Amended Version – January 2024.

These Design Guidelines are applicable for Stages 7D1 and 7D4 of the River Valley Estate

Separate previously approved Design Guidelines remain applicable for Stage 6A, 6B, 6C, 6D, 7A, 7B & 7C

A further revised version of the Design Guidelines is applicable for Stages 7E and 9

RIVER VALLEY DESIGN GUIDELINES

1

You’ve had the foresight to choose to

make your home in an environment of

tranquil parkland, trees and lakes beside

the beautiful Maribyrnong River only 11

kilometres from the heart of Melbourne.

You’ve chosen an easy-going riverside

lifestyle enjoyed by only a privileged few.

Of course your investment and the quality

of your life in the years to come must be

protected.

To do this the land developers have drawn

up a set of covenants and Development

Guidelines.

Brimbank City Council too is concerned to

make sure that standards are high at River

Valley and it has adopted the River Valley

Estate Building Design Guidelines for all

buildings at River Valley.

These Guidelines offer you peace of mind.

You can invest in your land and your home

secure in the knowledge that your entire

neighbourhood will evolve within the same

set of rules and high standards.

In brief the Guidelines protect you by

ensuring that homes are designed and

built to complement each other, the

streetscape and the beautiful river valley;

that an attractive residential environment

is created; and that a high standard of

landscaping is quickly established.

2

RIVER VALLEY DESIGN GUIDELINES

What you will find in

this book

In one word, reassurance.

We give you advice about the design and

development standards expected at River

Valley.

It covers the covenant provisions and our

Development Guidelines, including those

relating to the building on your property

and the sale of vacant land.

It includes the Brimbank City Council’s

River Valley Estate Building Design

Guidelines. The council has decided that all

buildings at River Valley must meet these

guidelines. See pages 16-39.

Please read the Development Guidelines

and the covenants carefully and make sure

your architect is familiar with them before

you start planning your new home.

Your Environment is Close to our Heart.

As the creators of this unique living

environment, we are passionate about our

vision for your neighbourhood.

We are investing heavily in developing a

unique parkland environment complete with

shared pedestrian and cycle pathways and

a bridge that will link them to the regional

pathway system and parklands across the

river. We will maintain these parks until they

are well established and then we will hand

them over to Parks Victoria and Brimbank

Council to look after on your behalf.

Everyone who invests in a home at River

Valley is investing in the local riverside

environment.

3

That is why the appearance of houses in

the streetscape and the landscaping of

homes, streets and parks is so important.

The process of getting approval for your

plans is set out in the following steps;

Professional prepared;

House plans showing layout

and elevations.

Site works plans.

Landscaping plans including a listing

of the main trees and shrubs, and

A schedule of external colours and

materials to be used.

*Plans should preferably be A3 size

and there must be 2 copies of all

plans.

Apply for a Council planning permit

Council will work through the plans. If they

are happy they will issue a permit subject to

developer’s approval.

Send your plans and permit to the design

assessment panel at;

Mike Purcell

UrbTech Management

mike@urbtech.com.au

You will receive a response from the design

assessment panel either being;

A request for more information

Or, a request to make amendments to the

plans

Or, Developers Approval.

Once you have received Developers

approval, the Design Assessment panel will

notify Brimbank City Council.

You will need to send your plans/permit/

Developers approval to Brimbank City

Council for them to determine if the plans

satisfy all the conditions to receive a

planning permit.

Approval of plans under the covenant

is additional to not instead of, any

State or Local Government building or

planning approval requirements.

Interpretation of the Development

Guidelines is at the Developer’s

discretion.

Any application not complying with the

Development Guidelines will be treated

on its merits.

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RIVER VALLEY DESIGN GUIDELINES

Do you need a Planning Permit?

Generally, any building more than 6

metres above the natural ground within

the Brimbank Planning Scheme’s Design

and Development Overlay area along the

Maribyrnong River will need a planning

permit from the Council before it can be

built.

We recommend that you contact the

Brimbank City Council to establish whether

you need a planning permit.

The Council will apply the River Valley

Estate Building Design Guidelines (see

pages 16-39) when it decides upon

applications for permits.

Protecting your Investment.

River Valley offers a totally new concept

for the area. Extensive parkland, the

Maribyrnong River, lakes, views and the

proposed high standard of housing will

make the estate a beautiful place to live

and a sought after address.

To ensure that standards are maintained

and to secure your investment and quality

of life at River Valley, the estate is protected

by a set of covenants and the Development

Guidelines.

You can invest in your land and home in

the knowledge that your neighbours are

expected to meet similar high standards

to protect your investment and the local

environment.

The Development Guidelines will protect

your investment by ensuring that:

homes are designed and built to

complement the environment of the

Maribyrnong River Valley;

an attractive residential environment is

achieved and maintained, and

a high standard of landscaping is

quickly established.

You and your neighbours must comply with

the covenant provisions regarding building

time and the resale of vacant lots. Any

building, structure or landscaping needs

the Developer’s written approval before

commencement.

We’re Building a Community.

We are building a community at River

Valley, not a place for speculators to buy

and sell and build nothing. This is a place

for families. So we insist that buyers build

their homes within 24 months of settling

a contract to buy their land. In this way

you won’t have to live indefinitely next to

a neglected vacant block. In fact vacant

land cannot be on-sold without the written

permission of the Developer.

Also, the Developer will not generally permit

the subdivision of single house lots for

additional houses.

All building materials, equipment or spoil

from building operations must be stored

on your own land prior to disposal. Your

site must be kept clean and tidy at all

times. Rubbish, building materials and the

like must not be allowed to accumulate or

become unsightly either on your land or

nearby.

Rubbish must be placed in a proper

container. Arrangements should be made

to regularly remove surplus material from

building sites. The Developer reserves the

right to give you or your builder a notice

to clean up. If that notice is ignored the

Developer may take legal action.

In addition the Council could prosecute you

and your builder under local laws for untidy

sites. It is in everyone’s interests to ensure

that work is carried out neatly. Please make

sure that you bring this requirement to the

attention of your builder before he starts

work.

Development Guidelines.

To ensure that houses at River Valley

complement one another and the

streetscape, the following development

guidelines apply.

Council Controls.

The River Valley Estate Building Design

Guidelines are reprinted in Appendix A. All

development must meet these guidelines

whether or not a planning permit is required

from the Council. The Guidelines should

be read in conjunction with the Building

Regulations and Clauses 54 and 55 of the

Brimbank Planning Scheme.

One House Per Lot.

Usually only one home will be allowed on

each allotment. Dependent person’s units

(‘granny flats’) are not permitted.

The Developer retains the right to nominate

larger lots as medium density housing

sites, subject to Council permission.

Further subdivision of single house lots can

only be carried out with the approval of the

Developer and the Council. The Developer

will only agree to further subdivision in

exceptional circumstances.

Architecture & Appearance.

The Council expects designers to take into

account the appearance of your home

when it is viewed from the Maribyrnong

River valley.

RIVER VALLEY DESIGN GUIDELINES

5

6

RIVER VALLEY DESIGN GUIDELINES

Contemporary designs will be favoured.

‘Heritage’ or replica styles, buildings with

large visible areas of brick or masonry or

heavy detailing are to be avoided. ‘Light’

styles that follow the slope are preferred.

Buildings that are architect-designed

for each individual site are more likely to

be successful at River Valley than pre

prepared designs that builders try to

impose on the site. See the section headed

‘Designing with the slope’. Landscaping

will play an important role in the

appearance of your street. It is expected

that substantial trees will be included in

your garden to frame and filter views of

your home. They should generally be

natives selected from the plant list at page

38-39.

The Natural Environment.

When planning your home, consider the

natural environment: the sun, the wind and

the views. Design your windows and indoor

and outdoor living areas to maximise

solar penetration in the winter months and

provide suitable shade in summer.

A great deal of effort has already been

made to improve the local environment at

River Valley. The landscaping of your lot

will make an important contribution to the

environment. Trees and shrubs within the

public view need to be established within

six months of you moving into your home.

The main trees in rear gardens should also

be planted in this period.

The high standard of presentation and

landscaping at River Valley can be

maintained only if residents strive to make

their gardens look tidy and beautiful. Care

needs to be taken to avoid using plants

that can damage buildings, drains or

sewers.

Rainwater tanks:

The installation of

rainwater tanks is encouraged. They should

be Colorbond (or similar) or have a painted

finish so that they are integrated with the

house and preferably should be out of

public view as much as possible.

Views.

Most lots at River Valley have views across

the river valley or parkland. Designers are

expected to take advantage of this by

orientating balconies and windows towards

these views. Opportunities for sunny decks

and light, airy rooms abound at River

Valley. We expect designers to capitalise

on these natural attributes. Designers are

also expected to take into account the

views available to adjoining owners and to

avoid blocking out all views. Plans must

demonstrate how this is achieved.

Privacy.

Protecting the privacy of homes

contributes to everyone’s enjoyment of

their neighbourhood. Consider ways of

protecting your neighbour’s privacy as well

as your own. In an estate that has steep

sites with views, some overlooking must

be expected. It can be reduced so it is not

intrusive through careful design so that

the eye is drawn to the longer views and

adjoining private spaces are protected

through screening. Your privacy and the

privacy of adjoining owners (whether or

not their site is still vacant) should also

be taken into account when you are

positioning windows, balconies, secluded

private gardens and landscaping. Noise

should also be considered. Driveways and

car parking should be positioned away

from neighbouring bedroom windows. Air

conditioners and pool equipment should

be positioned and operated so no nuisance

is caused and so that they comply

with Environment Protection Authority

regulations and local laws.

To minimise and avoid inappropriate or

unacceptable levels of overlooking

Windows and balconies to be located to

avoid overlooking. Where unavoidable,

windows and balconies to include

appropriate screening

A setback is the horizontal distance

between your home and the lot boundaries.

The distance is controlled by the planning

scheme and the building regulations. Your

designer should check these.

Side walls should

usually be at least 2.0 metres from a side

street boundary.

Side and rear walls must

meet the height-related requirements of the

regulations and must be a minimum of 1.5

metres, except on lots less than 15 metres

wide. Reductions will be considered

provided landscaping is properly carried

out.

Can be built to the side boundary

provided height controls are met and

except where the garage is next to public

open space.

metres from the

The allowable height of a wall depends

on its distance from the side boundary. The

maximum height of a building is generally

9.0 metres above natural ground level. A

higher building may be allowed if the slope

of the site is greater than 20%.

Landscaping must be well provided for if

an increase is expected.

Generally garages that are at or behind

the front wall of your house are preferred.

They should be

5.5

frontage. Garages should be integrated

with the design of the house and should

not dominate the appearance from the

street. For sites with a slope more than

15%, garages may be approved in front of

the dwelling provided the appearance of

the building is not dominated by the garage

and driveway, and provided landscaping is

excellent.

Driveways required must be included

on your site plan when you seek the

Developer’s approval. They should be

constructed before you move into your

home. Driveways made with brick or

concrete pavers, patterned concrete or

properly engineered porous finishes are

preferred to plain concrete. You must

minimise the area of paving in front

gardens. Vehicle crossings cannot be

moved without Council consent. Street

trees must not be removed.

Any setback variations are the subject

of approval from the Resposible

Authority.

The front wall should

generally be at least 4.0 metres to the

front street boundary of the lot and in

accordance with the building envelope

plan.

8

RIVER VALLEY DESIGN GUIDELINES

Fencing.

The fences around your home and those

of your neighbours will affect the overall

appearance of River Valley. This is why the

details of the height, materials, positioning

and colour of all fencing must be shown

on plans submitted to the Developer for

approval before they are built.

Boundary fences between adjoining

allotments need to be 1.8 metres high

and typically lapped and capped timber

paling fencing. Side fencing should

terminate in line with the front of the

house.

Only fences up to 1.2 metres may be

constructed on the front boundary. The

design, colour and quality must enhance

the streetscape.

Open style fences will be preferred.

Where the site slopes down from the

footpath a front and side street boundary

fence up to 1.2 metres must be provided

prior to occupancy of the house.

The maintenance or replacement of

boundary fencing between an allotment

and an adjoining reserve or street is the

responsibility of the owner.

Retaining Walls.

All retaining walls need to be shown on the

site plans when seeking the Developer’s

approval. Materials that complement

the natural environment (for instance

rocks, durable timber) are preferred.

Small, stepped terraces have visual and

landscaping advantages over bigger walls.

Retaining walls and batters should be a

maximum of 1.2 metres high and must

be stepped for higher rises and include

planting. A 1.2 metre high open-style safety

fence may be placed on top of retaining

walls.

Batters & Excavation.

Batters adjacent to footpaths and roads

must not be undermined or damaged.

On sites that slope down from the road,

engineering plans for works that affect

batters below roads and footpaths must

be submitted to the Developer prior to any

works starting. Foundations for driveway

structures, garages and houses and the

installation of services must be properly

designed to ensure that the integrity of the

batters is maintained.

On sites that rise away from the road,

rock retaining walls provided by the

Developer on your property or your

neighbour’s property must be maintained

and must not be altered without the

Developer’s permission. Protection of

these walls and earth batters must be

taken into account in your construction

and landscaping plans. Engineering

plans for works that affect rock walls or

batters above roads and footpaths must

be submitted to the Developer prior to any

works starting. Take care if excavating or

mounding soil adjacent to a neighbour’s

wall or fence - it is particularly important

to control moisture variations near your

neighbour’s house. Make sure you drain

away from the boundary and that sprinkler

systems do not spray over it.

RIVER VALLEY

DESIGN GUIDELINES

9

Materials & Colours.

People building homes at River Valley are

encouraged to select materials and colours

that complement the quality of the estate

and the natural environment. A simple list of

preferred materials and colours is provided.

Strong, bright and reflective colours for

walls and roofs should be avoided.

Future Extensions.

Extensions to your home are permitted if

the design, appearance and colours used

externally are architecturally integrated with

the existing home and these guidelines are

met.

Sheds & Structures.

The need for sheds can often be avoided

by designing the garage to accommodate

garden tools etc.

Sheds or other external structures over 2

metres high need to have plans submitted

for the Developer’s approval. Galvanised

iron or zincalum finishes are discouraged.

Carports and verandahs should be

constructed with colours, materials

and pitch of decking and posts that

complement the style of the house.

Clotheslines should be positioned so that

they are out of public view.

Letterboxes should complement the

streetscape (galvanised iron and zinc/

aluminium coated steel varieties are not

allowed).

Antennae and satellite dishes should not

detract from your house by spoiling the

roofline. Try to put TV and FM antennae

within the roof space. If an external antenna

is necessary it should be positioned out of

public view. Satellite dishes should also be

positioned out of public view.

Solar water heaters should be at the rear,

out of public view and integrated with the

roof design.

Air conditioners should be below the eaves

and out of public view. Evaporative air

conditioners should be below the top of the

roof and have a low profile. They should be

either neutral or match the roof colour.

Signs & advertising products and

businesses should not be displayed

on residential allotments (except home

occupation signs, display home signs and

temporary builders’ signs).

View lines to and from the Maribyrnong

river must be protected and the existing

environmental character maintained.

Designs must avoid dominant building

and roof forms when viewed from the

river.

Given the elevated nature of the

development, it is critical that homes in

elevated positions, visible from public

spaces below, address both the street and

public realm. Therefore, the following

must be incorporated;

•

Primary façade and roof material

and colours must reflect muted

earthy tones which blend with the

landscape setting, highly reflective

or brightly coloured material will not

be permitted.

•

Pitched Roofs must not exceed 30 degrees,

dominating roof shapes must be avoided, Flat

or skillion roofs will be considered on

architectural merit.

•

Balconies and picture windows are to be

encouraged.

•

Roof mounted equipment such as Antennas,

heating and cooling equipment must be

located below the roof ridgeline and not be

predominately visible from public spaces.

•

Sheds, bin storage, clothes lines rainwater

tanks and the like must not be visible from

public spaces.

•

Exposed plumbing/drainage on the outside of

the building should be minimised and if

unavoidable should be colour coded to blend

with the building.

•

Side Boundary Fencing must be capped

timber paling, 1.8m in height.

•

Rear Boundary Fencing visible from the

public realm must be black (Armour Spray

Black Satin 9109024S or similar) flat top

aluminium tubular fencing 1.8m in height.

10

RIVER VALLEY DESIGN GUIDELINES

building blocks

stepping up the site

solid walls

to the south

cantilevered balcony

to living area

fall

GROUND LEVEL

main roof follows

the slope of the site

FIRST FLOOR

main roof follows the

slope of the site

Designing with

the slope.

Many home sites at River Valley have the

advantage of steep slopes allowing great

views across the Maribyrnong River valley

and your local parks. This makes these

home sites unique and potentially a great

investment. To capitalise on this advantage

it is important that you carefully consider

the design of your home. This is best done

by engaging a registered architect who

should be able to:

take into account all the advantages of

the site;

ensure that your home provides

opportunities for short and long views;

properly use the exposure to sunlight

and the proximity to extensive

parklands to enhance your lifestyle;

fit your house and its garden into the

slope so that you can move around

and use your living and outdoor space

easily; and

meet all the council’s and the

Developer’s requirements.

The following examples show how houses

can be designed to take advantage of the

slope at River Valley.

This is our architect’s design for the low

side of the street on a lot with a 1 in 4 fall

towards the rear. This lot has the benefit

of a wide frontage of 21 metres, plenty

of sunshine from the north (top of the

page) and views to the east over the rear

boundary.

RIVER VALLEY DESIGN GUIDELINES

11

building blocks step

down the site

llittle final change

to the landform

roof form opens

up the sun

horizontal screening where

overlooking might occur

solid walls

to the south

STREET VIEW

REAR VIEW

plenty of living area

windows to the north

little final change

to the landform

plenty of living area

windows to the north

the main roof follows the slope of the site

with other roof forms opening up to the sun

SIDE VIEW

cantilevered balcony

to living room

the building steps

down the slope

12

RIVER VALLEY DESIGN GUIDELINES

This is our architect’s design for the high

side of the street on a lot with a 1 in 5 fall

from the rear to the front boundary.

This lot has a wide frontage of 21

metres, plenty of sunshine from the

north and views to the east over the

street. We have built a rock wall across

the frontage to get your front garden

started. It must not be removed or

damaged.

GROUND LEVEL

building blocks

stepping up the site

windows to the

north, to the view

fall

solid walls to the south

screening where overlooking

of neighbours might occur

windows to the

north, to the view

cantilevered balcony

RIVER VALLEY DESIGN GUIDELINES

13

llittle final change to the landform

cantilevered

balconies to north

screening to

prevent overlooking

SIDE VIEW

cantilevered balcony

to living room

plenty of windows to the

north, towardds the view

cantilevered balcony

to living room

FRONT VIEW

screening to prevent

overlooking

REAR VIEW

solid walls to the south

lightness in the

upper stories

14

RIVER VALLEY DESIGN GUIDELINES

This is our architect’s design for the

high side of the street on a lot which

rises steeply from the road to provide

excellent views across parkland and the

river and access to northern sunshine.

This lot has a frontage of about 20

metres.

Please note that the sketch designs

shown here are indicative only and,

while they are based on actual sites, the

Developer does not guarantee that these

designs will be viable on your particular

site. Please consult your architect when

deciding on a design to suit your land.

GROUND LEVEL

windows to the

north, to the view

solid walls

to the south

FIRST FLOOR

solid walls

to the south

cantilevered

balcony

windows to the

north, to the view

RIVER VALLEY DESIGN GUIDELINES

15

building blocks step

down the site

little changes to the landform

cantilevered

balconies to north

SIDE VIEW

little final change

to the land form

cantilevered balcony

to living room

REAR VIEW

building blocks step

down the site

plenty of windows and

lightness to the north

bush landscape

REAR VIEW

bush landscape

16

RIVER VALLEY

DESIGN GUIDELINE

S

River Valley Estate

Building Design

Guidelines

Brimbank City Council – May 2005

Appendix A

1 Application and Use of the Guidelines

2 Site Analysis and Application Requirements

3 Preferred Neighbourhood Character Statement

4 Design Guidelines

4.1 Guidelines Applying to all Development

4.2 Materials and Colours

4.3 River Valley – Preferred Plant List

For further information please contact:

The Statutory Planning Department at Brimbank City Council, Ph: 9249 4606

or YourLand Developments - melbourne@yourland.com

RIVER VALLEY DESIGN GUIDELINES

17

1

Application and Use of the

Guidelines

These Guidelines are intended to apply to

all use and development within the area

known as the River Valley Estate, Sunshine.

The Guidelines will be used by Brimbank

City Council in the assessment of any

proposal, and should therefore be used by

applicants, designers and owners to guide

the design process.

2

Site Analysis and Application

Requirements

The provisions of Clauses 54 and 55

(where relevant) of the Brimbank Planning

Scheme require certain information to

be submitted with any application for a

planning permit (the Neighbourhood and

Site Description). In addition to ResCode

requirements the Neighbourhood and Site

Description should show:

Site contours at 1m intervals

Viewlines (in plan form at a minimum,

and using additional techniques as

necessary) from living areas and

balconies of adjacent buildings, or if

not constructed, likely viewlines

Viewlines (in plan form and/or

photographs at a minimum, and

using additional techniques as

necessary) from at least one of

the following locations where the

proposed development is visible and

unobscured by vegetation on the

eastern side of the river:

The viewing area at the termination of

North Road

A location at the crest of the river valley

within Thompson Street Reserve

Adjacent to the riverbank within

Thompson Street Reserve

The documentation submitted with the

Neighbourhood and Site Description

should include:

Position of adjoining habitable room

windows, secluded private open

spaces, balconies, garages and

driveways

Height of adjoining dwellings

Significant trees

Street features

Photographs of views from the site

Photographs of views to the site

from the Parks Victoria trail along the

eastern bank of the river.

The Design Response submitted with any

planning application should include a

response to the preferred neighbourhood

character statement indicating the methods

adopted in the proposal to reflect and

assist in achieving that character.

3

Preferred Neighbourhood

Character Statement

The preferred neighbourhood character

of the River Valley Estate is one of a

cohesive development that sits within

and complements the Maribyrnong River

valley. Development responds to the site,

finished construction levels respect the

topography and there is space around for

vegetation. Gardens and street planting

include substantial trees, shrubs and

grasses of indigenous and native species

to reflect the indigenous vegetation of the

river valley, minimise water use and provide

native animal habitats. The landscape

setting ensures that the development

does not dominate the river valley, and

individual buildings are also designed

to minimise their impact on views of and

from the river valley. Building designs are

contemporary and well articulated, using

techniques to achieve a lightness of the

building forms and respecting neighbours’

privacy. The buildings relate to one another

and the natural environment in terms of

forms, materials and colours, without

exact repetition and excessive detailing.

A variety of housing types are provided to

contribute to the varying housing needs of

the community, and designs have regard

to best practice principles of ecological

sustainability.

4

Design Guidelines

The Design Guidelines are to be applied in

different ways, but are to apply to the whole

of the Estate. Where a planning permit is

required for any reason, the Guidelines will

be used by the Brimbank City Council in

assessing the application. The Guidelines

should therefore be taken into account

in the design of any new development or

works requiring a planning permit. The

Guidelines are structured to provide an

objective for each element of development

that expresses the intention of the Council.

The Design Response provides the

recommended method of achieving the

objective to Council’s satisfaction. It is

not, however the only method of achieving

the objective and the applicant may wish

to propose an alternative method, with

supporting explanation. The ‘Avoid’ column

of the Guidelines table outlines responses

or options that are not appropriate. As well

as the Guidelines, the siting provisions of

the building regulations and Clauses 54

and 55 of the Brimbank Planning Scheme

apply as relevant.

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RIVER VALLEY DESIGN GUIDELINES

4.1 Guidelines Applying to all Development

Element

Building Envelope

Objective

To ensure that buildings relate to the

topography of the site and respect the

landscape qualities of the river valley.

Design Response

Dwellings should be setback from side

boundaries, but garages may be built to

the boundary in accordance with clause

54 or 55 requirements (as relevant),

other than where adjacent to public open

space. (See Public Open Space Interface

below) Sketch 1

The height of buildings should accord

with the requirements and decision

guidelines in clauses 54 or 55 (as

relevant). Building height should not

exceed 9m above natural ground level at

any point.

Height and excavation should be

minimised by stepping buildings to follow

the contours of the site. Sketch 2

Building height may exceed the

requirements of clause 54 or 55, where

the site gradient exceeds 20% and

there are no other acceptable options to

reduce the height.

A minimum of 30% of the site should

be water permeable to accommodate

vegetation and reduce runoff. Sketch 3

The siting and design of buildings

should have regard to existing views or

potential views from nearby properties.

(These views are to be identified in the

Neighbourhood and site description.)

Sketch 4

Avoid

Excessive cut and fill.

Buildings that dominate views from across

the valley or within the valley.

Buildings that eliminate existing views or

potential for views (if not constructed) of the

river valley from adjoining properties.

Sketch 1

Sketch 2

Sketch 3

Sketch 4

RIVER VALLEY DESIGN GUIDELINES

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RIVER VALLEY DESIGN GUIDELINES

4.1Guidelines Applying to all Development

(continued)

Element

Public Open

Space Interface

Objective

To enhance the residential interface with the

public open space areas of the river valley.

Design Response

To enhance the residential interface with

the public open space areas of the river

valley.

Locate building mass away from an

abuttal with any boundary to public

parkland. Sketch 1

Minimise hard paving surfaces on lots

adjacent to public parkland.

Lots adjacent to parkland should utilise

complementary native and indigenous

tree and shrub species.

Fences abutting parkland are to be

visually transparent, with vegetation

used to create privacy where necessary.

Sketch 5

Private landscape elements such as

steps, entrance ways, lighting, paving or

garden planting should not extend into

public parkland.

Avoid

Buildings located on the parkland

boundary.

Large areas of hard paving on lots adjacent

to parkland.

Private use or apparent appropriation of

public open space.

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Sketch 1

Sketch 5

22 RIVER VALLEY DESIGN GUIDELINES

To ensure private open spaces are

adequate for the needs of the occupants,

including size, privacy and access to

sunlight.

Meet section 54 or 55 requirements (as

relevant) relating to overlooking and

overshadowing. Sketches 6A & 6B

Private open space should not be

unreasonably overlooked from adjoining

or nearby buildings or sites.

Landscaping plans should be prepared

by a qualified landscaping professional.

(i.e. landscape architect or designer)

and show proposed species, plant size

at planting and size at maturity, and

excavation areas.

Incorporate indigenous trees and plants,

water sensitive design and informal

garden styles to reflect the river valley

setting.

Refer to the Schedule of Plants for

the River Valley Estate for appropriate

species.

Developments that do not adequately

respect the privacy needs of adjoining or

nearby properties.

Extensive use of exotic and formal garden

planting.

Lack of trees and substantial shrubs in

landscape plans.

RIVER VALLEY DESIGN GUIDELINES

23

Sketch 6A

Sketch 6B

To minimise the dominance of car parking

structures in the streetscape and loss of

front garden space.

Garages/car ports should be located

at or behind the front setback of the

dwelling, and a minimum of 5.5 metres

from the frontage, or in other exceptional

circumstances, where lesser (including

zero) setback is acceptable. Sketch 7.

For sites that are oriented east-west, car

access and garages should be located

on the southern side of the site.

In circumstances where the slope of

the site exceeds 15% and locating the

garage in front of the dwelling will reduce

the earth removal required and the visual

impact of a steep driveway, this may be

acceptable.

Integrate the garage/car port with the

design of the dwelling by the use of

materials or form.

Minimise paving in front garden areas.

Provide only one crossover per standard

frontage, with a maximum width of 5.5m.

Driveways should be designed to include

a planting strip along the fence edge.

Sketch 8

Car parking structures that dominate the

façade or the streetscape.

Excessive paving in the front setback area

to accommodate cars and access.

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Sketch 7

Sketch 8

26

RIVER VALLEY DESIGN GUIDELINES

4.1Guidelines Applying to all Development

(continued)

Element

Building Styles

and Detailing

Objective

To encourage high quality, individually

designed buildings that relate to the site,

the river valley and other buildings within

the estate. These buildings should have a

contemporary, lightweight design.

Design Response

Create a light building style through the

use of modern and innovative building

designs and techniques such as

balconies, light transparent balustrading,

non-masonry materials and glazing.

Sketches 9A to 9F

New buildings should be designed to

respond to the characteristics of the

site and locality, demonstrating a high

standard of contemporary expression

and finish.

Utilise decks and balconies with good

solar access, and associate these

spaces with living areas.

Utilise a combination of colours and

external finishes that complement those

occurring naturally in the local area.

Utilise materials and glazing types

included on the Schedule of Building

Materials for the River Valley Estate.

See 4.2

Avoid

Heritage reproduction building styles and

detailing.

Large, blocky and visually dominant

individual buildings.

Brightly coloured or highly reflective

building materials and glazing.

Corrugated cement fibre sheeting.

Heavy design detailing (e.g. masonry piers

and columns).

Large wall surface areas of one material or

colour.

RIVER VALLEY DESIGN GUIDELINES

27

Sketch 9A

Sketch 9B

Sketch 9C

Sketch 9D

Sketch 9E

Sketch 9F

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RIVER VALLEY DESIGN GUIDELINES

4.1Guidelines Applying to all Development

(continued)

Element

Front and Side

Fencing Treatments

Objective

To ensure cohesive and high quality

frontage treatments throughout the estate,

and to maintain a sense of openness in the

streetscapes.

Design Response

Fences (front and side) are discouraged

within the front 5m of the site, other than

low fences (max. 1.2m) along the front

boundary.

Front fences should be transparent, open

fences, and should be appropriate to the

building style and materials.

Sketch 5

Side and rear fences should not exceed

of 1.8 metres in height.

Retaining walls and batters are to be

minimised in height, stepped and sloped,

and a maximum of 1.2m in height where

possible. Use non-masonry or natural

materials such as timber or stone, and

incorporate planting. Sketch 10

An open style fence may be provided at

the top of retaining wall up to 1.2 metre in

height for safety reasons.

Avoid

High front fences, and high side fences

forward of the dwelling.

Historic reproduction style fences.

Colorbond or other solid steel form front

fencing.

Brick pillars and heavy embellishment.

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Sketch 5

Sketch 10

30

RIVER VALLEY DESIGN GUIDELINES

4.1 Guidelines Applying to all Development

(continued)

Element

Environmental

Sustainability

Objective

To ensure all dwellings are designed to

maximise environmental sustainability

objectives.

Design Response

Avoid

Buildings that are not designed to maximise

energy and water efficiency.

Dwellings should be designed to

maximise energy efficiency through a

mix of solidity and lightness i.e solid

(thermal mass) to the south, and

lightness (solar absorption) to the north.

Sketches 11 & 12

Dwellings should be oriented to

maximise solar efficiency and solar

panels are encouraged on dwelling roofs.

Separate structures to accommodate

panels are not encouraged.

Maximise water efficiency through choice

of appropriate plants and landscaping,

and through use of high energy rated

appliances, particularly shower roses,

dishwashers and washing machines,

landscaping and plants.

All dwellings must be provided with a minimum

2000 litre rain water tank connected to a grey

water system. Sketches 11 & 12

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Sketch 11

Sketch 12

32

RIVER VALLEY DESIGN GUIDELINES

4.1 Guidelines Applying to all Development

(continued)

Element

Surveillance

and Safety

Objective

To encourage casual surveillance of

parkland and public spaces, and private

spaces as appropriate, and minimise the

need for formal surveillance systems.

Design Response

Front buildings towards public

parkland, with windows to living spaces

overlooking public areas. Sketch 13

Maintain long sight lines and adequate

lighting along public pathways.

Sketch 14

Avoid

Blank walls facing public open space.

RIVER VALLEY DESIGN GUIDELINES

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Sketch 13

Sketch 14

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RIVER VALLEY DESIGN GUIDELINES

4.1 Guidelines Applying to all Development

Element

Responsible

Construction

Techniques

Objective

To ensure that earthworks, waste and

sediment created during construction

are managed to minimise environmental

impacts.

Design Response

Minimise earthworks, and keep

overburden and rubbish within the site.

Separate recyclable from non-recyclable

rubbish materials.

Use swale, silt fencing and sediment

traps to ensure rubbish, earth and other

materials do not enter the stormwater

system, footpaths or adjoining sites.

Avoid

Materials created as a result of construction

entering the stormwater system or other

sites.

RIVER VALLEY DESIGN GUIDELINES

35

Element

Public Domain

Objective

To ensure that public domain treatments

assist in achieving the preferred

neighbourhood character

Design Response

Street tree species should be selected

and planted in accordance with the

Schedule of Plants for the River Valley

Estate.

Arrangement of public planting should be

informal, to reflect the river valley setting,

and have regard to issues of pedestrian

safety, motorist visibility, low water

requirements and maintenance.

Public walkways through the estate

should have common landscaping and

paving treatments along their length and

adequate lighting for safety.

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RIVER VALLEY DESIGN GUIDELINES

4.2 Materials and Colours

Building materials

and colours should

complement the

colours of the natural

environment.

Materials should and

colours should be natural,

recessive and of low

reflectivity.

Stone which reflects that of the river valley.

Masonry of tones which reflect the natural environment.

Rendered finishes, with a natural, lime washed or painted finish.

A mix of weatherboard and masonry.

A mix of solid materials and light construction.

Roofing of corrugated Colorbond (or equivalent).

Roofing of low-gloss tiles.

Natural metal finishes, dull or rusted.

A subdued colour scheme.

Some highlights of colour or material selection may

be acceptable.

Some preferred materials and colours

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X Reflective materials

X Massive brickwork walls,

without any visual relief

X Strong and fluorescent

colours

X Non-porous paving.

Some materials and

colours to be avoided

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RIVER VALLEY DESIGN GUIDELINES

4.3 River Valley Preffered Plant List

COMMON NAME

BOTANICAL NAME

HEIGHT (m) SPREAD (m)

Large Trees

Apple Myrtle

River Sheoak

Red Flowering Yellow Gum

Red Iron Bark

Angophora costata

Casuarina cunninghamiana

Eucalyptus leucoxylon ‘Rosea’

Eucalyptus sideroxylon ‘Pallens’

15-20 12-20 10-15 8-15

9 7.5 6-10 6-10

Medium Trees

Lightwood

Blackwood

Red Flower Gum

Dwarf Sugar Gum

Acacia implexa

Acacia melanoxylon

Corymbia ficfolia

Eucalyptus cladocalyx ‘nana’

6 8-12 5-8 6-10

4.5 4-7 5 6-8

Small Trees

Golden Wattle

Drooping Sheoak

Silver Banksia

Bottle Brush

Round Leaf Moort

Coolgardie Gum

Pin-cushion Hakea

Acacia pycnantha

Allocasuarina verticillate

Banksia marginata

Callistemon viminalis cultivars

Eucalyptus platypus

Eucalyptus torquata

Hakea laurina

4-7 6-8 6-8 4-6 5-8 4-7 3-5

3 4-5 4 3-5 5 4 3

RIVER VALLEY DESIGN GUIDELINES

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COMMON NAME

BOTANICAL NAME

HEIGHT (m) SPREAD (m)

Large Shrubs

Wirilda

Varnish Wattle

Silver Banksia

River Bottlebrush

Common Cassinia

Sticky Boobialla

Acacia retinodes

Acacia verniciflua

Banksia marginate

Callistemonsieberi

Cassinia aculeata

Myoporum viscosum

3-5 2-4 6-8 5 2-4 2-4

3-5 2-4 4 2-3 2-3 2-3

Small Shrubs

Gold Dust Wattle

Cut-leaf Daisy

White Correa

Rock Correa

Wedge-leafed Hop bush

Hop Goodenia

Rosemary Grevillea

Austral Indigo

Acacea acinacea

Brachyscome multifida

Correa alba

Correa glabra

Dodonea viscosa

Goodenia ovata

Grevillea rosmarinifolia

Indigofera australis

2 3 2-3 2 2-3 1.5 1.5-2 1.5

2 1 2-3 2 2-3 1.5 2-3 1.5

Herbs, Ground Covers and

Climbers

Small Leaved Clematis

Common Everlasting

Pale Flax Lily

Black-anther Flax Lily

False sarsparilla

Clematis microphylla

Chrysocephalum apiculatum

Dianella longifolia var. longifolia

Dianella longifolia var. revolute

Hardenbergia violacea

Climber

0.3 0.5 0.5 Climber

0.7 0.8 0.8

Tussock Forms

and Grasses

Common Wallaby Grass

Spiny-headed Mat-rush

Common Tussock Grass

Danthonia caespitosa

Lomandra longifolia

Poa australis (& P. labilliarderi)

0.5 0.9 0.9

0.3 0.7 0.7

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RIVER VALLEY DESIGN GUIDELINES

Under the covenant the

purchaser agrees with the

Vendor (the Developer)

as follows:

(a) Dwelling and construction works.

(i) not to build more than one dwelling

house on the burdened land without the

prior written consent of the Vendor;

(ii) not to build a Dependent person’s unit

on the burdened land;

(iii) not to build a dwelling on the burdened

land unless copies of building plans,

elevations, site plans, landscaping

plans and a schedule of colours and

materials (“the plans”), have been

submitted to the Vendor and the Vendor

has given its approval to the plans prior

to the commencement of any building

works;

(iv) not to build on the burdened land any

aircraft noise sensitive building unless

it is constructed to be noise attenuated

in accordance with Australian Standard

2021-2000, Acoustics - Aircraft

Noise Intrusion - Building Siting and

Construction.

(v) not to subdivide the burdened land

without the prior written consent of the

Vendor;

(vi) not to carry out any site-works,

excavation, filling or construct any

fencing or retaining walls or to remove,

interfere with or compromise or do

anything that may tend to or interfere

with or compromise any batter or

retaining wall on the burdened land or

any adjoining or nearby land without the

prior written consent of the Vendor;

(vii) not to allow the burdened land to

be kept other than in a neat and tidy

condition and to the satisfaction of the

Vendor at all times;

(viii) not to delay or permit to be delayed the

commencement or completion of any

works that have been approved be the

Vendor;

(ix) not to vary or allow any variation to any

building, works or landscaping that

have been approved by the Vendor;

(x) not to allow the burdened land to

remain vacant and unimproved for a

period that exceeds 24 months from the

date of the transfer of land.

(b) External structures

(i) not to erect or construct any pool,

tennis court, external sign, hoarding,

tank, clothes line, letter box, mast, pole,

landscaping or fence of any description

or television antenna or radio aerial on

the burdened land or upon any building

constructed upon the burdened land

without the prior written consent of the

Vendor;

(ii) not to erect any external floodlights or

spotlights or any lights illuminating any

pool or tennis court or other similar

structure upon the burdened land

without the prior approval of the Vendor;

(iii) not to remove or in any way alter any

fence that has been constructed on the

burdened land or in any way interfere

with or attempt to change or modify the

colour of such fence.

(c) Use of property

(i) not to use the burdened land for any

purpose except a dwelling and/or a

home occupation as defined in the

Brimbank Planning Scheme without the

prior written consent of the Vendor;

(ii) not to apply for any permit to use or

develop the burdened land without the

prior written consent of the Vendor;

(iii) not to use the burdened land or any part

thereof for any purpose or use unless

such purpose or use is permitted (either

unconditionally or subject to consent

of the local council) by the Brimbank

Planning Scheme.

(iv) not to keep on the burdened land or

allow to be kept on the burdened land

any racing or homing pigeon or other

similar flocking bird.

Expiry of covenant:

The requirement that you obtain the

Developer’s approval expires after 10 years.

The Brimbank City Council’s River Valley

Estate Building Design Guidelines do not

expire.

Appendix B

River Valley Covenants

RIVER VALLEY DESIGN GUIDELINES

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