General Building Design Details
Facades, Materials and Entries
Key Outcomes
To encourage high quality architecture that positively contributes to garden residential streetscapes.
To provide building entries that are clear and welcoming.
To incorporate materials, colors and architectural details that reflect a residential palette and the local residential context.
Design Suggestions
Building Facades
High quality, attractive architecture is strongly supported and encouraged. Buildings should be uniquely designed and constructed with quality and integral materials.
Arrange building facades to identify individual dwellings.
Respond sensitively to the defining characteristics of the streetscape:
–– Align setbacks, key floor levels, parapets, balconies or similar characteristics.
–– Incorporate horizontal and vertical elements that respond to the development pattern.
–– Incorporate materials, textures and colors that respond to local characteristics (refer to materials, textures and colors) below.
–– Meet key strategic requirements as identified within section 3 (e.g. preferred building heights, setbacks, separation, fencing and landscaping).
Where building bulk and scale is a key concern, consider using a combination of:
–– adequate setbacks (particularly, increased at upper floors);
–– articulation and variation of setbacks;
–– limited continuous wall lengths or tall sheer facades;
–– openings and roof form expressions;
–– varied materials, textures and colors; and
–– landscaping that softens the built form.
Consider more than the primary street frontage. Acknowledge oblique views using architectural elements that ‘turn the corner’ from front to side facades or emphasize both street interfaces on corner sites. Reinforce corners through changes in setbacks, materials, color, roof form or height.
Provide visual interest by augmenting depth and shadows in the building facade. This can be achieved through varied setbacks and the location of overhangs, balconies, windows, verandahs, eaves and awnings.
Where a building has a solid external wall facing a street or public space, detail the walls to provide an interesting appearance.
Maximize community interaction and a sense of safety by orienting dwellings and their common areas towards the street, enabling passive surveillance.
Focus on human-scale design with emphasis and detailing at lower levels of buildings.
Building entries
Building entries are welcoming spaces that provide a clear address and are legible from the street. Design suggestions include: clear legibility and visibility from the street, with prominent design features, signage or landscape treatments to assist entry; good lighting; weather protection (covered and wind-protected); separation for pedestrians from vehicle movement; and avoid recessed side entries with limited street views.
In larger developments and corner sites, consider creating multiple building entries that serve smaller groups of dwellings.
Where ground floor dwellings face the street, provide individual entrances to each dwelling.
Materials, textures and colors
Use sustainable, integral and long-lasting materials, textures and colors that reflect a residential palette and integrate elements of the existing streetscape. Bricks and durable timber cladding are strongly encouraged in areas where this is prevalent.
Use varied materials and contrasting colors to highlight feature elements, delineate breaks (e.g. dividing wide structures into sections that match the pattern of development) or reduce the impact of other building elements (e.g. reducing the dominance of upper floors or masking unsightly building services).
Use safe materials that meet relevant standards.
Avoid the following:
–– Materials, colors and textures that don’t fit in with the neighborhood character and dominate the street. For example, designs dominated by blueboard cladding or industrial and commercial finishings such as concrete and metal.
–– Visual clutter from too many materials, colors and feature elements.
–– Architectural design and detailing that focuses on front facades only. Ensure the design is attractive from front, oblique and side views with design elements wrapping around corners and addressing elements like views from the street and neighboring SPOS.
–– Cheap materials that imitate quality or weather poorly, requiring ongoing maintenance.
Roof Design
Key Outcomes
To encourage residential roof forms that are appropriate for the building type and scale.
To ensure roof design positively responds to and enhances residential streetscapes.
To incorporate sustainable design elements into roofing.
Design Suggestions
In areas with building heights up to two storeys (ie. Heritage and character areas and Minimal change areas):
–– In streets where traditional angled roofing is the predominate form (pitched, hipped or skillion styles), provide a roof form with angled elements that match the styling of the area. Contemporary interpretations of traditional forms are encouraged. Roofing should be well incorporated into the architectural styling of the dwellings.
–– Avoid flat roofing unless this is an established characteristic of the local street. Flat roofing elements may be appropriate if well-incorporated into the overall building design and streetscape with familiar materials and colors.
In areas with building heights of three to four storeys (ie. garden townhouse, townhouse and apartment mix, or garden apartments), provide contemporary roof forms appropriate for larger buildings, while incorporating architectural elements from the local street. Design suggestions include:
–– Incorporate materials, textures and colors that are complementary to the streetscape.
–– In streets where traditional angled roofing is the predominate form (e.g. pitched, hipped or skillion styles), integrate angled roofing feature elements fronting the street at lower floors, important corners and entries.
Incorporate sustainable design elements into roof design including:
–– photovoltaic systems that are discreetly located with optimized roof angles to enhance solar access;
–– integrated skylights and ventilation systems; and
–– green roofs in larger developments to improve thermal performance and contribute to local diversity.
Front Fencing
Key Outcomes
To provide fencing that balances the need for privacy and with passive surveillance and activation of the public realm.
Design Suggestions
Fencing can provide visual interest and enhance integration with residential streetscapes. Design suggestions include:
–– Allow for natural surveillance of the public realm and communal areas within the site.
–– Provide an appropriate level of privacy and security.
–– Be consistent with the design of the building.
Refer to section 2 for fencing height requirements at different interfaces. As a guide:
–– Front fencing on local streets should not exceed 1.2m in height. Alternative solutions are noted in section 3 for secluded private open space fronting a local street.
–– Front fencing on main roads should not exceed 2m.
–– All fencing within the front setback should be designed with a level of permeability to encourage passive surveillance and interaction.
The following is noted for taller fencing:
–– Fencing above 1.2m should be permeable to encourage passive surveillance and interaction. Tall, solid fencing should be avoided.
–– Taller fences should be well articulated with set backs and planter boxes incorporating landscaping to soften the built form.
–– Taller vegetation can reduce noise and is preferred over solid fencing.
Safety, Security and Passive Surveillance
Key Outcomes
To ensure that new development contributes to a sense of safety, comfort and community presence within the site and the surrounding area.
Design Suggestions
Safety and Security
Provide secure, lockable entry/exit points.
Include intercom systems for visitors to communicate with residents.
Ensure building entries, common areas and public interfaces are well lit and maximize passive surveillance from dwellings and the public realm (further detail about passive surveillance provided in the next section).
Ensure the boundary between the public and private realm is clearly defined. This may involve a combination of:
–– Changes in surface materials or levels (subject to accessibility requirements).
–– Fences, walls and gates.
–– Entry awnings.
–– Planting.
–– Wayfinding signage.
Avoid concealed recesses or alcoves along building edges.
Arrange building access to minimize pedestrian conflict with vehicle movement. See section 4.8 for further detail on access, vehicle safety and parking requirements.
Passive surveillance of the public realm
Maximize opportunities for passive surveillance.
–– Maximize the number of street-facing dwellings with balconies and habitable rooms facing the public realm.
–– Arrange windows of buildings to overlook the public realm.
–– Provide building entries and transparent windows to the street frontage.
–– Internal privacy solutions that enable passive surveillance include:
– permeable fencing and/or use of trees and vegetation to separate spaces and diminish views while allowing some visibility.
–– Architectural elements that give dwelling occupants the option of downward surveillance towards the public realm, while at the same time generally reducing upward views into dwellings from the public realm:
–– solid, partially-solid or obscured balustrades on balconies;
–– bay windows, pop out windows and façade overhangs; and
–– balconies and terraces positioned in front of living rooms (the balcony floor provides an upward visual barrier).
Wide planter boxes incorporated into walls and balustrades to increase visual separation.
Permeable pergolas or shading devices that limit overlooking to or from upper floors.
Large setbacks.
Where front boundary treatments such as fences are proposed, they should be visually appealing and permeable to allow passive surveillance. Refer to section 3.3 for suggestions about fencing.
Outlook and Overlooking (Managing Visual Privacy)
Key Outcomes
To avoid the use of overlooking screening for private open spaces and living areas through considered design.
To ensure private open spaces and living areas maximize views, outlook, natural daylight and ventilation.
Terminology in this section:
Active living areas — includes areas of private open space (e.g. courtyards, balconies and terraces) and living areas (e.g. lounge, dining and family rooms).
Passive living areas — includes other habitable rooms with a less active presence such as bedrooms and kitchens, and all non-habitable rooms.
Design Suggestions
Orientation and Outlook
Active living areas should face front and rear boundaries. Exceptions apply at ground floor where side-facing active living areas may be acceptable.
Where active living areas face side boundaries, design should incorporate setbacks, insets and other design elements to ensure visual separation and privacy without the use of overlooking screening. See Building types section for setback requirements of active living areas fronting a side boundary.
Passive living areas are a lesser concern and may face side boundaries provided the building is set back sufficiently to ensure compliance with relevant side setback, daylight and overlooking screening requirements of the Glen Eira Planning Scheme.
Mitigating overlooking from first floor balconies is difficult to achieve without tall screening that closes-in new apartments. In larger developments, consider introducing double storey townhouses at the side and rear of a development site (rather than apartments), with active living areas at ground floor and passive areas at level 2. This layout inherently reduces conflict from overlooking at level 2, while designing for levels 3 and 4 can make use of additional height and setbacks to reduce downward overlooking while maintaining an outlook (see below diagram).
Overlooking screening to manage privacy
Active living areas such as living rooms, balconies and rooftop terraces should be light-filled, open spaces that maximize views with an unobscured external outlook for residents.
Avoid screening of active living areas through considered design that meets relevant over looking requirements of the Glen Eira Planning Scheme.
Overlooking screening should only be applied on constrained sites were alternative designs cannot practically address privacy requirements
Avoid high proportions of overlooking screening (obscure glazing, fixed screening or similar).
Alternative screening methods can improve internal amenity for residents while managing visual privacy (see following page). Consider design solutions that limit horizontal or downward views towards the area of privacy concern, while maintaining an outlook elsewhere:
–– Optimize the location of active living areas such as balconies and living areas to reduce opportunity for overlooking.
–– Additional setbacks.
–– Inset balconies, bay windows, pop out windows or façade overhangs (horizontal or vertical ‘fins’).
–– Solid, partially-solid or obscured balustrades.
–– Wide planter boxes incorporated into walls and balustrades to increase visual separation.
Provide solid or partially solid balustrades to maintain visual privacy and allow for a range of uses on the balcony.
Private Open Space
Key Outcomes
To prioritize ground floor secluded private open space.
To enhance usability of private open spaces for recreational use by ensuring an appropriate size, layout and accessibility from living areas.
To provide clear separation and appropriate screening of service areas such as clothes drying and air-conditioning.
To enhance passive surveillance and outlooks from upper floor balconies to the public realm while ensuring privacy for residents.
Design Suggestions
Size and Layout
The Glen Eira Planning Scheme stipulates minimum standards for private open space dimensions.
Balconies and rooftop terraces should be lightfilled, open spaces that maximize views with an unobscured external outlook for residents.
Private open space serves a dual function that should be approached differently in terms of size and layout:
–– Recreational areas should be of an adequate size to enable social interaction and general recreation in an outdoor space.
–– Service areas such as bin storage, laundry and air-conditioning facilities are best located in secondary service yards or secondary balcony spaces that are screened from public view. Consider consolidating these facilities in communal areas of large buildings.
Location
Preferred location of private open space is stipulated within section 2 for each building type and interface.
Private open space should be located adjacent to living areas (living room, dining room or kitchen) to extend the living space and maximize use.
Prioritize ground floor open spaces. Dwellings with a ground floor interface should provide an appropriately sized courtyard. Dwellings on podiums should maximize the space for large terraces. Reverse living designs, with upper floor balconies nominated as the primary area of secluded private open space, are strongly discouraged unless significant views are the primary objective.
Balconies should generally face front or rear boundaries and avoid facing side boundaries. Developments should not borrow from the separation, outlook and amenity afforded by adjoining land (refer to section 3.5 on managing overlooking).
Communal Open Space
Larger developments should incorporate quality communal open space to enhance residential amenity and social interaction while also providing opportunities for soft landscape areas.
The Glen Eira Planning Scheme identifies specific thresholds and design requirements for communal open spaces where required.
Landscaping
Key Outcomes
To provide a green corridor at the front and rear of sites that enables an open and garden character in residential streets.
To provide high quality landscaping that softens built forms and positively contributes to residential streetscapes and amenity.
To retain healthy and valued trees on development sites, streets and neighboring properties.
To provide sustainable and biodiverse landscapes with appropriate species selection and maintenance systems.
Design Suggestions
Creating a garden setting and green corridors
Prioritize the low-scale, open and horticultural character of residential streets and back yards. This is best achieved by providing green corridors at the front and rear of sites with large setbacks, attractive greenery and adequate basement footprints for planting of canopy trees.
By prioritizing front and rear setbacks, side setbacks may be limited on small sites. In these areas incorporate planting on structures or narrow trees with limited canopy widths to soften the built form.
Refer to section 3 for detailed requirements including setbacks, deep soil areas and canopy tree numbers. Refer to the Glen Eira Planning Scheme for statutory requirements.
General Landscaping and Planting
Landscaping should be considered from the early stages of a development to inform the building design.
Landscape plans and landscape maintenance plans should be prepared to ensure quality outcomes are realized and maintained through the life of the development.
Plant species should be selected based on local climate suitability, available soil profile, location, and anticipated irrigation and maintenance requirements, to provide sustainable and biodiverse landscapes that:
–– maintain existing mature planting where appropriate;
–– use indigenous plants or other species suitable to the area and climate that support native wildlife; and
–– avoid the use of environmental weeds.
Canopy Tree Planting
Prioritize the planting of canopy trees in front and rear setbacks. Ensure that deep soil zones are provided in these areas for large canopy trees growing to full size at maturity.
The location of structures and basement footprints should be established after the requirement of canopy tree planting is determined.
Existing site features or constraints may prevent design proposals from providing deep soil zones in some areas. Consider engineered solutions where space is limited, such as structural soils or structural soil cells, to enable healthy root growth. Where a proposal does not achieve deep soil requirements, alternative forms of planting should be provided, such as in planters, green roofs or vertical gardens. This is not an acceptable alternative in front and rear setbacks of residential areas, where the priority is for canopy trees.
Detailed design requirements including setbacks, basement footprints and canopy tree numbers and types are provided within section 3.
Planting On Structures
Planting on structures builds local microclimates, softens built forms, and improves urban greenery. Consider incorporating:
–– raised planters to mark building entrances on residential streets and secondary commercial street frontages;
–– planter boxes on residential balconies;
–– vertical gardens such as green walls and facades; and/or
–– green roofs, particularly where roofs are visible from the public domain.
Consider the ongoing maintenance needs of green infrastructure.
Tree retention and protection
Prioritize the retention of healthy and valued trees and vegetation on-site, particularly where located in areas that can be practically accommodated as garden spaces such as the front or rear setbacks of sites.
Existing trees are considered appropriate for retention if they are:
–– recognized for individual importance/significance; and/or
–– healthy specimens with ongoing viability and greater than 4m tall with a trunk width of 250mm or more measured at a height of 1.4m.
Where significant trees have been removed in the 12 months prior to a planning application being made, ensure that trees advanced in growth that will mature to a similar size are planted in a similar location.
Development must not impact trees on neighboring properties. Incorporate appropriate setbacks, design treatments and management plans to ensure protection.
Development must not impact existing street trees unless otherwise approved in writing by Council.
Parking and Access
Key Outcomes
To provide safe and secure parking and access for residents and visitors.
To prioritize high quality streetscapes and people friendly environments through considered parking and access design that minimizes visual and physical impacts.
To provide efficient access and facilities that support and encourage alternate modes of sustainable transport.
To enable parking structures to be adaptable for future alternate uses.
Design Suggestions
Vehicle access and entries
Minimize the number and width of vehicle crossings and driveways.
Locate vehicle crossings and driveways on secondary streets or lanes. In order of priority, access is preferred from:
–– a laneway/right of way;
–– a secondary street; or
–– a primary street (if no other access is available).
Minimize the visual impact of driveways by varying alignments, paving materials and textures. Incorporate landscaping to separate driveways from walls and fences to soften the overall built form. Avoid long or wide hardscaped expanses with no variations or points of interest.
Separate pedestrian and vehicle access ways for larger scale development/apartment buildings. Where site constraints prevent separation, establish clear sharedzones with pedestrian priority through use of design treatments, which may include:
–– changes in surface materials;
–– level changes; and
–– the use of visual markers and traffic calming devices (landscaping or architectural).
Avoid vehicle standing areas on vehicle crossings.
Provide adequate separation distances between vehicle crossings and street intersections.
Provide clear sight lines at pedestrian and vehicle crossings.
Avoid headlights shining into habitable rooms or sensitive areas.
Minimise the need for large vehicles to enter and manoeuvre within the site, or when it is required ensure robust and well-planned paths and clearances. Consideration of building service needs, including waste collection, is required at design stage (Refer to section 4.9).
In minimal change areas, consider that basement entries may be appropriate in streets where this is an established character element. Consolidate basement entries to ensure adequate landscaping and greenery in front setbacks.
Car Parking Areas
Smaller developments (one or two dwellings):
Ensure that parking structures do not dominate the street by using recessive building siting, materials, textures and colors.
Avoid locating parking structures within the front setback or in front of a dwelling with a street frontage.
Avoid double garages and consolidated extents of atgrade parking in multi-dwelling developments. Where provided, include significant breaks to enable activated frontages with habitable rooms and entries separating garages as well as landscaping.
Larger developments (garden townhouse or apartment mix buildings):
Parking structures and entries should be aligned with driveways, integrated with the building’s overall façade and discretely located to reduce dominance. Design suggestions include:
–– locate entries to the side or rear of buildings and in recessed locations behind the building façade line;
–– minimize driveway and entry widths;
–– use materials and colors that reduce dominance and minimize visibility from the street; and
–– minimize ramp lengths and widths.
Reduce the number of individual garages and access ways by providing consolidated communal parking. These car parking areas should be:
–– concealed from street frontages;
–– close and convenient to the development;
–– secure;
–– designed to allow safe and efficient movements within the development;
–– well ventilated (if underground); and
–– sited to ensure adjacent sensitive land uses such as residential use will not be negatively impacted by noise, light spill and traffic generation.
Preferred Location:
–– basement car parking is preferred in larger developments.; and
–– avoid the extent of consolidated at-grade or semi-basement parking. Where provided, locate to the side or rear of lots, away from the public realm and screened from view.
Refer to section 3 for preferred driveway access locations.
Pedestrian safety in car parks
In car parking areas, provide direct, clearly visible and well-lit access and walking areas for pedestrians. For larger car parks, safe pedestrian access should be clearly defined and circulation areas should have good lighting, color, line marking and/or bollards. A clearly defined and waiting area or visible lobby should be provided to lifts and stairs within the car park.
Electric cars
Consider providing charging stations for electric vehicles. When not installing charging stations as part of the development, the electrical supply and car park distribution board should allow for future capacity to supply electric vehicle charging points.
Bicycle parking areas
Provide bicycle storage in a secure location that is easily accessible from the public realm and common areas. The following is preferred:
–– Resident bicycle parking provided in secure undercover common areas such as basements or around building entries.
–– Visitor bicycle parking preferably undercover near the residential pedestrian entry in an accessible, secure, and covered location (ground floor).
–– Nominate bicycle parking spaces in private garages where dwellings have this option.
Provide parking and end of trip facilities that support alternate modes of sustainable transport such as use of bicycles or less resource intensive vehicles such as electric cars or smaller scooters and motorbikes.
Consider providing bicycle storage beyond the minimum Glen Eira Planning Scheme requirements with the aim of providing sufficient storage for the likely number of residents in each dwelling (taking into account dwelling types and occupancies).
