Barwon Heads Residential Character Study - City of Greater Geelong

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Barwon Heads Residential Character Study - City of Greater Geelong

TOWNSHIP BROCHURE

This Township

Brochure applies to all

of Barwon Heads.

Please see overleaf for

precinct map and refer

to the individual

Precinct Brochure for

your area.

Vision Statement for Barwon Heads

The seaside character and identified heritage

and environmental qualities of Barwon Heads

will be maintained and strengthened through:

• Encouraging the use of native vegetation;

• Encouraging the use of appropriate building

materials;

• Ensuring the siting of buildings to provide adequate

space for planting and to reflect spacing patterns;

• Managing site coverage to provide adequate space

for planting; and

• Ensuring building form and scale reflects

predominant patterns.

Avoid:

• Removal of native and indigenous vegetation in

areas where this is an important characteristic.

• High site coverage or extensive paving in areas

where vegetation is an important characteristic.

• Extensive use of exposed brick, particularly in

the central parts of the town.

COMMUNITY ISSUES

These are the issues that were raised by the local

Barwon Heads community for consideration in the

Study:

• Retaining the coastal lifestyle feel of the town.

• Removal of native and indigenous vegetation.

• Protecting the coastal ecology, wildlife habitats and river environment.

• Maintaining a low scale building form.

• Retaining the ‘quaintness’ of the original settlement area.

• Encouraging and retaining an informal style of public domain

streetscape treatments.

• Discouraging large, bulky dwellings with high site coverage and

boundary to boundary development.

City Of Greater Geelong Residential Character Study

TOWNSHIP

barwon heads


PRECINCT MAP

barwon heads REGION

CITY OF GREATER GEELONG RESIDENTIAL CHARACTER STUDY 2001 ©

and John Curtis Pty Ltd.


1

PRECINCT BROCHURE

Character Description

This area is distinctive in Barwon Heads due to its newer building

styles, which are predominantly brick, and an openness created by its

lack of front fencing and low scale building forms. The retained native

coastal vegetation is important to its character and provides a linking

element with the remainder of the township.

Key Existing Characteristics:

Preferred Character Statement

• Architectural styles are mainly post 1980s modern villas.

• New and establishing gardens and frequent Tea-tree species.

• Dwellings are predominantly single storey mainly brick.

• Lack of front fencing.

The openness of the area will be maintained and the seaside character

strengthened by:

• Encouraging low scale dwellings;

• Retaining a lack of front fencing; and

• Retaining Tea-tree and encouraging the planting of indigenous and native plants.

Avoid:

• Large bulky buildings with high site coverage.

• Removal of remnant indigenous species.

This individual Precinct Brochure should be read in

conjunction with the general Township Brochure.

Please see overleaf for Design Guidelines to assist

with the preparation and assessment of

development proposals.

PRECINCT 1

City Of Greater Geelong Residential Character Study

barwon heads


DESIGN GUIDELINES

Character

Element

Vegetation

Objective

To strengthen the coastal

character of the area by planting

of appropriate indigenous coastal

species.

Design

Response

1 Retain existing coastal natives and indigenous

trees. (Locate footings outside root zone.)

2 Prepare a landscape plan to accompany all

development proposals that utilises appropriate

coastal species. (see 'Indigenous plants of the

Geelong region' for information).

PRECINCT 1

barwon heads

Avoid

1 Lack of a landscape plan.

2 Planting of large exotic

tree species.

Illustration

Siting

To maintain the consistency,

where present, of building front

setbacks.

3 The front setback should be not less than the

average setback of the adjoining two dwellings.

3 Buildings that are set

further forward than the

closest of the buildings on

the adjoining two

properties.

Height and

building form

To encourage innovative

architecture that respects the

coastal township setting.

4 New buildings should be individually designed to

respond to the dominant characteristics of the

area, the coastal township setting and the site.

4 Urban period reproduction

styles and detailing.

5 Use skillion, flat or low pitched roof forms.

Front

boundary

treatment

To maintain the openness of the

streetscape.

4 Provide no front fencing. 5 Solid front fencing.

CITY OF GREATER GEELONG RESIDENTIAL CHARACTER STUDY 2001 ©

and John Curtis Pty Ltd.


2

PRECINCT BROCHURE

Character Description

This Precinct is distinctive in Barwon Heads due to its bushland

setting and spaciousness created by large lot sizes that enable

buildings to be well separated and setback substantial distances from

the front. In most cases native vegetation has been retained and

buildings are set in an open bushland environment, and sometimes

hidden from the street.

Key Existing Characteristics:

Preferred Character Statement

• Predominant architectural style is single storey post 1980s

large modern villas.

• Gardens include indigenous and native vegetation and high canopy trees.

• Building materials consist of brick and timber with mixed roofing.

• Lack of front fences.

• Road is sealed with no kerbing or footpaths.

The spaciousness of the area will be maintained and the bush setting

strengthened by:

• Encouraging low scale dwellings that sit within the landscape;

• Encouraging buildings to be setback substantial distances from the front and side boundaries;

• Retaining native and indigenous trees;

• Encouraging the planting of native and indigenous vegetation;

• Ensuring low site coverage; and

• Encouraging a lack of front fencing and post and wire side fencing.

Avoid:

• Dwellings with high site coverage, including expanses of paving.

• Loss of native vegetation.

• Solid or high fences.

This individual Precinct Brochure should be read in

conjunction with the general Township Brochure.

Please see overleaf for Design Guidelines to assist

with the preparation and assessment of

development proposals.

PRECINCT 2

City Of Greater Geelong Residential Character Study

barwon heads


DESIGN GUIDELINES barwon heads PRECINCT 2

Character

Element

Objective

Design

Response

Avoid

Illustration

Vegetation

To maintain and strengthen the

native and indigenous vegetation

dominated streetscapes.

1 Retain existing high canopy trees and

understorey wherever possible. (Locate footings

outside root zone.)

1 Removal of high canopy

native and indigenous

trees.

2 Replace any trees lost due to development with

similar size indigenous or native trees.

3 One substantial indigenous or native tree should

be planted for every 150 sq.m. of site area.

2 Dwellings that do not

provide sufficient

setbacks from all

boundaries to

accommodate trees /

or screening plants.

Siting

To minimise the visibility of

buildings from the road.

4 Locate buildings well back from the road and

within the landform and vegetation so as to be

wholly or partly obscured from view.

3 Buildings that are wholly

visible from the road.

Site

coverage

To ensure that adequate space is

available on private land for the

retention and planting of

vegetation.

5 The total hard surface site coverage (including

outbuildings, swimming pools, tennis courts,

driveways and all non-permeable surfaces),

should not exceed 55%.

4 Buildings that exceed the

site coverage specified by

more than 5%.

6 Proposals that exceed the specified site coverage

maximums must demonstrate that the Site

Coverage objective and all remaining Objectives

and Design responses have been met.

Height and

building form

To ensure that buildings and

extensions do not dominate the

streetscape and wider landscape

setting.

7 Buildings should not protrude above the

predominant tree canopy height.

5 Buildings that protrude

above that tree canopy

height.

Front

boundary

treatment

To maintain and enhance the

continuous flow of vegetation

across the landscape.

8 Provide no front fencing, or post and wire

fencing to the front and side boundaries.

6 Solid front, side and rear

fencing.

CITY OF GREATER GEELONG RESIDENTIAL CHARACTER STUDY 2001 ©

and John Curtis Pty Ltd.


3

PRECINCT BROCHURE

Character Description

This Precinct is distinctive due to its strong seaside township

character created by the low scale architectural styles and mixture of

building materials. The buildings frequently have low pitched or flat

roofs which adds to their low scale nature and the frequent lack of

front fencing, or low open style fencing adds to an open streetscape.

The buildings are set within established gardens frequently with

retained native vegetation. The seaside feel of the area could be

strengthened by encouraging the planting of indigenous species.

Key Existing Characteristics:

Preferred Character Statement

• Gardens are generally established with a mix of natives and exotic plants.

• Dwellings are single storey and building materials consist of

brick/timber/fibro and mixed roofing.

• Setbacks are standard, and consistent.

• Architecture is 50s-70s seaside style.

• Front fences are either not present or low, usually open style.

Maintain and strengthen the seaside township character and openness

of the area by:

• Encouraging low scale dwellings;

• Ensuring dwellings are set back from the front in accordance with the predominant setback in the

street, and are off-set from at least one side boundary;

• Encouraging the retention of established native and indigenous trees;

• Encouraging the use of lighter looking building materials, including timber and other non-masonry

cladding; and

• Encouraging a lack of front fencing or low, open style.

Avoid:

• Large, bulky buildings with high site coverage.

• A predominance of exposed brick buildings.

• High front fences.

This individual Precinct Brochure should be read in

conjunction with the general Township Brochure.

Please see overleaf for Design Guidelines to assist

with the preparation and assessment of

development proposals.

PRECINCT 3

City Of Greater Geelong Residential Character Study

barwon heads


DESIGN GUIDELINES barwon heads PRECINCT 3

Character

Element

Objective

Design

Response

Avoid

Illustration

Vegetation

To maintain and strengthen the

coastal character of the

vegetation.

1 Retain existing native and indigenous species

wherever possible. (Locate footings outside root

zone.)

1 Removal of established

native and indigenous

species.

2 Replace any trees lost due to development with

similar size appropriate coastal species.

2 Planting of large exotic

tree species.

Prepare a landscape plan to accompany all

development proposals that utilises appropriate

coastal species.

Siting

To reflect the existing rhythm of

dwelling spacing.

3 Buildings should be offset from at least one side

boundary.

3 Boundary to boundary

development.

To maintain the consistency,

where present, of building front

setbacks.

4 The front setback should be not less than the

average setback of the adjoining two dwellings.

4 Buildings that are set

further forward than the

closest of the buildings on

the two adjoining

properties.

Height and

building form

To ensure that new buildings and

extensions do not dominate the

streetscape.

5 Respect the predominant building height in the

street and nearby properties. The height at the

front should match the typical single storey wall

height.

6 Use skillion, flat, single pitch or low pitched roof

forms.

5 Buildings that exceed by

more than one storey the

predominant building

height in the street and

nearby properties.

6 High pitched roof forms.

Materials and

design detail

To use lighter looking building

materials and finishes that

complement the dominant

pattern within the streetscape

and coastal setting.

7 Use timber or other non-masonry sheeting or

cladding materials where possible.

8 Render, bag or paint masonry surfaces.

7 Exposed red or orange

brick.

8 Urban period reproduction

styles and detailing.

Front

boundary

treatment

To maintain and enhance the

continuous flow of the garden

settings and the openness of the

streetscape.

9 Provide no front fencing. 9 High, solid front fencing.

CITY OF GREATER GEELONG RESIDENTIAL CHARACTER STUDY 2001 ©

and John Curtis Pty Ltd.


4

PRECINCT BROCHURE

Character Description

The Precinct is distinctive due to its seaside township character

derived from the remaining pre and interwar buildings, and the

mixture of post war and recent styles with a variety of building

materials. The generally low scale buildings are set within mature

native and exotic gardens complemented by mature street trees and

informal roadway treatments. The character of the area could be

strengthened by encouraging a lack of front fencing, or open style

front fences and further native planting.

Key Existing Characteristics:

• Vegetation is mostly indigenous/native Tea-tree.

• Architecture is 50s-60s seaside style, with Victorian and Edwardian

buildings along the river foreshore.

• Dwellings are single storey with the exception of dwellings on the

southern edge of the precinct that are predominantly double storey.

• Buildings are generally set back 6-7m from front fence, and 1-3m from

the side boundaries.

• Building materials are mixed brick, timber and fibro with mixed roofing.

• Part of the precinct has unsealed roads, all roads are unkerbed.

• Front fencing varies from no front fence to average height open style.

Preferred Character Statement

The seaside township character of the area will be maintained and

strengthened by:

• Retaining the identified heritage buildings and ensuring adjacent dwellings respect the form, scale

and materials of these buildings;

• Encouraging the use of lighter looking building materials, including timber and other non-masonry

cladding;

• Encouraging low scale dwelling types;

• Encouraging the retention and planting of indigenous and native trees;

• Encouraging the use of lighter looking building materials, including timber and other non-masonry

cladding;

• Encouraging low scale dwelling types; and

• Encouraging the retention and planting of indigenous and native trees.ng of indigenous and

native plants.

Avoid:

• Removal of Moonah and Tea-tree in the public and private domain.

• Sealing and kerbing of roads.

• Large bulky buildings or buildings with high site coverage, that dominate the streetscape.

• A predominance of exposed brick buildings.

• High front fences.

This individual Precinct Brochure should be read in

conjunction with the general Township Brochure.

Please see overleaf for Design Guidelines to assist

with the preparation and assessment of

development proposals.

PRECINCT 4

City Of Greater Geelong Residential Character Study

barwon heads


DESIGN GUIDELINES barwon heads PRECINCT 4

Character

Element

Objective

Design

Response

Avoid

Illustration

Vegetation

To retain buildings that contribute to

the valued character of the area.

1 Retain, whenver possible, intact Victorian,

Edwardian, Federation and Californian Bungalow

era dwellings.

1 Demolition of intact and good

condition dwellings from these

eras.

Vegetation

To strengthen the coastal

character of the area by planting

of appropriate indigenous coastal

species.

2 Retain existing coastal native and indigenous

trees and understorey whenever possible.

(Locate footings outside root zone.)

3 Prepare a landscape plan to accompany all

development proposals that utilises appropriate

coastal species. (see ‘Indigenous plants of the

Geelong region’ for information.)

2 Lack of a landscape plan.

3 Planting of large exotic

tree species.

4 Removal of high canopy

native and indigenous

trees.

Topography/

landform

To minimise site disturbance and

impact of the building on the

landscape.

4 Buildings should be designed to follow the

contours of the site or step down the site.

5 Major excavation works

to accommodate

dwellings or

appurtenances.

Siting

To reflect the existing rhythm of

dwelling spacing

5 Buildings should be setback at least 2 metres

from one side boundary.

6 Boundary to boundary

development.

To maintain consistency, where

present, of building front

setbacks

6 The front setback should be not less than the

average setback of the adjoining two dwellings.

7 Buildings that are set

further forward than the

closest of the buildings on

the two adjoining

properties.

Site

coverage

To ensure that adequate space is

available on private land for the

retention and planting of

vegetation.

7 The total hard surface site coverage (including

all buildings, swimming pools, tennis courts,

driveways and all non-permeable surfaces),

should not exceed 50%.

8 Buildings that exceed the

site coverage specified by

more than 5%.

8 Proposals that exceed the specified site coverage

maximums must demonstrate that the Site

Coverage objective and all remaining Objectives

and Design responses have been met.

Height and

building form

To ensure that buildings and

extensions do not dominate the

streetscape and wider landscape

setting.

9 Buildings should not protrude above the

predominant tree canopy height.

9 Buildings that protrude

above the tree canopy

height.

Materials and

design detail

To use lighter looking building

materials and finishes that

complement the dominant

pattern within the streetscape

and the coastal setting.

10 Use timber or other non-masonry sheeting or

cladding materials where possible.

11 Render, bag or paint masonry surfaces.

10 Exposed red or orange

brick.

11 Urban period reproduction

styles - and detailing.

Front

boundary

treatment

To maintain and enhance the

openness of the streetscape.

12 Provide no front fencing or open style front

fencing up to a maximum of 1.2 metres.

13 Front fences should not exceed 1.2 metres

other than in exceptional circumstances.

12 Solid front fencing.

Waterfront

development

To recognise the desire to

maximise views along the

waterfront, while ensuring that

new buildings and extensions

respect the patterns of

development and the coastal

setting and character of the

area.

14 Buildings should not exceed 7m in height, other

than for the roof structure.

15 Buildings exceeding the specified height must

demonstrate that the development will not

dominate the streetscape or long views of the

area, and complies with all other Objectives and

Design responses.

16 Incorporate building elements and details that

contribute to a lightness of structure including

balconies, verandahs, light-transparent

ballustrading and gable ends.

13 Buildings that exceed the

specified height by more

than 0.5 metres.

14 Large, bulky buildings

with unarticulated front

and side wall surfaces.

CITY OF GREATER GEELONG RESIDENTIAL CHARACTER STUDY 2001 ©

and John Curtis Pty Ltd.


5

PRECINCT BROCHURE

Character Description

The Precinct is distinctive due to its isolation and spaciousness, due

partly to its location between the golf course and the coast, and the

appearance of buildings sited within and rising from the coastal scrub.

The buildings are eclectic in style, and include older styles, however

muted tones that blend with the scrub are preferable. Maintenance of

the density of the vegetation is important to the area’s character and

buildings should be sited to minimise the extent of the buildings are

visible from the roadway.

Key Existing Characteristics:

Preferred Character Statement

• Indigenous Tea-tree species dominate the vegetation.

• All dwellings are constructed of timber or render with iron roofs and are

usually two storeys in height.

• Architecture is characterised by post 1980’s grand seaside style.

• The eastern half of this precinct has high front fences, while the western

half has no front fences.

• The road is unsealed.

The spacious setting within coastal vegetation and the heritage

qualities of the area will be retained and enhanced by:

• Development that respects the 1-2 storey scale of development in the area;

• Ensuring development is off-set from all boundaries;

• Minimising the visibility of development from the street;

• Minimising the amount of hard paving around the dwelling;

• Encouraging innovative architecture that reflects the coastal setting;

• Requiring the use of lighter looking materials that blend in colour with the vegetation of

the area;

• Retaining and planting indigenous and native vegetation including Moonah and appropriate

coastal Tea-tree species; and

• Encouraging no or post and wire fencing.

Avoid:

• Removal of native vegetation and planting of exotic species.

• Development with high site coverage or extensive paving.

• Large, exposed brick buildings.

• High or solid front fences.

This individual Precinct Brochure should be read in

conjunction with the general Township Brochure.

Please see overleaf for Design Guidelines to assist

with the preparation and assessment of

development proposals.

PRECINCT 5

City Of Greater Geelong Residential Character Study

barwon heads


DESIGN GUIDELINES barwon heads PRECINCT 5

Character

Element

Objective

Design

Response

Avoid

Illustration

Vegetation

To maintain and strengthen the

coastal vegetation dominated

streetscapes.

1 Retain existing native and indigenous species

wherever possible. (Locate footings outside root

zone.)

2 Replace any trees lost due to development with

similar size appropriate coastal species.

3 Prepare a landscape plan to accompany all

development proposals that utilises appropriate

coastal species. (see 'Indigenous plants of the

Geelong region' for information).

1 Removal of established

indigenous species.

2 Lack of a landscape plan.

3 Planting of exotic tree

species.

Siting

To minimise the visibility of

buildings from the road.

4 Locate buildings well back from the road and

within the landform and vegetation so as to be

at least partly obscured from view.

4 Buildings that are wholly

visible from the road.

Topography/

landform

To minimise site disturbance and

impact of the building on the

landscape.

5 Buildings should be designed to follow the

contours of the site or step down the site.

5 Major excavation works

to accommodate

dwellings or

appurtenances.

Site

coverage

To ensure that adequate space is

available on private land for the

retention and planting of

vegetation.

6 The total building site coverage should not

exceed 20%.

7 The total hard surface site coverage (including

outbuildings, swimming pools, tennis courts,

driveways and all non-permeable surfaces),

should not exceed 40%.

6 Total hard site coverage

that exceeds the specified

site coverage by more

than 5%.

Height and

building form

To ensure that buildings and

extensions do not dominate the

streetscape and wider landscape

setting.

8 Buildings should not exceed 7.5 metres in

height.

9 Buildings exceeding the specified height must be

demonstrate that the development will not

dominate the streetscape or long views of the

area, and complies with all other Objectives and

Design responses.

7 Buildings that exceed the

specified height by more

than 0.5 metres.

To encourage innovative

architecture that respects the

coastal setting.

10 New buildings should be individually designed to

respond to the dominant characteristics of the

area and the site.

8 Large, bulky buildings

with unarticulated front

and side wall surfaces.

11 Incorporate building elements and details that

contribute to a lightness of structure including

balconies, verandahs, light transparent

ballustrading and gable ends.

Materials and

design detail

To use lighter looking building

materials and finishes that

complement the vegetation and

coastal setting.

12 Use earthy toned building materials, finishes or

paint colours.

13 Use timber or other non-masonry sheeting or

cladding materials where possible.

9 Exposed red or orange

brick.

10 Urban period

reproduction styles and

detailing.

Front

boundary

treatment

To maintain and enhance the

continuous flow of vegetation

across the landscape.

14 Provide no front fencing, and post and wire side

and rear fences.

11 Solid front, side or rear

fencing

CITY OF GREATER GEELONG RESIDENTIAL CHARACTER STUDY 2001 ©

and John Curtis Pty Ltd.


6

PRECINCT BROCHURE

Character Description

This Precinct is distinctive due to its mixture of architectural styles

and building materials, and its river-edge location, which encourages

higher development. Development in this Precinct is therefore highly

visible, particularly from the eastern entrance and vistas to the

township. Vegetation cover varies from low level to more substantial

gardens with trees including a predominance of natives and frequent

Tea-tree.

Key Existing Characteristics:

Preferred Character Statement

• Gardens are established with a dominance of native trees and occasional

exotic.

• Architectural styles include Late Victorian, Edwardian, inter-war, 50s-70s

seaside, 60s-80s and post 1980s modern villas.

• The development is frequently double storey.

• Front setbacks vary, and side setbacks are usually provided from at least

one boundary.

• The south-eastern section of the precinct uses timber and iron roof

building materials, while the remainder utilises a mixture of brick,

timber and fibro with mixed roofs.

• The narrower, northern section of the precinct is characterised

by high front fencing. Low or open styles of front fence predominate in

the remainder of the area.

The area’s seaside character will be strengthened and the cohesion of

the area enhanced by:

• Encouraging development that respects the general 1-2 storey scale of development in the area;

• Ensuring development is off-set from at least one boundary;

• Encouraging the use of lighter looking materials;

• Encouraging the retention and planting of native vegetation; and

• Discouraging high front fences.

Avoid:

• Removal of existing native vegetation.

• Large, bulky buildings that are built boundary to boundary.

• A predominance of exposed brick buildings.

This individual Precinct Brochure should be read in

conjunction with the general Township Brochure.

Please see overleaf for Design Guidelines to assist

with the preparation and assessment of

development proposals.

PRECINCT 6

City Of Greater Geelong Residential Character Study

barwon heads


DESIGN GUIDELINES barwon heads PRECINCT 6

Character

Element

Objective

Design

Response

Avoid

Illustration

Vegetation

To maintain a balance between

roof tops and tree canopy when

the area is viewed from a

distance.

1 Buildings should be sited and designed to

incorporate space for the planting of substantial

vegetation.

2 Retain existing high canopy trees and

understorey wherever possible.

3 Replace any trees lost due to development with

similar size indigenous or native trees.

1 Removal of high canopy

native and indigenous

trees.

2 Dwellings that do not

provide sufficient

setbacks from at least

two boundaries to

accommodate trees.

Siting

To provide for reasonable sharing

of views to the ocean, river or

coast.

4 Buildings should be sited taking into account the

view corridors to the ocean, river or coast from

nearby properties.

3 Buildings that completely

obscure views from public

areas.

To reflect the existing rhythm of

dwelling spacing.

5 Building should be setback from at least one

boundary.

4 Boundary to boundary

development.

Site

coverage

To ensure that adequate space is

available on private land for the

retention and planting of

vegetation.

6 The total hard surface site coverage (including

outbuildings, swimming pools, tennis courts,

driveways and all non-permeable surfaces),

should not exceed 55%.

5 Buildings that exceed the site

coverage specified by more

than 5%.

7 Buildings exceeding the specified site coverage

must be demonstrate that the Site coverage

Objective and all other Objectives and Design

responses have been met.

Height and

building form

To ensure that buildings and

extensions do not dominate the

streetscape and longer views of

the area.

8 Buildings should not exceed 7.5 metres in

height.

9 Buildings that exceed the specified height must

demonstrate compliance with the Height

Objective and all other Objectives and Design

responses.

6 Buildings that exceed that

specified height by more

than 0.5 metres.

To encourage innovative

architecture that respects the

coastal setting.

10 New buildings should be individually designed to

respond to the dominant characteristics of the

area and the site.

7 Large, bulky buildings

with unarticulated front

and side wall surfaces.

11 Incorporate building elements and details that

contribute to a lightness of structure including

balconies, verandahs, light transparent

ballustrading and gable ends.

Materials and

design detail

To use lighter looking building

materials and finishes that

complement the dominant

pattern within the streetscape /

coastal setting.

12 Use timber or other non-masonry sheeting or

cladding materials where possible.

13 Render, bag or paint masonry surfaces.

8 Exposed red or orange

brick.

9 Urban period reproduction

styles and detailing.

Front

boundary

treatment

To maintain the openness of the

streetscape.

14 Provide no front fencing or open-style front

fencing to a maximum of 1.2 metres.

10 High, solid front

fencing.

CITY OF GREATER GEELONG RESIDENTIAL CHARACTER STUDY 2001 ©

and John Curtis Pty Ltd.


7

PRECINCT BROCHURE

Character Description

The Precinct is distinctive due to its bush garden court character,

created by the frequent lack of front fencing, the regular front and

side setbacks and established native gardens. The seaside location

of the area is not always evident other than through the use of typical

coastal vegetation such as Tea-tree and the mix of building materials.

Key Existing Characteristics:

Preferred Character Statement

• Vegetation is established and characterised by Tea-tree in

the north-eastern corner.

• Front setbacks are generally standard and consistent. Side setbacks are

usually provided from at least one boundary.

• A range of building materials are utilised.

• The architectural style is 60s–80s, with occasional earlier dwellings.

• Dwellings are single storey.

• Many dwellings have no front fences.

The bush garden court character of the area will be retained and the

seaside location enhanced by:

• Encouraging development that respects the low scale of development in the area;

• Ensuring development is set back from the front in accordance with the predominant setback in

the street and is off-set from at least one boundary;

• Encouraging the incorporation of lighter looking materials where possible;

• Encouraging the retention and planting of native vegetation; and

• Discouraging front fences.

Avoid:

• Large, bulky buildings with boundary to boundary development.

• High or solid front front fences.

This individual Precinct Brochure should be read in

conjunction with the general Township Brochure.

Please see overleaf for Design Guidelines to assist

with the preparation and assessment of

development proposals.

PRECINCT 7

City Of Greater Geelong Residential Character Study

barwon heads


DESIGN GUIDELINES barwon heads PRECINCT 7

Character

Element

Objective

Design

Response

Avoid

Illustration

Vegetation

To maintain and strengthen the

coastal vegetation dominated

streetscapes.

1 Retain established, indigenous coastal tree and

understorey species. (Locate footings outside

root zone.)

2 Replace any indigenous trees lost due to the

development with similar species and size trees.

3 Prepare a landscape plan to accompany all

development proposals that utilises appropriate

coastal species. (see 'Indigenous plants of the

Geelong region' for information).

1 Removal of established,

indigenous species.

2 Planting of large exotic

tree species.

3 Lack of a landscape plan.

Siting

To reflect the existing rhythm of

dwelling spacing.

4 Buildings should be setback at least 2 metres

from one side boundary.

4 Boundary to boundary

development.

To maintain the consistency,

where present, of building front

setbacks.

5 The front setback should be not less than the

average setback of the adjoining two

dwellings.

5 Buildings that are set

further forward than the

closest of the buildings on

the two adjoining

properties.

Height and

building form

To ensure that new buildings and

extensions do not dominate the

streetscape.

6 Respect the predominant building height in the

street and nearby properties. The height at the

front of the dwelling should match the typical

single storey wall height.

6 Buildings that exceed by

more than one storey the

predominant building

height in the street and

nearby properties.

Materials and

design detail

To use lighter looking building

materials and finishes that

complement the dominant

pattern within the streetscape

and coastal setting.

7 Use timber or other non-masonry sheeting or

cladding materials where possible.

8 Render, bag or paint masonry surfaces.

7 Exposed red or orange

brick.

8 Urban period reproduction

styles and detailing.

Front

boundary

treatment

To maintain and enhance the

continuous flow of the garden

settings and the openness of the

streetscape.

9 Provide no fencing. 9 High or solid front

fencing.

CITY OF GREATER GEELONG RESIDENTIAL CHARACTER STUDY 2001 ©

and John Curtis Pty Ltd.

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