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 


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. 



2 



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. 



• 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 


• 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. 






PRECINCT 2 


barwon heads

DESIGN GUIDELINES barwon heads PRECINCT 2 


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. 



3 



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. 



• 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. 






PRECINCT 3 


barwon heads



Element 

Objective 

Design 

Response 

Avoid 

Illustration 

Vegetation 


coastal character of the 

vegetation. 

1 Retain existing native and indigenous species 

wherever possible. (Locate footings outside root 

zone.) 

1 Removal of established 


species. 


similar size appropriate coastal species. 


tree species. 

Prepare a landscape plan to accompany all 


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. 



setbacks. 






the two adjoining 

properties. 

Height and 

building form 

To ensure that new buildings and 


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. 



Front 

boundary 

treatment 


continuous flow of the garden 

settings and the openness of the 

streetscape. 

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



4 



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. 


• 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. 


The seaside township character of the area will be maintained and 


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

and materials of these buildings; 


cladding; 

• Encouraging low scale dwelling types; 

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


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. 


• High front fences. 






PRECINCT 4 


barwon heads



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.) 



coastal species. (see ‘Indigenous plants of the 

Geelong region’ for information.) 



tree species. 



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 


dwelling spacing 

5 Buildings should be setback at least 2 metres 

from one side boundary. 


development. 

To maintain consistency, where 

present, of building front 

setbacks 







properties. 

Site 

coverage 




vegetation. 


all buildings, swimming pools, tennis courts, 




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 




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 





and the coastal setting. 





brick. 


styles - and detailing. 

Front 

boundary 

treatment 


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. 


specified height by more 

than 0.5 metres. 

14 Large, bulky buildings 

with unarticulated front 

and side wall surfaces. 



5 



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. 



• 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. 






PRECINCT 5 


barwon heads



Element 

Objective 

Design 

Response 

Avoid 

Illustration 

Vegetation 


coastal vegetation dominated 

streetscapes. 

1 Retain existing native and indigenous species 

wherever possible. (Locate footings outside root 

zone.) 


similar size appropriate coastal species. 





1 Removal of established 

indigenous species. 


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 




vegetation. 

6 The total building site coverage should not 

exceed 20%. 





6 Total hard site coverage 

that exceeds the specified 

site coverage by more 

than 5%. 

Height and 

building form 




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. 






coastal setting. 



area and the site. 






balconies, verandahs, light transparent 


Materials and 

design detail 



complement the vegetation and 


12 Use earthy toned building materials, finishes or 

paint colours. 




brick. 

10 Urban period 

reproduction styles and 

detailing. 

Front 

boundary 

treatment 


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 



6 



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. 



• 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. 







PRECINCT 6 


barwon heads



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. 


similar size indigenous or native trees. 



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 


3 Buildings that completely 

obscure views from public 

areas. 



5 Building should be setback from at least one 

boundary. 


development. 

Site 

coverage 




vegetation. 





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 



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 








area and the site. 






balconies, verandahs, light transparent 


Materials and 

design detail 




pattern within the streetscape / 






brick. 



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. 



7 



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. 



• 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. 






PRECINCT 7 


barwon heads



Element 

Objective 

Design 

Response 

Avoid 

Illustration 

Vegetation 


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. 





1 Removal of established, 

indigenous species. 


tree species. 


Siting 



4 Buildings should be setback at least 2 metres 

from one side boundary. 


development. 



setbacks. 


average setback of the adjoining two 

dwellings. 





properties. 

Height and 

building form 

To ensure that new buildings and 


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 


Materials and 

design detail 





and coastal setting. 





brick. 



Front 

boundary 

treatment 


continuous flow of the garden 

settings and the openness of the 

streetscape. 

9 Provide no fencing. 9 High or solid front 

fencing.

Barwon Heads Residential Character Study - City of Greater Geelong

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