemonstratedthroughthesubmissionofaheritageimpactstatement(ifrequired)thatconsidersboththesubdivision/amalgamationandthepotentialoffuturedevelopment.

C1.1.2 Subdividedlotswithfrontagetoaprimarystreetshallbeconfiguredtoallowbuildingsorientatedtoaddresstheprimarystreet,andhaveaconsistentbuildingsetbackwithadjacentpremises.


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Design Principles Deemed-to-Complyheritagesignificance);

(d) willnotundulyrestrictopportunitiesformeetingtheotherrequirementssetoutinthislocalplanningpolicy;and

(e) enablefuturedevelopmentonanynewlotscreatedbysubdivision/amalgamationwithoutundulycompromisingthesignificanceorsettingoftheheritageplace.

C1.1.3 Ifthesitecomprisesanamalgamationofformerresidentiallots,thedevelopmentreflectsthetraditionalstreetpatternfortheimmediatelocality.

5.2 AlterationsandAdditionstoExistingBuildings5.2.1 DesignGuidelines:

(a) Itisrecognisedthatheritagebuildingsoftenrequireadaptationtofacilitatenewusesandmeetmodernstandards.Adaptation,however,shouldbecarriedoutwiththeleastamountofchangetothesignificantfabricofthebuildingaspossibleandshouldnotdetractfromtheheritagesignificanceoftheplace.

(b) Alldevelopmentshould,asfaraspracticable,retainthesignificantcharacter,detailing,orientationandsettingoftheheritageplace.

(c) Additionsandnewbuildings/structures(includinggarages,carports,patios,swimmingpools,gazebos,etc.)shouldtakeaccountofthesignificanceandcharacteroftheheritageplace,involvetheleastpossiblealterationtosignificantfabric,retaintheprominenceoftheoriginalbuildinginpublicviews,andnotunnecessarilyobscuresignificantelements/details(seeFigure1).

Figure1:AdditionstoExistingDwellings/HeritagePlaces.

(d) Wherepracticable,theworksshouldincludereinstatementofsignificantdetailingwherethishasbeenpreviouslyremovedorseverelydamaged.

(e) Additionsandnewbuildings/structuresshouldbesetbackbehindthemainfaçade.

(f) Singlestoreyalterations/additionsarepreferredforasinglestoreyheritagebuilding.Providedtheyretainclearevidenceoftheoriginalscaleandformofthesignificantstructure,thesemaybedesignedasadirectcontinuationofthebuildingfootprintorasalinkedpavilion.

(g) Asecondstoreymaybeconstructedattherear,butthesignificantformoftheoriginalbuildingmustremainclearlyevidentandvisuallyprominentwhenviewedfromthedominantstreet.Additionsbuiltforwardof,orupto,theridgeoftheoriginalbuildingaregenerallynotappropriate.

Line of sight from street verge

StreetOriginal Dwelling Original Dwelling

Two storey addition behind the existing dwelling and

below the line of sightSingle storey linked pavilion addition behind the existing

dwelling


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Design Principles Deemed-to-Comply(h) Alterations/additionstoaheritagebuildingmaybeinthesamegeneralstyleastheexisting

buildingorprovideavisualcontrast.Whereamajoralterationoradditionisinthesamestyleastheexistingbuilding,itshouldbedistinguishableatitsintersectionfromtheoriginalfabricatcloseinspection(e.g.extensionofmainroomsinasimilarmaterialasthatusedintheoriginalmasonrywalls,withminorsideandrearadditionsinweatherboard).Whereasmajoralterationsandadditionsthatcontrastwiththeexistingbuildingshouldalwaysrespecttheheritageplaceintermsofscale,massing,form,setbacks,externalmaterials,coloursanddetailing(i.e.includingdesignaspectssuchastheproportionsofdoorsandwindows,widthofeavesoverhangs,rooflineandform,etc.).

(i) Alterationstotheinteriorofaheritageplacetomeetreasonablemodernlivingstandardsand/ortosuitacompatiblenewusewillbesupported,subjecttoconsiderationoftheimpactonanyfabricidentifiedasbeingofexceptionalorconsiderablesignificance.

(j) Ideally,whereoriginalinternalwallsorfeaturesareproposedtoberemovedthesechangesshouldbemanagedtoallowevidenceoftheoriginallayouttobereadatcloseinspectionwherepracticable(e.g.byretentionofsmallwall‘nibs’ortheuseofdifferentfinishes).

(k) Thestyleanddetailingofnewbuildingsshouldnotdirectlymimictheheritageplace(ensuringacleardistinctionbetweenoldandnewbuild).

(l) Wherenewdevelopmentimpactsonsetbacksthisshouldnotimpedeopportunitiestomeettheaccessandparkingrequirementsofthislocalplanningpolicy.

5.2.2 PerformanceCriteria:

P2.1 Alterations,additionsornewstructuresaredesignedtoensurethat,asfaraspracticable:

(a) theworkinvolvestheminimumpossiblealterationto,orlossof,significantformandfabric(bothinternallyandexternally,andinclusiveofbothbuiltandlandscapeelements);

(b) thesettingoftheheritageplaceisnotadverselyaffectedbythenewworks(inclusiveofanynewlandscaping,hardstands,fencesetc);

(c) theheritageplaceremainsthedominantelementwhenviewedfromtheprimarystreet;importantpublicviewstotheheritageplacearenotadverselyaffected;andtheoriginalbuilding’scontributiontothestreetscapeismaintained.

P2.2 Newbuildings,additionsorotherworksaredesigned:

(a) tomatch(butnotexactlymimic)the

C2.1.1 Singlestoreyadditionsarelocated:

(a) behindthemainbuilding;and/or

(b) constructed1metrebehindtheprimaryfrontageoftheexistingbuilding.

C2.1.2 Rearadditionstaketheformofalinkedpavilionthatallowtheoriginaldwellingtoretainitsoriginalform.

C2.1.3 Secondstoreyadditionsare:

(a) accommodatedwithintheexistingroof;

(b) builtbehindtheoriginalbuildingandnotvisiblefromthestreet;or

(c) constructedsothattheroofoftheadditioniscontainedbelowthelineofsightofapersonstandingontheoppositesideofthestreet.Aminorvariationtothismaybepermittedonthebasisofitsimpactonthestreetscape.

C2.2.1 Newworksuchasadditionstotheplacemaybeacceptablewhereitdoesnotdistortorobscuretheculturalsignificanceoftheplace,ordetractfrom


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Design Principles Deemed-to-Complystyleoftheheritagebuilding;or

(b) inacontemporarystylethatiscompatiblewiththeoriginal.

itsinterpretationandappreciation.

5.3 BuildingMaterialsandColours5.3.1 DesignGuidelines:

(a) DwellingsthatcontributetotheEastBunburyHeritageAreaareconstructedoftraditionalbuildingmaterials.InStirlingStreetthereareexamplesofbrick,renderedbrickandtimberframeddwellingswithweatherboardoracombinationofweatherboardandasbestoscladding.Elsewhere,mostdwellingsaretimberframedandcladwitheitherweatherboardorweatherboard/asbestos.Therearesomeexamplesoftiledroofs,butbyfarthemajorityofdwellingsoriginallyhadcorrugatedironroofs(someofwhichhavebeenreplacedinzincalume®orcolorbond®).Whilethereisapredominanceofneutralcoloursintheheritagearea,therearealsosomeexamplesofbrightcolourschemesthatcontributetotheaestheticcharacteroftheheritagearea.

(b) Fullauthenticrestorationoforiginalcolourschemesisnotrequiredintheheritagearea.Newcolourschemesthataresympathetictotheheritagesignificanceoftheindividualdwellingandtheheritageareaasawholeareencouraged.

(c) Forexistingcontributorybuildings,retainoriginalmaterialswherepossibleorwherematerialsrequirereplacement,thepolicyofreplacing‘likeforlike’shouldbeapplied.

(d) Alterationsoradditionstoanexistingdwellingshouldusematerialsthatmatchtheoriginalorthatarecompatiblewithitssignificance.Sometimesdifferentmaterialscanbeusedtodistinguishthenewfromtheold.

(e) Newdwellingsshouldbeconstructedofmaterialsthatcomplementtheexistingcontributoryheritageplaces.

Note: In some cases existing dwellings in the East Bunbury Heritage Area are built with materials that contain asbestos products. Removal, where approved, must be carried out in accordance with WorkSafe guidelines.


P3.1 Wherevisiblefromthestreet:

(a) theoriginalmaterialsandfinishesofcontributorybuildingsareconserved;

(b) wherethesignificantoriginalmaterialsandfinishesofcontributorybuildingsrequirereplacement,thepolicyofreplacing‘likeforlike’orinavisuallycomparablemodernequivalentshallbeapplied;

(c) alterations/additionsareconstructedofmaterialsandusecoloursthatcomplementthesignificantfabricoftheexistingbuilding;and

(d) newbuildingsareconstructedofmaterialsandusecoloursthatcomplementtheexistingcontributorybuildingsintheimmediatelocality.

C3.1.1 Forexistingdwellings:

(a) existingfacebrickisretainedunpainted;

(b) originaltuck-pointingisreapplied;

(c) existingtimberjoineryisretainedorselectivelyreplacedwithnewtimberjoinerywherereplacementisrequired;and

(d) originalroofmaterialisretainedorreplacedwithmatchingmaterial.


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Design Principles Deemed-to-ComplyC3.1.2 Flatasbestossheetsarereplacedwith

modernflatfibrouscementsheets(madewithoutasbestos).

C3.1.3 Acorrugatedironroofisreplacedwithzincalume®orcolorbond®inacolourcomparabletotheoriginalpaintedorunpaintedfinish.

C3.1.4 Damagedweatherboardisselectivelyreplacedusingtimberofthesameprofile.

5.4 VehicleAccessandParking5.4.1 DesignGuidelines:

(a) Modernaccessandparkingrequirementscanhaveamajorimpact,ascarparkingwasnotaprominentortraditionalfeatureofmanyplacesontheHeritageListorwithinaheritagearea.Indeed,manyheritageplacesaresetbackonlyashortdistancebehindthefrontboundary.Manyarealsolocatedclosetothesideboundarieswithlimitedopportunitiesfornewaccessways,orforgaragesorcarportstobeconstructedtotheside.

(b) Newaccesswaysandcarparkingareasshouldbedesignedtominimisethevisualandphysicalimpactonheritageplaces(seeFigure2).

Figure2:VehicleAccessandParkingArrangements

(c) Wherethereisanexistingdrivewaythisshouldcontinuetobeusedforvehicularaccess.

(d) Wherethereisanexistingright-of-waybehindtheproperty,thisshouldbeusedforvehicularaccesswherepossible.

(e) Newdrivewaysandhardstandareasshouldbedesignedandsitedtoavoidhavinganegativeimpactonanyoriginalmaturelandscaping,gardenareas,andotherlandscapingfeatureswheretheseareconsideredtoformanimportantpartofthesettingoftheheritageplace,and/orcontributetoitsheritage.

Single dwelling with garage to the side

Two dwelling site with parking concealed

Grouped dwelling site with one crossover and parking concealed

Use right-of-way for parking wherever possible

Parking in front of dwellings not encouraged


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Design Principles Deemed-to-Comply5.4.2 PerformanceCriteria:

P4.1 Accessandparkingforbuildingsisadequatelyprovidedwithintheboundariesofthelot/developmentsite,anddoesnotnegativelyimpacton:

(a) thesettingoftheheritageplace;

(b) significantlandscapeelements;

(c) thestreetscapecharacterandamenity;and

(d) theavailabilityofon-streetparkinginthelocality.

C4.1.1 Parkingareasoflots/developmentsitesarevisuallyconcealedfromtheprimarystreet.

C4.1.2 Parkingareasoflots/developmentsitesforgroupedormultipledwellingsareaccessedfromeither:

(a) asharedaccessway;or

(b) rearboundaryright-of-way,

inordertominimisethenumberofcrossoversandreducetheimpactofgaragesandcarportsontheprimarystreetscape.

5.5 Garages,CarportsandOutbuildingsGarages,carportsandoutbuildingswithinaheritageplacearegenerallylocatedtotherearorsideoftheoriginaldwellingandarenotdominantfeaturesonthestreetscape.Therefore,newgaragesorcarportsshouldnotvisuallydominatethedwellingasviewedfromtheprimarystreet(seeFigure3).

1m min setback preferred

Garages are not permitted in the front setback. Carports may be permitted within the front setback where there is no alternative location.

Rear lane access to garage is preferred

Garages and carports 6m max width or35% of frontage, whicever is the lesser.

Where possible carages or carports should be behind the setback of the main building.

STREET

CARPORT

CARPORT

CARPORT

Figure3:Garages,CarportsandOutbuildings

Note: The City of Bunbury Local Planning Policy: Minor Structures (including Outbuildings) applies.


P5.1 Forexistingbuildingswherethereisnoalternative,carportsmaybeconsideredinfrontoftheprimarybuilding,providedthey:

(a) donotvisuallydominatethestreetscape;

C5.1.1 Garagesorcarportsareconstructedbehindthefrontsetbackofthemainbuildingandcomplywiththefollowing:

(a) setbackaminimumdistanceof1.0mbehindthemainbuildingsetback;and


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Design Principles Deemed-to-Comply(b) detractfromtheheritagecharacterof

acontributorybuilding;and

(c) complywiththerelevantlocalplanningpolicy.

(b) thewidthofthegarageorcarportisnotgreaterthan6metresor35%ofthefrontageofthelot,whicheveristhelesser.

C5.1.2 Garagesorcarportsareconstructedtomatchthestyleoftheexistingbuildingorinacompatiblecontemporarystyle.

C5.1.3 Garages,carportsoroutbuildingscomplywiththerecommendedbuildingmaterialsfortheheritageplace.

5.6 ExternalFixturesandIncidentalDevelopmentRequirements

5.6.1 DesignGuidelines:

(a) Externalfixturesandincidentaldevelopmentforcontemporaryservices(e.g.airconditioningunits,radioandtelevisionaerials,satellitedishes,solarpanels,watertanks,carports,shedsandotherexternalfixturesorsimilarstructures)canhaveanimpactonheritageplacesthroughtheintroductionofelementsthatarenotpartoftraditionaldevelopment.

(b) Externalfixturesandincidentaldevelopmentshouldbelocatedbehindtheprimarybuildingandscreenedfromviewfromtheprimarystreet,inordertominimisetheirvisualimpactonthecharacterofheritageplaces(seeFigure4).

Average building line

Watertank

ROAD RESERVE

CARPORT

BACKYARD

FRONT SETBACK

VERGE

Roof ridgeline

Satellite dish

Solar panels

Chimney

Figure4: PreferredLocationsforAncillaryDevelopment.

(c) Chimneysareanarchitecturalfeaturethatidentifytheperiodofabuilding’sconstruction.Thepreservationofanoriginalchimneyisdesirable,astheycontributesignificantlytohousingcharacterandtheroofscapesandofaheritageplace.


P6.1 Ancillarydevelopmentofairconditioningunits,radioandtelevisionaerials,satellitedishes,solarpanels,watertanks,carports,shedsandothersimilarstructures)arelocatedanddesignedtominimisetheirimpactontheheritagecharacterofthebuildingandsurroundingdevelopmentinthe

C6.1.1 Roofmountedexternalfixturesandincidentaldevelopment:

(a) Airconditioningunits,radioandtelevisionaerials,satellitedishes,solarpanelsandothersimilarstructuresarelocatedbehindtheroofridge-lineandarenotvisiblefromtheprimarystreet.


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Design Principles Deemed-to-Complyimmediatelocality.Theymaybepermittedforwardoftheaveragedbuildinglinewhere:

(a) thelocatingofincidentaldevelopmentisnotpracticablebehindthebuildingline;

(b) theheight,scaleandcolourofthestructureiscompatiblewiththebuilding;

(c) thestructuredoesnotlimitsightlinesbetweenpremisesandtheroadreserve;and

(d) thestructuredoesnotdominatetheoriginalbuildingasviewedfromthestreet.

(b) Existingchimneysarepreserved,withallothernon-originalexternalfixturesincorporatedintotheoveralldesignofthebuilding,andarescreenedfromviewtotheprimarystreet.

C6.1.2 Groundlevelexternalfixturesandincidentaldevelopment:

(a) Carports,garages,sheds,watertanksandothersimilarstructuresareconstructedbehindtheaveragedbuildinglineanddonotvisuallydominatetheoriginalbuildingasviewedfromtheprimarystreet.

(b) Ancillarydevelopmentsareincorporatedintotheoveralldesignofthebuildingand/orlandscapingofthedevelopment,andarescreenedfromviewtoadjoiningpremisesandstreets.

C6.1.3 AllexternalfixturesandincidentaldevelopmentistobedesignedandconstructedinaccordancewiththeResidentialDesignCodes.

5.7 LandscapingandBoundaryFences


(a) Subjecttothenatureoftheplaceanditsassessedsignificance,landscapeelements(includingplantings,pavedareas,boundaryfences,etc.)cancontributeto,oradverselyimpacton,heritagevalues.

Figure5: FrontFences.

Woven wire or wire mesh Timber pickets

1.2mmaximum

Brick/stone or render

0.6mmaximum

Rendered capping

Fences must allow

views of the house and

garden

1.2mmaximum1.5m

maximum

0.45mmaximum


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Design Principles Deemed-to-Comply(b) Thereareavarietyoffencingstylesthatcontributetooverallheritageandcharacter.Generally,

fencesalongthestreetboundaryarelowandreflectthestyleoftheindividualdwelling.Fencesincludetimberpickets,timberpostandrail,lowmasonrywallsortraditionalhedges.Therearesomemorerecentfencescomprisingmasonrypierswithmetalrailingsandsomeareaswheretherearenofencesatall(seeFigure5).

(c) MetalorfibrouscementpanelfencesofanyheightarenotpermittedforboundaryfencestotheprimarystreetortosideboundariesinfrontofthebuildinglinewithintheEastBunburyHeritageArea.Metalorfibrouscementpanelfencesarenotencouragedalongsideboundariesofcornerlots.

(d) Wherematureplantings,orhardlandscapeelements,areidentifiedascontributingtothesignificanceoftheplacetheseshouldberetained/reinstated,whereverpracticableandasrelevant.Forexample:

(i) whereasignificantoriginalfrontfenceremains,thisshouldberetainedandrestoredor,ifanewfenceisrequired,thisshouldmatchthedetailofthesignificantoriginalfenceascloselyaspossible;or

(ii) wheresignificantmatureplantingsarenearingtheendoftheiranticipatedlifespan,orhavebeenadverselyaffectedbypestsordisease,thenaprogramofplannedreplacementshouldbeimplemented.

(e) Newdevelopmentshouldbedesignedsoasnottoadverselyimpactonsignificantlandscapeelements.

(f) Thisincludesprotectingthehealthandviabilityofsignificantplantingswhennewbuildingworksareundertakenoneitherthesiteoftheheritageplaceoronadjoiningsites,andmayrequirethepreparationandimplementationofaqualifiedarboriculturist’sreport.

(g) Whereanoriginalfrontfenceremains,thisshouldberetainedandrestoredorifanewfenceisrequired,thisshouldmatchthedetailoftheoriginalfenceascloselyaspossible.

(h) Hedgesarepermittedandshouldberetainedwhereverpossible.

(i) Fencesshouldbedesignedtocomplementthedesignoftheexistingdwelling.Fencesmaybebasedonexamplesseeninoldphotographs.

(j) Newsoftandhardlandscaping(includingelementssuchashardstands)shouldnotdetractfromthecharacterorsettingoftheheritageplace.

(k) Newfrontfences,andsidefencesforwardofthebuildingline,shouldbedesignedto:

(i) complementthedesignoftheheritageplace;

(ii) retainopenpublicviewstotheheritageplace;

(iii)allowpassivesurveillanceofthestreet;and

(iv)maintainadequatesightlinesaroundanintersectionforpedestriansandvehicles.

Note: In residential areas metal or fibrous cement panel fences of any height are not permitted for boundary fences to the primary street or to side boundaries in front of the building line


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Design Principles Deemed-to-Comply5.7.2 PerformanceCriteria:

P7.1 Fencesalongthestreetboundaryarelowandcomplementthestyleoftheindividualbuilding,demonstratingthefollowing:

(a) appropriateheight,materialandcolour;

(b) adequatesightlinesaroundtheintersectionforpedestriansandvehicles;

(c) complieswithrequirementsundertheResidentialDesignCodes;and

(d) maximumheightof1.5metresabovenaturalgroundlevel.

P7.2 Fencesarevisuallypermeabletoallowpassivesurveillanceofthestreetandviewstocontributorybuildings.

P7.3 Newdevelopmentshouldbedesignedsoasnottoadverselyimpactonsignificantlandscapeelements.

C7.1.1 Traditionalfencestylestoamaximumof1.2metresconstructedfromthefollowingmaterials:

(a) timberpickets;

(b) timberpostsandwovenwireorwiremesh;or

(c) hedges(maintainedtoaheightthatallowspassivesurveillanceofthestreetandviewstothebuilding).

C7.1.2 Traditionallowbrickorstonewallstoamaximumheightof600mm.

C7.2.1 Newfencesconsistofmasonrypierstoamaximumheightof1.5metreswithasolidbrick,stoneorrenderbasetoamaximumheightof0.45metresandvisuallypermeablemetalortimberinfillpicketstoamaximumheightof1.2metres.

C7.2.2 Metalorfibrouscementpanelfencesofanyheightarenotpermittedforboundaryfencestotheprimarystreetortosideboundariesinfrontofthebuildingline.

C7.3.1 Removalofatree(recognisedasasignificantelementofaheritageplace)maybepermittedwhereitisdemonstratedinareportfromaqualifiedarboriculturisttobedead,dying,decayingorotherwiseendangeringpublicsafety.

5.8 ConstructionofNewBuildings5.8.1 DesignGuidelines:

(a) ThemajorityofdwellingsthatcontributetotheEastBunburyHeritageAreaareexamplesofmodestvernacularbuildingsbuiltbetweenthelatenineteenthandearlytwentiethcentury.TherearesomemodestexamplesofhomesintheFederationQueenAnneandFederationBungalowstylesandtherearesomeInter-WarCalifornianBungalows.Themajorityofdwellingscontributetothesignificanceoftheheritagearea,becausetheirgeneralformandstyleistypicalofdomesticbuildingsfromthisperiodratherthanbecausetheyareindividuallysignificantfortheirarchitecturalqualities.

(b) Whilenewbuildingsshouldrespectthequalitiesoftheexistingbuildings,thereisnorequirementforthemreplicatebuildingstylesthataremoretypicalofaby-goneera.Newbuildingsthatrespect,butdonotcopy,thetraditionalvernacularstylesofthecontributorybuildingshouldbedesignedto‘fitin’withtheexistingstreetscapeand/orrespectthevalueoftheheritageplaceitmaybereplacing(seeFigure6).


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Design Principles Deemed-to-Comply

Figure6: DesiredBulkandScaleofNewDwellings.

(c) Itshouldbenotedthatapplicationsfordevelopmentapprovalfornewbuildingsaretocomplywithallotherdesignelementsofthislocalplanningpolicy.Buildingdesignsthatdonotfollowthetraditionalpatternintermsofform,scale,generalsizeandshape,orotherdesignfeaturesoftheimmediatelocalitymayhaveacumulativelynegativeimpactontheheritageandcharactervaluesoftheheritageareaand/orvaluesofaheritageplace.


P8.1 Newbuildingsaredesignedandconstructedinastylethatiscompatiblewith,butdoesnotovertlymimic,traditionalbuildingstylesofaheritageplace(e.g.takingintoconsiderationform,scale,bulk,shape,articulation,materials,finishes,colour,etc.).

C8.1.1 Newbuildingsoftraditionalorcontemporarydesigncomplywithallthedesignelementsofthislocalplanningpolicy.

5.9 VerandahsandPorches5.9.1 DesignGuidelines:

Nearlyallofthedwellingsthatcontributetotheheritageareahavefrontverandahsorporches.Thisfeatureisanessentialunifyingelementthatcontributestotheheritagearea’scharacter.Insomeinstancesverandahsorporchesofaheritageplacehavebeenenclosed.Therefore,retentionofthetraditionalpatternofbuiltform,withverandahsandporchesthataddresstheprimarystreet,isencouragedforboththeredevelopmentofexistingbuildingsandthedevelopmentofnewbuildings(seeFigure7).

Line of site from street verge

StreetOriginal Dwelling Original Dwelling

Two storey addition behind the existing dwelling and

below the line of site

New dwelling Existing dwelling


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Figure7: VerandahsandPorches.


P9.1 Theprincipalfaçadeandmainentranceofnewbuildingsaddressesthestreetinamannerthatreflectsthepredominantcharacterofthetraditionaldevelopmentintheimmediatelocality.

P9.2 Contributorybuildingsretaintheirprimaryaccess(frontdoor)andconservethetraditionaldetailingofverandahsandporches.

C9.1.1 Newbuildingsaredesignedwitheitheraverandahorporchthataddressestheprimarystreetandprovidestheprimaryaccesstothebuilding.

C9.1.2 Verandahsandporchestonewbuildingsinterprettraditionalformsandcomplementdetailingofnearbycontributorybuildings.

C9.2.1 Alterations/additionstoacontributorybuildingretainexistingverandahsandporches,and,whereappropriate,restore/reinstatetheiroriginaldetailing.

5.10 BuildingSetbacksandOrientation5.10.1 DesignGuidelines:

(a) Frontandsidebuildingsetbacksareanimportantelementdefiningthecharacterofastreetscape.Generallyintheheritagearea,dwellingsaresetbackasimilardistancefromthestreetboundary.Whilethereissomevariationbetweenstreets,frontsetbacksaregenerallysuchthatthereislittleopportunityfordevelopmentinthestreetsetbackarea.

(b) Theheritageareacontainssomestreetscapeswherethepatternofsetbacksisparticularlysignificant.Theseare:

(i) thenorth-easternendofCharlesStreetandtheEasternsideofMooreStreetbetweenThomasandHayesStreetswherethereisarare‘saw-tooth’patterntothesetbacksofadjacenthouses;and

(ii) thesouthernsideofEdnieStreetwheretheset-backpatternisparticularlyconsistent(seeFigure8).

The veranda/porch links the dwelling with the outside world


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Figure8: EastBunburyHeritageAreaBuildingSetbacksandOrientation.

(c) Alldevelopmentinaheritageplaceshouldretain/reinforcethetraditionalorientationandfrontandsidesetbackpatternintheimmediatelocality.

(d) Newdevelopmentshouldnotimpedeopportunitiestomeetthevehicleaccessandparkingrequirementsofthislocalplanningpolicy


P10.1 Additionstoallbuildingsaresetbackfromtheprimarystreetadistanceequaltotheprevailingtraditionalsetbackofsurroundingdevelopmentintheimmediatelocality.

P10.2 Additionstoaheritageplaceallowtheplacetoremaindominantwhenviewedfromthestreet.

P10.3 Newbuildingsareorientatedtoaddressthestreetandensuretheretentionofthetraditionalstreetpattern.

C10.1.1Groundflooradditionstoaheritageplacearesetbackaminimumof1metrebehindtheprimaryfrontageoftheexistingbuilding.

C10.2.1Whereanexistingbuildingonalotisnottoberetained,newbuildingswithafrontagetoaprimarystreetshallhaveasetbackgenerallyconsistentwiththesurroundingdevelopmentintheimmediatelocality.

C10.3.1Whereanexistingbuildingonalotisretained,newbuildingswithfrontagetoaprimarystreetaresetback:

(a) inlinewiththeexistingbuildingtoberetained;or

(b) consistentwiththeestablishedfrontsetbackofthesurroundingdevelopmentintheimmediatelocality.

Established setback patterns should be followed for new dwellings.

‘Saw tooth’ setback patterns

The setback for a new dwelling should be the average of the existing setbacks


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Design Principles Deemed-to-ComplyP10.4 Newbuildingsareconstructedwith

setbacksfromsideboundariesgenerallyconsistentwiththetraditionalstreetpattern.

C10.4.1Newbuildingsareconstructedwithasetbackdistancefromthesideboundaryequaltothetraditionalsetbackdistanceofbuildingsontheadjoininglots.

5.11 BuildingForm,ScaleandBulk5.11.1 DesignGuidelines:

(a) Dwellingsthatcontributetothesignificanceoftheheritageareaaregenerallyofsimilarform,bulkandscale.Themajorityofplacesaresingleresidencesthatfacethestreet.Whilelotsizesvaryacrosstheheritagearea,thelotsinanyonestreetaregenerallysimilarinsizeandthedwellingsareofsimilarsize,setback,scaleandproportions.

(b) Therearesomedifferencesacrosstheheritagearea-hencethescale,formandbulkofnewdevelopmentshouldtakeaccountofthedominantpatternofthestreetinwhichitislocated.

(c) Newbuildingswithinaheritageplaceshouldbeconstructedinamannerthattakesaccountoftheheritagevaluesandcharacteroftheheritageplace.Newdwellingsshouldrespectandfollowthepredominantstreetpatternintermsofheight,roofpitch,orientationandarticulation.Thismeansthatwhenviewedfromtheprimarystreet,newdwellingsshouldlooksimilartoexistingdwellingsintermsoftheirgeneralsizeandshape,orrespectthevaluesoftheformerheritageplace.


P11.1 Newbuildingsandalterations/additionsareofacompatibleform,bulkandscaletotraditionaldevelopmentinthestreet.

P11.2 Alterations/additionstobuildingsthatarenotsinglestoreyaredesignedsothatupperfloorsarenotvisuallydominantwhenviewedfromtheprimarystreet.

C11.1.1Newbuildingsaresinglestoreywithaplateheightofnotlessthan2.7metres.

C11.2.1Twostoreybuildings,includingalterations/additions,complywiththefollowing:

(a) upperstoreyissetbacksothattherooflineisbelowthelineofsightofapersonontheoppositesideofthestreet;and

(b) theupperfloorareaofthebuildingdoesnotexceed50%ofthegroundfloorarea.

5.12 RoofFormandPitch5.12.1 DesignGuidelines:

(a) Residentialroofsforaheritageplacearegenerallygabledorhippedformsoracombinationofthese.Theroofpitchisgenerallybetween25°and35°.Theroofsgenerallyhaveaneavesoverhangthatvariesfromquitenarrowtoabout300mmfromthefaceofthewall.Traditionallytheeaveswerebattenedtokeepbirdsandsmallanimalsoutoftheroofspace.

(b) Retentionofexistingroofformsisencouragedfortheredevelopmentofcontributorybuildings(inclusiveofdetailingsuchaschimneys)anduseofcomplementaryformsforthedevelopmentofnewbuildingsandadditions/extensions(seeFigure9).


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Figure9: RoofFormandPitch.


P12.1 Wherevisiblefromthestreet,roofformsanddetailingofnewbuildingscomplementthetraditionalformoftheroofsofcontributorybuildingsintheimmediatelocalityorformerheritageplace.

P12.2 Wherevisiblefromthestreet,roofformsofalterations/additionstocontributorybuildingscomplementtheformanddetailingoftheexistingroof.

P12.3 Theeavesofalterations/additionstocontributorybuildingsmatchtheeaveslineoftheexistingbuilding.

C12.1.1Theroofformsofnewbuildingsarepitchedbetween25°and35°andareofsimilarscale,formandarticulation(i.e.complexity)totraditionaldevelopmentintheimmediatelocalityorformerheritageplace.

C12.2.1Alterations/additionstocontributorybuildingsretain:

(a) theoriginalroofformanddetailing,asviewedfromthestreet(inclusiveofchimneys);and

(b) significantoriginaldetailing(suchaschimneys).

C12.3.1Theeavesofnewbuildingsandalterations/additionstoexistingbuildingsare:

(a) notlessthat200mmfromthewallofthebuilding;and

(b) notgreaterthanthattotraditionaldevelopmentintheimmediatelocality.

5.13 SignageandAdvertisingDevices5.13.1 DesignGuidelines:

(a) Thelocationanddesignoftraditionalcommercialsignagewashighlydiverse.Forexample,panelsorpaintedsignswerelocatedonparapets,overorunderverandahs,ontheleadingedgeofcanopies,onshopwindows,onsidewalls,etc.

The veranda/porch links the dwelling with the outside world

New dwellings should have hipped or gabled roofs pitched at 25o - 35o to match existing dwellings

Hipped roof

Verandah roof

Gabledroof

Window awning

Min overhang200mm


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Design Principles Deemed-to-Comply(b) Thislevelofdiversityisgenerallysupportedfortraditionalcommercialbuildings,butnew

signageshouldstillbecarefullydesignedasacomplementaryelementofthestreetfaçadeintermsofsize,location,colour,proportions,etc.

(c) Whereresidential,publicorotherbuildingshavebeenconvertedtocommercialuse,newsignageshouldbemorerestrainedandnotdetractfromanappreciationofthetraditionalcharacteroftheplace.

(d) Allsignageandadvertisingdevicesshouldcomplywiththerelevantlocalplanningpolicy.

(e) Unlessbasedonhistoricalevidence,ordirectlylinkedtothefunctionofthebuilding,simplemoderndesignsarepreferredfornewsigns.

(f) Theamountofsignageshouldbelimitedtoalevelconsistentwithtraditionalcoverage.

(g) Newsignsandadvertisingdevicesshould:

(i) bedesignedinsizeandproportiontocomplementtheproportionsoftheplaceandtheelementonwhichtheyaremounted;

(ii) notbelocatedwheretheywouldobscureordetractfromasignificantfeatureofthebuilding.Forexample,largesignagepanelsshouldnotconcealtraditionalparapetsordecorativemouldings;

(iii)notdamagesignificantfabricinthemannerinwhichtheyarefixedorapplied.Forexample,anyfixingholesshouldbeabletobesatisfactorilyrepairedwhenthesignisremovedatafuturedate(i.e.throughmortarjointsratherthanthroughbrickwork),andnopaintedsignsshouldbeappliedtounpaintedmasonrysurfaces;

(iv)retaintraditionalviewsintotheinteriorofashop;and

(v) notbeinternallyilluminatedunlessthisisatraditionalcharacteristicofanindividualheritageplace.

(h) Businesssignsandlogos(inclusiveoftheuseofcorporatecolourschemesforbothsignsandbuildings)shouldnotdetractfromtheheritagevaluesoftheplace.Suchsignsmustbeadaptedasnecessarytobefullyconsistentwiththeseguidelines.

(i) Forbuildingsthathavebeenadaptedtocommercialuseanddidnottraditionallyhavesignage,separatefree-standingsignsmaybemoreappropriatethansignsattachedtothebuilding(providedtheyarelocatedsothattheydonotdetractfromimportantpublicviews).

(j) Whereanyearlysignagehassurvivedandcontributestotheculturalheritagesignificanceoftheplace,thisshouldbeconserved.


P13.1 Newsignage:

(a) respectsthestyle,detailingandsignificanceoftheheritageplaceintermsofdesign,colour,locationandcoverage;

C13.1.1Thedevelopmentofallsignsandadvertisingdevicescomplieswiththeprovisionsoftherelevantlocalplanningpolicy.


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Design Principles Deemed-to-Comply(b) ismountedintraditionallocations,

whererelevant,anddoesnotobscureordamagesignificantdetailing;and

(c) pole-mountedorotherfreestandingsignagedoesnotdetractfromimportantpublicviewstotheheritageplace.

P13.2 Significantoriginalsignageisconserved. C13.2.1ThedevelopmentofallsignsandadvertisingdevicescomplieswithanapprovedConservationManagementPlan(i.e.ifoneexistsfortheplace).

5.14 NeighbouringDevelopment


(a) Neighbouringdevelopmentcanhaveamajorimpactonthesettingof,andpublicviewsto,heritageplaces.Thelocalgovernmentmaythereforetakeintoconsiderationthepotentialimpactofneighbouringdevelopmentonaheritageplace,withspecificregardtotheseissues.

(b) Thelocalgovernmentmayalsotakeintoconsiderationthepotentialimpactofadjacentworksontheconditionofsignificantbuiltfabricorlandscapeelements(inclusiveofmaturetreesthathavebeenidentifiedascontributingtothesignificanceoftheplace).

(c) Newdevelopmentshouldrespectadjacentheritageplacesandusedesignmechanisms(suchassetbacks,form,proportionsandmaterials)toavoid,asfaraspracticable,undulydetractingfromtheassessedheritagevaluesoftheplace.

(d) Goodnewdevelopmentwillrespondtoananalysisofitssetting.Theaimshouldbetoachieveacontemporarydevelopmentthatnotonlysitscomfortablywithitsheritageneighbour,butalsomakesapositive,moderncontributiontothebroaderurbansetting.


P14.1 Developmentadjacenttoaheritageplaceisdesignedsothatitdoesnotunduly:

(a) detractfromthesettingoftheheritageplace;

(b) intrudeonimportantpublicviewstotheheritageplace;

(c) diminishthelandmarkqualityoftheheritageplace(ifrelevant);and/or

(d) causeanyincidentalphysicaldamagetotheheritageplaceoritscomponentparts.

C14.1.1Theredevelopmentofexistingdwellingsandthedevelopmentofnewdwellingsconformtothedeemed-to-complyrequirementsoftheResidentialDesignCodes.


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6 VariationstoDevelopmentRequirementsandStandards

6.1 VariationofDevelopmentRequirements

(a) Developmentinaccordancewiththislocalplanningpolicyisdeemedtocomply.However,alternativedesignsmaybeconsideredsubjecttodemonstrationthattheproposeddevelopmentisinkeepingwiththeintentandobjectivesofthislocalplanningpolicytothesatisfactionofthelocalgovernment.

(b) Inexercisinganydiscretionthelocalgovernmentshouldensurethatthevariationwillnotcontravenethefollowingprovisions-

(i) intentandobjectivesofthislocalplanningpolicy;

(ii) section1.6TheAimsoftheScheme;

(iii)section4.2ZoneObjectives;and

(iv)clause67‘Matterstobeconsideredbylocalgovernment’of‘Part9–Procedurefordealingwithapplicationsfordevelopmentapproval’of‘Schedule2—Deemedprovisionsforlocalplanningschemes’underthePlanning and Development (Local Planning Schemes) Regulations 2015.

6.2 HeritageImpactStatement(HeritageandCharacter)

(a) Whereanapplicationproposesavariationtooneormoredeemed-to-complysolutionsorisrequiredundertheScheme,orisconsideredtohaveasignificantimpactontheexistingconditionsofalocality,thelocalgovernmentmayrequireaHeritageImpactStatement(HeritageandCharacter)tobesubmittedforassessmentaspartofanapplicationfordevelopmentapprovalwhichinpartaddressesimpactsonheritageandcharacter.Thereportmayalsooutlinemeasuresbywhichanydetrimentalimpactmaybeminimised.TheDevelopmentImpactStatementistobeundertakenbyanappropriatelyqualifiedpersonorbodyinaccordancewithHeritageImpactStatements–AGuide,publishedbytheStateHeritageOfficeofWesternAustralia(November2012),andtothesatisfactionofthelocalgovernment.

(b) AHeritageImpactStatementshallcontainthefollowinginformationinsufficientdetailtopermitthelocalgovernmenttomakeaproperdevelopmentassessmentofanyproposedvariationaspartofaplanningapplication,butisnotlimitedto,thefollowing-

(i) aestheticcontributiontothestreetscape;

(ii) howtheproposedworkswillaffectthesignificanceoftheplace;

(iii)aesthetic,historic,socialandscientificvaluesoftheplace;

(iv)whatalternativeshavebeenconsideredtoameliorateanyadverseimpacts;

(v) ascheduleofmaterials,coloursandfinishesfordevelopmentofanexistingbuildingwithasome/moderateorgreaterlevelofculturalheritagecontribution;

(vi)howtheproposalwillresultinanyheritageconservationbenefitsthatmayoffsetanyadverseimpacts;and

(vii) anyotherrelevantinformationrequestedbythelocalgovernment.


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7 MeaningofTermsForthepurposesofthislocalplanningpolicy,themeaningofspecificwordsandexpressionsrelevanttothislocalplanningpolicyaregivenbelow-

‘Adaptation’meansmodifyingaplacetosuitanexistinguseoraproposeduse.

‘Averagedbuildingline’meanstheaverageofmultiplebuildinglinesonalotasmeasuredfromthefrontboundary.

‘Building’forthepurposesofthislocalplanningpolicythetermhasthemeaninggivenintheHeritage of Western Australia Act 1990section3(1).

Note: 1. The two statutory definitions for a ‘building’ are differing in so far as the Residential Design Codes exclude fences, pergolas and swimming pools; whereas the Heritage of Western Australia Act 1990 specifically includes all structures due to their potential cultural heritage significance. Therefore, developments involving such things as fences and pergolas that normally would not be relevant to the assessment of a dwelling must be a consideration in a heritage area. The reliance upon the Act’s definition of a building by this local planning policy does not affect the operation of the Residential Design Codes, but merely ensures proper consideration of fencing and other ancillary structures as part of the assessment of all development within the policy area.

2. Under the Residential Design Codes the term ‘building’ means ‘any structure whether fixed or movable, temporary or permanent, placed or erected on land, and the term includes dwellings and structures appurtenant to dwellings such as carports, garages, verandahs, patios, outbuildings and retaining walls, but excludes boundary fences, pergolas and swimming pools.’

3. Under the Heritage of Western Australia Act 1990 the term ‘building’ means ‘in relation to any land, includes any structure erected or placed on or in that land, and any part of the building or fence or other appurtenance to the building.’

4. For the purposes of this local planning policy the terms ‘building’ and ‘dwelling’ are used interchangeably. Therefore, the local planning policy applies equally to the development of residential dwellings and other buildings that are used for non-residential purposes.

‘Buildingfrontsetback’meansthedistancebetweenthefrontboundaryofthelotandthefrontofabuildingonthesite.Sometimesthereisaminimumsetbackrequirementwhichistheminimumsetbackallowedforabuildinginastreetorparticularlocation.

‘Buildingline’meansthelineformedbythefrontwallofthebuildingfacingtheprimarystreetofalot.

‘BurraCharter’meanstheAustralianchapteroftheInternationalCouncilofMonumentsandSites(ICOMOS)Charterfortheconservationofplacesofculturalsignificance.TheCharterhasbeengenerallyacceptedasthestandardforheritagepractitionersinAustralia.

‘Conservation’hasthemeaninggivenintheHeritage of Western Australia Act 1990section3(1).

Note: Under the Heritage of Western Australia Act 1990 the term ‘Conservation’ means all the processes of looking after a place so as to retain its cultural significance. It includes maintenance and may, according to circumstances, include preservation, restoration, reconstruction and adaptation. Conservation will commonly involve a combination of more than one of these.

‘Conservationplan’meansadocumentthatdetailshowtoidentifyandlookafterthesignificantculturalvaluesofaplace.Itspreparationinvolvesasystematicwayofconsidering,recordingandmonitoringactionsanddecisionsrelatingtoallaspectsofmanagingaplace.TheHeritageCouncilofWesternAustraliaprovidesguidelinesforthepreparationofheritageconservationplanstoensurethatallimportantmattersareconsidered.


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‘Contributorybuilding’meansabuildingthathasbeenincludedinMap1ofthispolicy(Annexure1)thatcontributetotheculturalheritagesignificanceoftheEastBunburyHeritageAreaand/orisincludedintheHeritageList.

‘Culturalheritagesignificance’hasthesamemeaningasgivenintheHeritage of Western Australia Act 1990.

Note: The term ‘cultural heritage significance’ means the aesthetic, historic, social and scientific values of a place for past, present or future generations (Heritage of Western Australia Act 1990).

‘Fabric’meansallthephysicalmaterialoftheplace,includingstructuralelementsandfinishes.

‘Heritagearea’meansanareadesignatedasaheritageareaunderclause9‘Designationofheritageareas’of‘Part3-Heritageprotection’of‘Schedule2-Deemedprovisionsforlocalplanningschemes’ofthePlanning and Development (Local Planning Schemes) Regulations 2015.

‘Heritageagreement’meansacontractundersection29oftheHeritage of Western Australia Act 1990,whichisundertakenonavoluntarybasisbytheownersofaheritageplace.Theagreementbindscurrentandsuccessiveownerstoasetofconservationconditionsandmayprovidecompensatingbenefitsinsomecircumstances.Essentially,thepurposeofaheritageagreementistosecurethelong-termconservationofaheritageplace.Aheritageagreementrunswiththelandandisconfirmedthroughamemorialplacedonthecertificateoftitle.

‘Heritageassessment’or‘heritageimpactassessment’meansasystematicassessmentthatdescribesaplaceanditssettingandstatesitssignificantheritagevalues(levelofcontribution)intermsofthecriteriaadoptedbytheHeritageCouncilofWesternAustralia.Thesecriteriaaretheaesthetic,historic,socialandscientificvaluesoftheplace.

‘HeritageCouncilofWesternAustralia’meansthestategovernment’sadvisorybodyonheritagemattersandisresponsiblefortheStateRegisterofHeritagePlaces.UndertheHeritage of Western Australia Act 1990,placeslistedontheStateRegisteraregivenlegalprotection.TheHeritageCouncilprovidesadvicetotheMinisterforHeritageonheritageissues,identifiesandconservesplacesofculturalheritagesignificance,facilitatesdevelopmentthatisinharmonywithculturalheritagevalues,andpromotesawarenessandknowledgeofculturalheritage.

‘HeritageList’meansalistofthoseplaceswithintheSchemeareawhichhavebeenassessedasbeingofculturalheritagesignificanceandworthyofconservationundertheprovisionsoftheScheme.TheHeritageListtypicallyincludesthoseplacesidentifiedashaving‘exceptional’or‘considerable’significanceintheLocalGovernmentHeritageInventory.

Note: ‘Exceptional significance’ means that the place has been assessed as an essential part of the heritage of the local government area.

‘Considerable significance’ means that the place has been assessed as a very important part of the heritage of the local government area.

‘Moderate/some significance’ means that the place has been assessed as making a positive contribution to the heritage of the local government area.

‘HeritageofWesternAustraliaAct1990’isthestatutoryframeworkfortheidentificationandconservationofplacesthathavesignificancetotheculturalheritageofWesternAustralia.TheActalsodescribesthecompositionandpowersoftheHeritageCouncilofWesternAustraliaandrequireslocalgovernmentstoprepareLocalGovernmentHeritageInventories.

‘Heritageplace’meansaplacethatis:

(a) enteredintheRegisterofHeritagePlacesundertheHeritage of Western Australia Act 1990;or

(b) thesubjectofanorderunderPart6oftheHeritage of Western Australia Act 1990;or


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(c) includedontheHeritageListpreparedinaccordancewiththeScheme;or

(d) locatedwithinanareadesignatedundertheSchemeasaheritagearea;or

(e) thesubjectofaheritageagreemententeredintoundersection29oftheHeritage of Western Australia Act 1990.

‘Interpretation’meansallthewaysofpresentingthesignificanceofaheritageplace.Interpretationcanincludetheuseofcolour,lighting,furnishings,historicmaterialorsignageoracombinationofthesetotellthestoryofthebuildingorplace.

‘Maintenance’meansthecontinuousprotectivecareofthefabricandsettingofaplace,distinctfromrepairwhichinvolvesrestorationorreconstruction.

‘NationalTrustofAustralia(WA)’meansanindependentcommunityorganisationestablishedundertheNational Trust of Australia (WA) Act 1964,andispartofaworld-widemovementofNationalTrusts.TheTrustidentifiesandmaintainsalistofpremisesofheritagesignificancetotheState,andiscustodianofheritageassetsvestedinit.TheTrustalsohasatraditionaleducationalroleinpromotingcommunityconcernfor,andunderstandingof,thestate’sheritage.TheTrustdoesnothavethepowertoimposepreventativeorrestrictiveconditionsonlistedplaces,howeveritcanlobbyonbehalfofthecommunityforgovernmentsandinterestedpartiestoacttowardsthiseffect.

‘Naturalgroundlevel’hasthesamemeaningasgiveninStatePlanningPolicyNo.3.1ResidentialDesignCodes.

‘Place’hasthemeaninggivenintheHeritage of Western Australia Act 1990section3(1).

‘Plotratio’hasthesamemeaningasgiveninStatePlanningPolicyNo.3.1ResidentialDesignCodes.

‘Preservation’meansmaintainingthefabricofaplaceinitsexistingstateandretardingdeterioration.

‘Restoration’meansreturningtheexistingfabricofaplacetoaknownearlierstatebyremovingaccretionsorbereassemblingexistingcomponentswithouttheintroductionofnewmaterials.

‘Structuralconditionassessment’meansareportpreparedbyaqualifiedstructuralengineerthatassessesthestructuralstateofabuildingorelement.

‘Surroundingdevelopmentintheimmediatelocality’forthepurposesofthislocalplanningpolicy,meansthefivepremisesoneithersideoftheproposeddevelopmentonbothsidesofthestreetthatthesubjectbuildingisorientedtowards.Moresignificancewillbegiventodevelopmentintheimmediatelocalitythatisclosertotheproposeddevelopment,particularlyinthecaseofcornerlots.

‘Traditionalstreetpattern’forthepurposesofthislocalplanningpolicy,meansonehouseperlotwithsinglestoreyhousesfacingthestreet.Housesarerectangularinformwithpitchedroofsandverandahsorporchesatthefront.Thetermalsorecognisestraditionalandlocalpatternsoffrontandsidesetbackstodevelopment.


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Annexure 1Map1:EastBunburyHeritageArea–IdentificationofCulturalHeritageSignificance

Note: Map 1 was informed by and designed in accordance with standard universal colour accessibility criteria in order to improve the colour accessibility for colour-blind and/or vision-impaired users.


East Bunbury Heritage Area

High Contribution

Moderate Contribution

Little/no Contribution

Blair Street

Stanley Street

Hayes Street

Thomas Street

Braund Street

Stirling Street

Charles Street

Cobblestone Street

Park Street

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lpp-6.1 local planning policy for - city of bunbury and building/heritage...lpp-6.1 local planning...

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