pe.1 attachment 3 · 2017-08-18 · trees and vegetation within front and side setbacks, and avoid...

Appendices

Attachment 3: Revised Schedule 26 to the Design and Development Overlay (DDO26) and

Local Policy for Macedon (Clause 21.13-6)

(The Panel additions and deletions are based on Version 2 of the DDO, as provided by Council at its meeting on

22 March 2017, which was used at the hearing for discussion purposes. The Council Officer additions and deletions

are officer variations on the Panel’s recommended wording.)

Panel Tracked Added

Panel Tracked Deleted

Council Officer Added

Council Officer Deleted

SCHEDULE 26 TO THE DESIGN AND DEVELOPMENT OVERLAY

Shown on the planning scheme map as DDO26.

MACEDON VILLAGE COMMERCIAL CENTRE

The commercial centre of Macedon has a distinct village character with eclectic building forms.

This character will be retained and enhanced by new development that reflects the primarily single

storey scale and low to moderate building site coverage. Buildings will incorporate muted earthy

tones, will be constructed with masonry/brick and will have articulation and separation to

integrate well with the existing and future streetscape. Building design and setbacks will provide

interest, shelter and shade, activation to the pedestrian environment and retain views of treed

areas and Mt Macedon and the ranges beyond the village. Existing and new trees will add to the

visual amenity, shade and streetscape character.

1.0 Design objectives

To retain and strengthen the small scale village character of Macedon.

To ensure new development

� integrates with the predominantly low-scale, single storey streetscape;

� and retains views to treed areas, Mt Macedon and the rangesof the surrounding

features.;

� is

� To ensure commercial developments are sensitively sited appropriately with regard to

adjacent sensitive uses:;

� Contributes to safe and vibrant public places;

� reflect existing siting patterns and setback from residential and other sensitive interfaces; and

� maintain views beyond the village to treed areas and Mt Macedon and the ranges.

To promote development that contributes to safe and vibrant public places.

� To ensure the uses of building colours, materials, textures and finishes that integrate with

the commercial centre’s distinct village character; and

� existing design elementsis designed to avoid the removal of existing canopy trees and to

enable the planting of new canopy trees within landscaped front and side setbacks..

To maintain and enhance the existing canopy tree and landscaped provision character within the

village centre Macedon Village Commercial Centre.

To avoid the removal of established large canopy trees and encourage the planting of new canopy

trees and vegetation within front and side setbacks, and avoid the removal of established large

canopy trees.

--/--/---- Proposed C114

--/--/---- Proposed C114

Commented [PS1]: See Attachment 2, Issue 7a. The new template in Ministerial Direction on Form & Content doesn’t allow introductory statements. DELWP advice to move key content to MSS Clause 21.13 Objectives/strategies has been followed.

Commented [PS2]: See Attachment 2, Issue 7b.

The new template in Ministerial Direction on Form & Content allows

maximum 5 objectives, so 13 objectives in earlier drafts have been

consolidated.

PE.1 ATTACHMENT 3

Appendices

To ensure the adequate provision of on-site car parking and loading areas that avoid negative visual

and amenity impacts.

To avoid ensure dominant and intrusive business identification and other signage, and discourage

including signage above building eaves, is avoided.

To ensure new developments are have been assessed against the relevant bushfire risk.

To ensure the development of key opportunity sites is consistent with the preferred

neighbourhood character of the village.

2.0 Buildings and works

A permit is not required forto:

� The iInstallation of an automatic teller machine.

� An aAlteration to an existing building facade provided:

� The alteration does not include the installation of an external roller shutter.

� At least 80 per cent of the building facade at ground level is maintained as an entry or

window with clear glazing or no less than the current area of glazing.

� Construct Aan awning that projects over a road reserve if it is authorised by the relevant public

land manager and does not negatively impact on the structure or health of a street tree.

A permit is required to construct a front fence.

Design Requirements

Building Height

� Buildings must not exceed two storeys. Building height must not exceed 8 eight metres above

natural ground level (as measured at any part of the site), unless the roof pitch exceeds 30

degrees, in which case the height must not exceed 9 nine metres above natural ground level.

If a site is cut, ‘ground level’ refers to the level of the cut. In all other cases, ‘ground level’ refers

to natural ground level. A permit cannot be granted for proposalsto construct a building which

is not in accordance withvary this requirement.

� Limit the height of New buildings should present as to single storey forms to the street with

second upper storeys recessed at least 5 three to five metres from the frontage or incorporated

within the roof form (e.g. attic style or dormer windows but not mansard).

� Use of attic style designs must should ensure roof pitch does not visually impact on adjoining

properties.

Figure 1 - Maximum Height Diagram

--/--/----Proposed C114

Commented [PS3]: See Attachment 2, Issue 7d

Commented [PS4]: See Attachment 2, Issue 2a

Commented [PS5]: Required wording in new template – no

change to effect.



Appendices

Building siting

� Preferred Required setbacks from street frontages are shown on Map 1 below.

� Buildings fronting the north side of Victoria Street between Margaret and Smith Streets should

be built to the front boundary and must incorporate active frontages.

� Buildings fronting all other street and side street setbacks should have a zero front setback with

active frontage or be a minimum three 3 metres from the front boundary, and include eithera

mix of active frontages, landscaping or and where possible, or outdoor dining within the front

setback.

� All new Buildings should be set back a minimum of two metres from at least one side boundary

to provide spacing between buildings.

� All Buildings should be set back a minimum five 5 metres from rear boundaries where the site

adjoins a residential zone.

Site coverage

� Buildings must should not exceed 50 per cent site coverage of an allotment, unless it can be

demonstrated that superior built form design outcomes can be achieved the design

aobjectives, building siting and landscaping requirements of this schedule.

Building design

� Orientate Buildings should:

� Be oriented to front the street and incorporate customer entrances, clear glazing and

articulation to activate frontages.

� Incorporate eaves and verandas as appropriate, particularly where there is a zero front

setback and where negative impacts on the structure or health of a street tree can be

avoided, to provide weather protection and to be consistent with the existing Macedon

Village Commercial Centre character.

� Incorporate masonry and timber finishes and materials to reflect the existing character.

Masonry includes brick, rendered cement and stone. All finishes and materials Any use of

timber must be shown to meet bushfire risk requirements.

� Incorporate muted, earthy tones that integrate with the surrounding built form and

landscape character. Bold or bright colours are discouraged.

� Avoid long blank walls at street level as they reduce active street edges and passive

surveillance. Where blank walls cannot be avoided, incorporate art forms and/or outdoor

kerb side dining to activate the space.

� Avoid visible expanses of flat roof and support varied roof form (e.g. hipped or gabled).

� Incorporate Ecologically Sustainable Development (ESD) design elements including water

and energy efficiency, natural ventilation and passive solar design where possible.

� All Habitable rooms must should have openable windows. Avoid the replacement of windows

with skylights or light wells.

Commented [PS8]: See Attachment 2, Issue 2c


Appendices

� Ensure Building design and construction should does not impact the established canopy street

trees along Victoria Street and minimises encroachment within the tree protection zone.

Fences

� Front fences must should be no more than 1.0 metre in height, and provide at least 50 per

cent transparency, and be consistent with existing fences and streetscape character.

Access

� Locate car parking at the side or rear of buildings. Set garages and car ports associated with

new developments at least 5 five metres back from the front of the building.

� Provide access ways from the side streets (where possible) and limit to one single crossover per

lot.

� Design parking and vehicle access, including loading areas, to ensure safe circulation and access

for all forms of movement including pedestrians, cyclists, wheelchairs and motor vehicles.

Landscaping

� Retain or incorporate landscaping and canopy trees into the siting of new developments and

within the front setbacks of sites where a street setback is provided as shown on Map 1.

� The front setback area must should be sufficient to allow trees to reach maturity without

compromising building or drainage works.

Bushfire

� Design all new buildings with clear and direct access to the street for pedestrians and

vehicles.

Key Opportunity Sites

In addition to the above requirements, Key Opportunity Sites (as shown on Map 1) must should

also address the following:

� Avoid excessive cut and fill measures by Designing all buildings to utilise the existing topography

and follow the contours of the site,. except where necessary to achieve a zero front setback at

footpath level in accordance with the building siting requirements of this schedule.

� Maximise second storey balconies and glazing facing streets to encourage passive surveillance

opportunities of the street and provide articulation. The balance of windows and doors must

should also reflect the existing streetscape character.

� Avoid bulky and unarticulated developments and long single frontages that do not provide

vertical articulation or breaks in built form. This can be achieved along street frontages by

providing recesses for window and doors, alternating building materials and using design

features that enhance vertical articulation.

� Avoid large areas of at grade car parking visible from local streets by locating car parks to the

rear of the building. Access to car parks must be clearly signed and located from a side street,

where possible.

� Provide for large canopy trees within the rear and side setbacks at a ratio of one tree for each

200 square metres of site area.as part of a comprehensive landscape plan.

3.0 Subdivision

None specified.

4.0 Advertising signs

The following requirements apply to any application to construct a signAll signs requiring a permit

under any other provision of this planning scheme should meet the following:

--/--/---- Proposed C114

--/--/---- Proposed C114


Commented [PS11]: See Attachment 2, Issue 7d. Required

section in new template – no policy implications.


Appendices

� Business signs must should be designed to integrate with the building and avoid visual

dominance of the streetscape.

� Locate signs below the front parapet or beneath the building eave. Roof top signs,

freestanding signs and signs projecting above the fascia of the verandah are discouraged.

� Avoid internally illuminated or flashing signs and signs that cover glazed areas.

4.0 Decision guidelines

Before deciding on an application, in addition to the decision guidelines in Clause 43.02-5 and

Clause 65, the responsible authority must consider, as appropriate:

� The design objectives of this schedule.

� The buildings and works design requirements of this schedule.

� Whether the siting, form, height, massing and design of the proposed buildings and works,

including fencing, will be in keeping with the village centre character.

� The ability of the development to provide the space for the retention or planting of canopy

trees and other vegetation.

� The ability of the development to provide views beyond the village to treed areas and Mt

Macedon and the ranges.

� Whether the proposal achieves a high quality design outcome and implements sustainable

development principles.

� Details of how the proposed building contributes to public safety and the amenity of the

streetscape.

A development application must be accompanied by a report explaining how the proposal

addresses these decision guidelines. If in the opinion of the responsible authority the need to

provide the above information is not relevant to the evaluation of an application, it may waive or

reduce the requirement.

--/--/---- Proposed C114

Commented [PS13]: See Attachment 2, Issue 7c.

Appendices

Insert the word ‘preferred’ in front of the legend for the Zero and 3 metre front setbacks.

Under setbacks, provide a third notation for the area along 19 Victoria Street through to Smith Street, and along

Margaret Street abutting 19 Victoria Street to read “undefined”.

Appendices

Commented [PS14]: Amended Map 1 - see Attachment 2, Issue

2c

MACEDON RANGES PLANNING SCHEME

MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.13 PAGE 1 OF 4

21.13-6 Macedon

Overview

Macedon is located at the foot of Mount Macedon on the Melbourne/Bendigo railway line. The population of Macedon in 2011 was 1,864 (Australian Bureau of Statistics, “Macedon, Vic (SSC)” 2011 Census QuickStats). Macedon has a village character and significant natural and planted landscapes. Whilst the settlement of Macedon is closely linked to Mount Macedon, they are distinct in terms of their roles and development history, and this will continue into the future. Macedon provides a high quality residential environment within an easy commute to Melbourne.

While Macedon is now fully serviced, it is clear many other constraints still limit the development of the town, including bushfire risk, the location within a special water supply catchment, storm water management, the character of the town and the protection of native vegetation. The Restructure Overlay is currently utilised in Macedon.

The settlement hierarchy identifies that the villages of Macedon and Mount Macedon will not grow. Together their role will remain as that of a small town with a combined population of 2,500 people (Macedon Ranges Settlement Strategy, 2011).

The elements that define the character of Macedon are:

Presence of heritage buildings, features and landmarks.

Mix of exotic plantings with native bushland areas.

Low-density residential bush setting partly consisting of historic and inappropriate subdivisions.

Significant views to Mount Macedon.

Railway line and Calder Freeway alignment.

Modest commercial development in a gently sloping heavily treed terrain.

The key issues affecting Macedon are:

Protection of the physical separation between Macedon and Mount Macedon.

Protecting the Special Water Supply Catchment.

Protecting the key characteristics and individual identities of the township as distinct from Mount Macedon.

Managing the significant environmental constraints including high bushfire risk.

Protecting and enhancing the area’s vegetation.

Containing development to existing areas.

Objective 1

To maintain the landscape character of the settlement of Macedon and its physical separation from built areas of Mount Macedon.

Strategies

Strategy 1.1 Protect significant view lines to Mount Macedon and surrounding areas by requiring low scale development.

Strategy 1.2 Maintain a landscape break between Macedon and Mount Macedon to clearly distinguish the two settlements.

Strategy 1.3 Ensure new development provides better linkages and improved walkability to community facilities and the railway station.

Strategy 1.4 Retain the heavily treed nature of Macedon.

Strategy 1.5 Protect important landscape, heritage and environmental values from inappropriate land use and development.

10/09/2015 C84 Proposed C114



Objective 2

To ensure orderly infill development and redevelopment that respects the development constraints of Macedon.

Strategies

Strategy 2.1 Ensure the location, form and design of new development is consistent with the Macedon Township Framework Plan included in this sub-clause and applicable restructure plans.

Strategy 2.2 Encourage the location of residential development within the identified township boundary of Macedon, and commercial development within the commercial centre.

Strategy 2.3 Encourage the protection and retention of vegetation within developments.

Strategy 2.4 Protect the area’s heritage features within development proposals.

Strategy 2.5 Protect water quality in the catchments by discouraging development on un-sewered land parcels.

Ensure development does not negatively impact water quality or quantity of the catchment.

Objective 3

To minimise development within Macedon due to its high bushfire risk.

Strategies

Strategy 3.1 Prioritise fire risk as a critical planning consideration for Macedon and use a risk management approach when making decisions.

Strategy 3.2 Ensure new development does not exacerbate or increase exposure to the high bushfire risk in the area.

Strategy 3.3 Ensure infill development is sustainable to its location and can meet requirements for fire protection.

Objective 4

To provide for limited commercial development within Macedon that responds to the distinct village character of the commercial centre, which comprises predominantly single-storey buildings in muted earthy tones, with low site coverage that enables landscaping and canopy trees and retains view lines from the public realm to treed areas, Mt Macedon and the ranges.

.

Strategies

Strategy 4.1 Ensure new commercial development in Victoria Street, Macedon does not extend east of Bruce Street.

Strategy 4.2 Plan for extension of Victoria Street, Macedon, westwards towards the railway precinct, with active frontages comprising a mix of commercial and civic uses.

Strategy 4.3 Support new commercial development, including on key opportunity sites, that responds to the existing village centre character through appropriate siting, scale, setbacks, design elements, parking provision, signage, landscaping, materials and other design elementslandscaping.

Strategy 4.4 Improve the public realm within the village commercial centre by supporting development that provides interest, shelter and shade, protects existing canopy trees and facilitates the planting of new ones, activates the pedestrian environment, and retains view lines from the public realm to

Commented [PS1]: See Attachment 2 Issue 7a. Objective and strategies have been revised to incorporate the key elements of the

DDO26 opening paragraph, which needs to be removed to comply

with the new template (DELWP advice was to transfer this content to

the MSS).



treed areas, Mt Macedon and the ranges.Ensure development of key opportunity sites is consistent with the preferred neighbourhood character for these sites, having regard to appropriate scale, materials and building and landscape setbacks.

Strategy 4.5 Promote tourism development in Macedon that retains the area’s key characteristics.

Application requirement

An application to develop land must be accompanied by the following information, as appropriate:

A supporting land management plan for the site to demonstrate how environmental characteristics of the land and its surrounds are to be protected.

Specific implementation

Apply the Design and Development Overlay to the commercial centre of the village.

Apply the Restructure Overlay, where appropriate.

Support the development of innovative and alternative wastewater options in problem areas.

Further strategic work

Conduct a review of the alignment of zoning and overlays with infrastructure and constraints, address community expectations, manage bushfire risk, protect important vegetation and respect town character.

Reference Document

� Macedon Urban Design Guidelines 2016

Commented [PS2]: See comment above. New content has been relocated here from the opening paragraph of DDO26. Key

opportunity site reference has been consolidated into Strategy 4.3 as

the strategic intent is the same as for the rest of the commercial area.



Macedon Township Framework Plan



Commented [PS3]: Updated map inserted - see Attachment B,

Issue 1.

pe.1 attachment 3 · 2017-08-18 · trees and vegetation within front and side setbacks, and avoid...

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