Where new building bulk

visually impacts on adjoining

dwellings, a landscaped

vertical screen should be

provided.

An area of

40sqm, with one part of the

private open space to

consist of secluded private

open space with a minimum

area of 25sqm and a

minimum dimension of 4m.

Secluded private open

space should not be located

in the front setback of a

dwelling or residential

building and should have

convenient access from a

living room.

neighbourhood and site description (NSD)

plan and should include a written

evaluation of how the features of the

neighbourhood identified in the NSD

influence the design.

Demonstrate that on site water storage and

detention has been considered in the design,

where necessary.

*Different zones allow for different types of objectives. MUZ schedules allow for ‘Objectives’, the RGZ allows for specification of ‘Design Objectives’, the GRZ and the

NRZ allow for specification of ‘Neighbourhood Character Objectives’. For the purposes of this table, the term ‘Objectives’ is used to apply to all.

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Attachment 12.7.5

Victoria Cr, St Albans

DDO9: Preference for 4 storey residential

development; and 3 storey street wall height

with 0m street setback.

Applies to a range of allied

professional offices (e.g.,

pathology, optometrists) in

former dwellings and similar

buildings, generally with

onsite carparking.

St Albans Rd, Sunshine North

Applies to a future residential

townhouse development site.

Expected include residential,

commercial, and retail uses

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Attachment 12.7.5

Fitzgerald Rd, Sunshine West

Applies to a commercial

shopping centre, occupied by

a supermarket and other

retail and hospitality services.

Onsite carparking is

provided.

Palmer Pde, Derrimut

Applies to a dual subdivision.

Existing use is a primary

school fronting Capesthorne

Dr, with the balance of the

land unutilised. Onsite

parking is provided.

Street view from undeveloped lot at Palmer Pde (above), and primary school

at Capesthorne Dr (below).

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Attachment 12.7.5

Furlong Rd, Cairnlea

High-density residential use

with ground level retail and

commercial. Carpark

provision is internal.

Martin St, Sunshine

Applies to a carpark

associated with the Salvation

Army adjacent to the lot. A

community garden is also

present.

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Attachment 12.7.5

Albert Cr, St Albans

DDO9: Preference for 4 storey residential

development; and 3 storey street wall height

with 0m street setback.

Applies to several residential

uses characterised by

detached and unit dwellings.

Crossovers provide resident

carparking whilst existing

carparking space in Mitchell

St abuts the MUZ.

Collins St, St Albans

Existing uses are low density

residential characterised by

detached dwellings, and a

pre-school. MUZ lots are

flanked by carparking (11

and 17 Collins St) associated

with the adjacent commercial

centre.

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Attachment 12.7.5

DDO9: Preference for 4 storey residential

development; and 2 storey street wall height

with variable street setback.

Calder Fwy, Taylors Lakes

Melbourne Airport Environs Overlay

(Schedule 1): More than one dwelling per lot

is prohibited. Permit required to construct a

single dwelling regardless of lot size (i.e.,

above or below 300sqm).

Applies to 69,000sqm of

undeveloped land with a

704m frontage to Calder

Freeway. Adjacent to Taylors

Lake Estate that is

characterised by

conventional density and

residential land uses.

Environmental Significance Overlay

(ESO)

Applied significant grasslands (ESO1,

ESO3, ESO6), areas of

geomorphological significance (ESO2)

and the Kororoit Creek Corridor (ESO4)

and Maribyrnong River Valley (ESO5).

Used to identify areas where development may be affected by environmental

constraints.

Generally, grassland ESOs don’t impact on housing as they don’t apply to residential

land. The Australian Broadcast Site (zoned SUZ2) however, may have residential

potential. Flora and fauna impacts would need to be resolved for this site, as well as

impacts on the volcanic eruption points (ESO2).

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Attachment 12.7.5

ESO5 and ESO4 affect or abut some residential land. Objectives and guidelines are

included to ensure development is not visually prominent or intrusive when viewed from

the creek/river corridor.

It is noted however, that the ESO is technically only applicable where it affects

residential land (a very small area), not abutting land. However, the significance of

these features should be considered by the development of adjoining land.

Significant Landscape Overlay

(SLO)

Applied to the mature canopy trees

along Old Calder Highway between

Green Gully Road and the Maribyrnong

River (SLO1), to the Sunshine Municipal

Office Garden area at Wilkinson Street

and Alexandra Avenue (SLO2) and to

the Maribyrnong River (SLO3).

Used to identify and conserve and enhance the character of significant landscapes.

Generally, the SLOs do not apply to residential land. The significance of the abutting

landscapes, however, should be considered by the development on adjoining land.

Heritage Overlay

(HO)

Applied to several sites throughout the

municipality, including residential areas.

Used to conserve and enhance heritage places, and those elements which contribute

to the significance of heritage places.

The Overlay triggers permits for demolition and alterations (especially external) of

housing.

Further details are provided in the Neighbourhood Character Influences chapter.

Design and Development Overlay

(DDO)

Applied to activity centres and precincts,

including St Albans Activity Centre

(DDO9), Keilor Village Activity Centre

(DDO10), Sunshine Hospital Medical

Services Precinct (DDO8), Brooklyn

Industrial and Commercial Precinct

(DD11), and an area in Sunshine

(DDO7). Also applied to various areas

impacted by the Western Ring Road

(DDO4, DDO6) and areas to be

protected from visual intrusion, including

along the Maribyrnong River (DDO1)

and Taylors Creek (DDO5).

Used to identify area that are affected by specific requirements relating to the design

and built form of new developments.

Development should respond to the stated objectives in the relevant DDO, and any

other requirements specified.

The DDOs apply to a mix of land uses, including some residential land, and can have a

strong influence on the character of new development.

Further details of each DDO are provided in the Neighbourhood Character Influences

chapter.

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Attachment 12.7.5

Development Plan Overlay

(DPO)

Applied to large and small

redevelopment sites throughout the

municipality (including residential and

non-residential zoned sites), and

notably the Plenty Valley Estate

(DPO3), the Cairnlea Estate (DPO6),

Cairnlea Mixed Use Precinct (DPO4)

and Orica Deer Park (DPO16).

A full list of DPOs is provided in the

Neighbourhood Character Influences

section.

Used to identify areas where the form and conditions of future use and development is

to be shown on a development plan.

Requirement for plans incorporating residential development vary depending on the

site, context, and development expectations.

Further details are provided in the Neighbourhood Character Influences chapter.

Land Subject to Inundation Overlay

(LSIO)

Applied to areas bordering the

Maribyrnong River, Taylors Creek,

Kororoit Creek and other small scale

waterways, with residential zoned land

abutting the waterways affected.

Used to identify flood prone land affected by the 1 in 100 year flood, and to ensure

that development maintains or improves the waterway protection and floodplain

health. In Brimbank, the schedule has not been used to specify any additional

objectives or requirements.

Where the overlay affects residentially zoned land, a permit is required for many types

of buildings and works, to enable an assessment of the potential impacts of flooding,

measures required to floodproof development, to mitigate risk and to protect the

waterway.

Special Building Overlay

(SBO)

Applied to residential areas at risk of

flooding from urban drainage in

Sydenham, Taylors Lakes, Keilor, St

Albans, Deer Park, Sunshine, and

Sunshine West.

Used to identify land liable to inundation by overland flows from the urban drainage

system, and to ensure free passage of flood waters and protection of waterways. In

Brimbank, the schedule has not been used to specify any additional objectives or

requirements.

The overlay triggers a permit for many types of buildings and works to enable an

assessment of the susceptibility of the development to flooding and the effect of

development on floodwaters, stormwater, and drainage water.

Public Acquisition Overlay

(PAO)

Applied to land along major transport

corridors, including Calder Freeway and

Calder Park Drive, Airport Drive,

Western Ring Road, and scattered

parcels in activity centres.

Used to identify land which is proposed to be acquired for a public purpose.

The development potential of this land is limited, pending acquisition.

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Attachment 12.7.5

Development Contributions Plan Overlay

(DPCO)

DCPO1 applied to most of the Sunshine

MeAC. DCPO2 applied to the remainder

of the municipality.

Used to identify areas where a contribution will be levied for the provisions of works,

services, and facilities.

DCPO2 applies to all new development in Brimbank (outside the Sunshine Mae which

is subject to its own DCP) to fund community facilities, path, and roads. The levy

payable varies by charge area (suburb).

Melbourne Airport Environs Overlay

(MAEO)

Applied to a portion of Sydenham Park

south of the border with Hume and a

significant portion of Keilor Downs to

Sunshine North. MAEO1 is applied to

the area closer to Melbourne Airport and

MAEO2 affects an area that extends

further south.

Used to identify land that may be impacted by aircraft noise associated with the

Melbourne Airport, and to ensure land use and development is compatible with the

operation of the airport and that dwellings incorporate appropriate noise attenuation

measures.

MAEO1 limits the number of dwellings on a lot to 1 and restricts subdivision that would

increase the number of dwellings.

MAEO2 restricts dwellings to a maximum of one per 300 square meters.

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Attachment 12.7.5

Robertsons Road, Taylors Lakes

Zones:

GRZ1

Overlays:

DCPO2, DPO17

As of July 2022:

Partially developed.

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Attachment 12.7.5

St Albans Road, Sunshine North

GRZ1 and MUZ

(dual subdivision)

DCPO2, DPO15,

EAO, HO149

Aboriginal Cultural

Heritage

Note the site is

located within the

Albion Quarter

Precinct that is to

be prepared in the

coming years

As of September 2022:

Display home has been delivered for the purpose of advertising

the future residential estate. Does not appear to have

commenced. e.

Ballarat Road/Western Highway, Albion

IN1Z

DCPO2, EAO

Aboriginal Cultural

Heritage

Note the site is

located within the

Albion Quarter PSP

that is to be

As of September 2022:

No signs of

redevelopment

occurring. The site is

industrial with an

associated carpark. It is

noted extent of existing

industrial use extends

beyond lot cadastre and

designated strategic

development site

boundary.

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Attachment 12.7.5

prepared in the

coming years.

Taylors Road, Delahey

SUZ1 and TRZ2

DCPO2, EAO,

ESO1, ESO2

As of September 2022:

Development has not occurred.

Margrave Street, St Albans

GRZ1, UFZ

DCPO2, DPO9,

EAO, SBO

As of September 2022:

Construction has not commenced.

However, a disused building has been

demolished and removed from the site.

The carpark associated with the now

demolished building has also been

removed. An internal road link

connecting from Margrave St to the

south of the site has been removed

whilst the extension of Regan St into

the site from the north remains.

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Attachment 12.7.5

Copernicus Way/Fisken Way, Keilor Downs

C1Z

DCPO2, DPO2,

SBO

As of September 2022:

Dwellings at the north-western portion of the

site. . No signs of development occurring

elsewhere. Balance of the land is yet to be

developed and is used as public open

space with a slight grade/incline and is

accessible from residential streets and the

adjacent commercial centre.

St Albans Road, St Albans

IN3Z

DCPO2, DDO9

As of September 2022:

No signs of redevelopment

occurring. Site continues to be

used for the purpose of a

hospitality venue (St Albans Hotel)

and associated car park;

recreational venue (St Albans

Bingo Centre); and a commercial

site (Global Nail Beauty Supplies)

and associated carpark. It is noted

that internal road upgrades were

delivered to St Albans Hotel’s

carpark in late-2018 which may

suggest interest in continuing the

existing land use.

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Attachment 12.7.5

A front setback is the distance between the front property boundary and the front wall of a building. For this Project, front setbacks have been categorised as minimal, moderate,

or generous.

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Attachment 12.7.5

A side setback is the distance between the side property boundary and the righthand or lefthand edge of a dwelling or building. Side setbacks have been categorised as ‘no side

setback’ (absent), minimal, moderate, or generous.

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Attachment 12.7.5

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Attachment 12.7.5

Low fencing creates a sense of openness and provides opportunities for passive surveillance. High fencing gives residents a greater degree of privacy, but it can make a

neighbourhood feel uninviting and closed in. This Project categorises fencing in Brimbank as low, medium, or high.

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Attachment 12.7.5

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Attachment 12.7.5

Fencing permeability is the degree to which a person can see through fencing to the other side. This Project describes fencing permeability as being of low permeability,

moderate permeability or permeable.

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Attachment 12.7.5

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Attachment 12.7.5

Landscaping includes trees, shrubs/bushes, flowing plants, grass or lawn and other plantings within the private ream and public realm. Front, side, and rear landscaping is

described as:

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Attachment 12.7.5

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Attachment 12.7.5

Housing age refers to whether the housing is reflective of the original housing of the suburb’s era of development, or whether it is newer development. Housing age is

categorised as traditional, contemporary, or contemporary infill development.

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Attachment 12.7.5

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Attachment 12.7.5

Lot size impacts the possible scale and form of development and determines the garden area requirement in the NRZ and GRZ. . In this Project, lot sizes are categorised as:

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Attachment 12.7.5

DPO2

Keilor Downs Plaza

Shopping Centre

C1Z

Partially developed. A development plan has been approved, to support a mixed-use development including a

sizeable residential component.

DPO3

River Valley Estate

Primarily

GRZ1,

with

some

C1Z,

NRZ2

and

PPRZ

Being developed in stages, in accordance with the approved 2002 Development Plan. Comprises a mixture of single

dwellings and townhouses, with permits issued for apartment style development. Dwellings in the estate tend to have

a higher site coverage than the dwellings in the neighbouring Sunshine North.

DPO4

26S Glenbrook Avenue and

147A Cairnlea Drive,

Cairnlea

Primarily

GRZ2,

with

portions

of C2Z,

PUZ7

and

PPRZ

Applies to the final stage of the Cairnlea development. It is subject to a Planning Scheme Amendment request, which

seeks to remove the DPO4 and apply the Comprehensive Development Zone – Schedule 3 (CDZ3). The Government

Land Standing Advisory Committee ran a 12-day Public Hearing in June 2022 to consider the Amendment and will

prepare a report for the Minister for Planning to consider.

DDPO5

Land at the north west

corner of Kings Road and

Taylors Road, Delahey

C1Z

Delahey Village Neighbourhood Activity Centre. No residential component in the approved Development Plan.

DPO6

Cairnlea Estate – Former

Albion Explosives Factory

Site

Primarily

NRZ1,

with

some

RGZ1,

GRZ1,

MUZ,

C1Z,

PUZ2,

PPRZ

and

PCRZ

Guided the development of Cairnlea Estate, a large, primarily residential development on the site of the former

Albion Explosives Factory. Its features include: a variety of housing typologies (including apartments, townhouses,

and detached dwellings), a landscape response that incorporates natural features of the subdivision layout, and

consistent front setbacks.

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Attachment 12.7.5

DPO7

10 McKechnie Street, St

Albans

RGZ1

Guided the development of the new St. A estate. St. A is a 6.5 hectare masterplanned estate that consists of 254

townhouses of various types. Contained within the site is 3,200m

2

of central public open space and a series of

pocket parks.

DPO8

110V and 112-116

Anderson Road, Sunshine

Primarily

GRZ1

with

some

MUZ

Permit issued, but development not commenced. The Development Plan approved provides for 30 dwellings with a

mix of 2, 3 and 4 bedrooms and adheres to requirements relating to building height, setbacks, landscaping and

pedestrian access to H.V. McKay Memorial Gardens and the nearby heritage footbridge.

DPO9

51 & 63A Regan Street, St

Albans

GRZ1

and UFZ

Development Plan has not been prepared. The DPO requires a range of lot sizes, densities, and typologies to

achieve at least 200 dwellings on the site; public open space; and ESD initiatives.

DPO13

Sunshine Golf Course (130

Fitzgerald Street) and the

Masonic Centre (1A Ralph

Street), Sunshine West

GRZ1

and

NRZ1

Influenced various neighbourhood character features, particularly building heights and setbacks. Specific setback

distances required by DPO13 successfully integrate newer development with traditional housing stock in surrounding

areas by reducing visual bulk and providing separation between dwellings.

DPO14

South West Industrial Park

IN1Z and

PUZ1

Not residential.

DPO15

Former City West Water

Site (247-251 St Albans

Road, Sunshine North)

GRZ1

and MUZ

Development plan approved and permit issued for development.

DPO16

Orica Deer Park

Development Plan

C2Z

Not residential. No approved development plans.

DPO17

95 Station Road and 814

Ballarat Road, Deer Park;

27 Driscolls Road, Kealba;

32A Green Gully Road,

Keilor; 18-24 Robertsons

Road and 16-28 McCubbin

Drive, Taylor Lakes

RGZ1

and

PUZ2;

GRZ1;

NRZ1;

GRZ1

Development plan approved and permits issued. Discussed below.

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Attachment 12.7.5

DDO1

Skyline areas

GRZ1,

NRZ2, PPRZ

Covers skyline areas along the Maribyrnong River in Sunshine North. Seeks to protect areas along the river frontage

from visual intrusion by residential development. Despite this, development associated with the River Valley Estate (refer

DDO3 discussion) is visually prominent.

DDO4

Lots 6 & 7,

Fitzgerald Road,

Sunshine West,

adjacent to the

Western Ring Road

NRZ1

Applies to land in Sunshine West adjacent to the Western Ring Road. Seeks to ensure that development incorporates

noise attenuation measures to minimise traffic noise impacts. The area has been developed with detached dwellings,

although a few lots remain vacant. Contains Sirius College – Sunshine, Ibrahim Dellal Campus). Proposed parcel at the

northern end.

DDO5

Land located

between Taylors

Creek and

properties fronting

Patterson Avenue &

Campaspe Crescent

NRZ1

Developed with detached housing. Applies to approximately 30 lots adjoining Taylors Creek in Keilor. Seeks to limit

visual intrusion caused by inappropriate development. Design objectives encourage single storey development with

pitched roofs, to protect the skyline when viewed from Taylors Creek.

DDO6

Land adjoining

McIntyre Road

between Western

Highway and the

Western Ring Road,

North Sunshine

GRZ1, IN1Z,

C1Z

Applies to commercial, residential, and industrial areas adjoining McIntyre Road between the Western Highway and the

Western Ring Road in Sunshine North. Seeks to provide for high quality, contemporary design and minimise traffic

conflicts between local residential traffic and through traffic.

DDO7

Land located at 79

Wright Street

Sunshine

Primarily

NRZ1, with

some PPRZ

Applies to 79 Wright Street, Sunshine, adjoining Kororoit Creek. Supports a site responsive design that enhances

neighbourhood character and the environmental values of Kororoit Creek.

Design objectives have been generally implemented. Dwellings are separated from traditional dwelling stock along the

western boundary and set back from Kororoit Creek.

DDO8

Sunshine Hospital

Medical Services

Precinct

RGZ1,

GRZ1, SUZ1

Applies to the Sunshine Hospital Medical Services Precinct. Establishes a preferred character of 3 storeys for Furlong

Road and Majorca Street and 1 to 2 stores along St Albans Road/St Albans South. Existing residential character is

single storey detached housing.

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Attachment 12.7.5

DDO9

St Albans Activity

Centre

Mostly

RGZ1, with

some GRZ1,

C1Z, MUZ,

IN3Z, PPRZ,

PUZ2 and

PUZ6

Applies to the St Albans Major Activity Centre, which is currently developed with residential and commercial areas, of

mostly 1 to 2 storeys. Seeks to ensure that residential development minimises its impact on existing dwellings, does not

cause undue overshadowing and that associated fencing does not dominate the street and restrict passive surveillance.

More specific objectives for each precinct establish preferred setbacks and pedestrian connections. DDO9 also contains

a map specifying preferring maximum heights for each part of the activity centre and nearby residential precincts.

DDO10

Keilor Village

Activity Centre

C1Z, GRZ1

Applies to the Keilor Village Activity Centre, which is currently developed with 1–2 storey residential and commercial.

Seeks to facilitate high quality development that is respectful of the area’s character and history and that enhances the

appearance and connectivity of the village. Specifies that residential development on upper levels of retail development

should integrate with the street and that commercial development should respect the scale and privacy of neighbouring

residential areas. There is a preferred maximum building height of 2 storeys for the commercial strip.

DDO11

Brooklyn Industrial

and Commercial

Precinct

Primarily

IN1Z with

some C2Z

and PUZ1

Not residential.

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Attachment 12.7.5

Minimum Street Setback (A3

and B6)

Ground level and level 1 should be set back the

average of the adjoining lots

This variation does not differ greatly from the base standards set out in ResCode. By using the

average of existing setbacks, the variation is unlikely to support substantial change, as

intended by the zone, and instead will reinforce existing patterns of development.

Site coverage (A5 and B8)

The site area covered by buildings should not

exceed 70%

This variation allows for higher site coverage than the base Standard (60%), which is

consistent with the expectation for more intensive development.

Permeability (A6 and B9)

None specified

The base standard of 20% applies. This may be difficult to achieve in the context of the

elevated 70% site coverage.

Landscaping (B13)

A minimum of 1 medium sized tree of 6-12 m (at

maturity) should be provided in the front setback.

Planting to be provided along the length of any

driveway. Where new building bulk visually impacts

on adjoining dwellings, a landscaped vertical

screen should be provided.

This variation increases tree planting and landscaping requirements. It aligns with the street

setback objectives but can be a limitation on increased density. VCAT has recognised the

tension between aspirations for increased canopy coverage, and increased density.

Council planners report that the requirement for vertical screens is not achieving desired

outcomes and planting often struggles to survive in the limited space available.

Side and rear setbacks (A10 and

B17)

None specified

This standard can limit the height and intensity of development on small to average sized lots

because upper floors are often unable to achieve the required setbacks and have sufficient

usable floor space. Consolidation of lots is generally required to achieve heights above 2–3

storeys and comply with B17. While lot consolidation is encouraged by the RGZ1 is often difficult

to achieve in practice.

Walls on boundaries (A11 and

B18)

None specified

Deferring to a standard that relies on reference to existing built form (especially where that

existing built form comprises single storey dwellings) is unlikely to support substantial change in

a meaningful way.

Private open space (A17 and

B28)

An area of 15-40sqm at ground level with

convenient access from a living room, or A balcony

This variation reduces the requirement for ground floor open space while increasing the

requirement for balconies. The reduced ground floor POS requirement supports more intensive

development, while the varied balcony requirement seeks to improve amenity for residents in

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Attachment 12.7.5

of 8-12sqm with a minimum width of 2 m and

convenient access from a living room.

higher density development. It is understood that, in general, new development achieves the

lower end of the specified range for ground floor POS.

Front fence height (A20 and B32) None specified

A20 and B32 establish a maximum front fence height of 2m for streets in a Transport Zone 2

and 1.5m for all other streets.

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Attachment 12.7.5

Minimum Street

Setback (A3 and B6)

None specified

VCAT has allowed reductions to the street setback requirement where it reflects the

pattern of surrounding setbacks.

Site coverage (A5 and

B8)

None specified

Permeability (A6 and

B9)

None specified

The 20% requirement can be difficult to achieve where extensive areas of the site are

being used for vehicle access (a common feature of t multi-unit developments in the

GRZ1.

Landscaping (B13)

A minimum of 1 medium-sized tree of 6-12 m (at maturity)

should be provided in the front setback. A minimum of 1

small to medium sized tree up to 6 m (at maturity) should

be provided in private or secluded private open space

greater than 25sqm in area. Planting to be provided along

the length of any driveway.

Where new building bulk visually impacts on adjoining

dwellings, a landscaped vertical screen should be

provided.

Side and rear setbacks

(A10 and B17)

None specified

This standard could be a limitation on development to 3 storeys (as permitted by the

zone) on narrow lots, where upper floors are unable to achieve the required setbacks and

have sufficient usable space.

There is limited direction on Council’s expectations for setbacks of dwellings at the rear of

lots.

Walls on boundaries

(A11 and B18)

None specified

Private open space

(A17 and B28)

An area of 40sqm, with one part of the private open

space to consist of secluded private open space with a

minimum area of 25sqm and a minimum dimension of 4m.

Secluded private open space should not be in the front

setback of a dwelling or residential building and should

have convenient access from a living room.

VCAT has allowed SPOS in the front setback when deemed appropriate in the context of

the specific site characteristics.

Front fence height (A20

and B32)

None specified

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Attachment 12.7.5

Minimum Street

Setback (A3 and

B6)

None specified

The base variation applies, which would generally maintain the existing pattern of setbacks.

Front setbacks, or marginal reductions to front setbacks have generally been observed on

infill development.

Site coverage (A5

and B8)

The site area covered by buildings should not exceed

50%.

This variation from the base standard of 60% should result in greater spaciousness around

new development, and enhanced space for landscaping. A review of sample developments

indicates that 50% is achievable, however most of the balance of the site is generally used for

driveway access, not landscaping.

Permeability (A6

and B9)

30%

This variation from the base standard of 20% is consistent with the desire to increase

spaciousness and landscaping. However, based on a review of sample developments, it does

not appear that this higher standard is being achieved. This is largely due to the predominant

pattern of multi-unit development, where a long impermeable driveway along the boundary is

used to access units, leaving limited space for landscaping. In addition, a review of aerial

photography indicates that private open spaces are often paved or covered (this may occur

sometime after the initial development), further reducing permeability.

Landscaping

(B13)

A minimum of 2 medium sized trees of 6–12m (at

maturity) should be provided in the front setback. A

minimum of 1 small to medium sized tree up to 6m (at

maturity) should be provided in private or secluded

private open space. Planting to be provided along the

length of any driveway. Where new building bulk visually

impacts on adjoining dwellings, a landscaped vertical

screen should be provided.

This variation only applies to more than one dwelling on a lot and provides greater

specification for tree planting and landscaping than the base standard, and the GRZ and RGZ

areas. It appears form a review of samples, that space is being provided (mainly due to front

setback and open space requirements), but that the canopy trees at the scale required are

not always present. This is particularly the case for trees in private open space, where

subsequent homeowners may have paved or covered their courtyards.

Side and rear

setbacks (A10

and B17)

None specified

The base standard applies, which requires a tiered setback depending on height of the

proposed building.

The absence of a variation also provides no direction on Council’s expectations for setbacks

(and as a result, heights) of dwellings at the rear of lots.

Walls on

boundaries (A11

and B18)

None specified

The base standard applies, which limits boundary walls based on the length of lot. This is

consistent with a desire to maintain a similar pattern of development.

Private open

space (A17 and

B28)

An area of 60sqm, with one part of the private open

space to consist of secluded private open space with a

minimum area of 40sqm and a minimum dimension of 5m.

Secluded private open space should not be in the front

Elevated expectations for open space are generally resulting in more spaciousness around

units, as compared to unit developments in the RGZ or GRZ, as indicated by a review of the

sample developments.

Brimbank Council Meeting No. 632 16 April 2024

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Attachment 12.7.5

setback of a dwelling or residential building and should

have convenient access from a living room.

Front fence height

(A20 and B32) None specified

The base standard applies (2m for streets in a Transport Zone 2 and 1.5m for all other

streets). Where low or no fencing is a contributing feature of neighbourhood character, a

variation may be suitable.

Brimbank Council Meeting No. 632 16 April 2024

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Attachment 12.7.5

identified areas in the

RGZ, in and around key

activity centres and

transport nodes. These

areas are nominated as

appropriate for

accommodating

change, particularly in

the form of higher

density housing.

In the southern and central parts of the municipality, the areas are characterised by predominantly single to double storey detached dwellings from the

1950s-1970s, interspersed with more recent redevelopments of multi-storey and multi-dwelling developments. Block sizes within this Character Type are

generally the most varied, demonstrating a history of subdivision and redevelopment over time. The original large backyards of many homes (a result of

relatively deep blocks of 70m or so) have been subdivided and developed for a second or third dwelling on the lot, accessed via a side driveway.

Streetscapes are varied in quality, with a mixture of landscaping treatments comprising grassed nature strips, and diverse street tree species. Key

streetscape detail is found within the distinctive street patterns (comprising combination of linear and radial streetscapes around a central open space

feature, such as Albert Crescent in St Albans).

In the northern parts of the municipality, including around Watergardens, the predominant housing forms are more recent, streetscape patterns are less

linear, streetscapes offer more enhanced landscaping, and housing forms include both detached housing and concentrated areas of attached

units/townhouses.

Fencing treatments are generally low or visually permeable, but are highly diverse, with little consistency. Street setbacks are generally consistent within

back streets at approximately 5-7m, however are much more varied on main streets (where residential housing forms are more diverse, and where they

mix with more commercial land uses).

identified areas of

where the character is

consistent but is

undergoing a transition

consistent with an

‘incremental change’

zone.

This Character Type exhibits street patterns that are generally gridded. Lots from the original subdivision pattern are generous, ranging from 500m

2

to

650m

2

, with some larger lots up to 1,000m

2

. Lots are generally deeper than conventional lots in other parts of the municipality (for example, in the

northern Character Types), Side setbacks are generous on one side, to provide for vehicle access to garages/carports located to the rear. Houses

generally do not take up the full area of a lot, and rear gardens are generous, often comprising outbuildings.

Built form generally dates from the 1950s to 1990s and comprises single or double storey detached housing of weatherboard, brick or rendered brick.

Streets comprise standard grassed nature strips with low scale street tree planting (i.e., small-medium sized trees) of varying species. Front setbacks

are generally consistent in each street, from 5-7m, with low scale front gardens (i.e., small-medium bushes and trees).

Areas in the southern part of the municipality that are undergoing transition tend to include units and townhouses that make use of the generously

proportioned lots, with access to units via a driveway down one side of the lot (or centrally located on larger developed lots). Redevelopment in the

northern parts of the Character Type is limited, likely because the housing stock is relatively new.

identified

areas

that comprise relatively

recent development

(post 2000s).

In Character Type 3, lot sizes and street patterns vary depending on the estate. In Sydenham, streets are gridded, and lots range from 400-600m

2

.

Around Watergardens, in Keilor Plains and Taylors Lakes, street patterns are curvilinear and lot sizes are larger, generally 650-800m

2

.

Housing forms comprise single and double storey detached housing of more contemporary designs. Front setbacks are generally consistent (4-5m), and

side setbacks are minimal; the area is characterised by large houses that are built almost across the entire width of the lot.

Front yards are well landscaped, and front fencing is generally absent. Garages tend to be a dominant feature of the front building façade.

Redevelopment in this Character Type is limited, likely because the housing stock is relatively new. Street trees tend to be of more substantial scale in

this Character Type than in the southern parts of the municipality, but of varied species.

applies to Keilor

Village, which is zoned

The area is bounded by the Calder Freeway has influenced the character of the area – the freeway alignment has created several irregular shaped lots

with housing backing on to the freeway. The precinct wraps around the Joe Brown Recreation Reserve, with a combination of housing fronting onto and

backing onto the reserve.

Brimbank Council Meeting No. 632 16 April 2024

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Attachment 12.7.5

and exhibits

unique characteristics.

The area can be described as landscape dominated as it comprises wide streetscapes, with broad lawn nature strips and large canopy trees. Dwellings

are large, of 1–2 storeys, detached and located on large lots of 500 to 1000m2. Houses (and associated backyard treatments, such as swimming pools),

occupy much of the block, and houses are generally built across the full width of the block, with small side setbacks. As such, high site coverage is

considered a consistent character element, and there is limited opportunity for infill development in the form of additional dwellings to the rear of existing

dwellings. Redevelopment in the area has taken the form of townhouse style development on larger lots and corner lots and redevelopment in the form

of one for one replacement.

Architectural styles range from 1970s brick veneer to contemporary brick dwellings, with some demonstrating historical architectural allusions. Dwellings

are generally highly articulated with large windows to capture views and a mix of grand building forms and styles.

Front and side fencing vary, with no fencing in areas, and some high (approximately 1.5-1.8m), fencing in other areas. The combination of wide

landscaped streetscapes, large front setbacks (8-10m) and little to no fencing creates a sense of openness. The topography of the area is undulating,

and as such, housing on the low side of streets is often set below street level, while housing on the high side is elevated with visible retaining walls and

steep driveways.

Front yards tend to be highly landscaped, with formal gardens and large trees and shrubs.

applies to the River

Valley Estate in

Sunshine North, which

is zoned

and

exhibits unique

characteristics.

The River Valley estate land zoned GRZ undergoing development and therefore the character of the area is still emerging.

The future character of the River Valley Estate is guided by the River Valley Estate Development Plan 2002 (approved by Council) which establishes a

proposed subdivision layout that provides development outlook to the Maribyrnong River and various open space areas.

The land is undulating, with steep inclines in places. The River Valley Estate Development Plan provides a design response at a subdivision level to

address slope (i.e., alignment of roads, minimum lot sizes etc). Housing forms must be in accordance with the River Valley design guidelines that are

listed on the title of each lot. The design guidelines seek to ensure that built form responds to the topography of the land and for low, permeable front

fencing. Given the topography, benching of lots and use of retaining walls will be a defining characteristic of the area.

applies to

land in

older parts of

Brimbank, where

change is limited to due

to heritage constraints.

These precincts are generally grouped together given they are a similar era of development; 1900s to the 1970s. Dwellings predominantly consist of

single storey detached brick, rendered concrete or weatherboard dwellings on 500-800m2 lots, with some 1000m2 lots. Dwellings are mostly constructed

of light finishes and display various housing styles such as Edwardian, Federation and California Bungalow. Along Glengala Road there are areas of

consistent red brick single detached dwellings, which contributes to a unique built form and sense of intact architectural character.

Specific precincts consist of HOs that seek to protect heritage elements, which contribute to the overall neighbourhood character of the area.

These precincts consist of several very noticeable new infill developments. New infill developments include townhouses and units, some of which

present as single detached dwellings from the street, while others present as attached double storey townhouses. Front setbacks are generally

consistent (approximately 5 to 10m). Some dwellings have less than 5m setbacks, which disrupt the streetscape rhythm. Front garden treatments and

streetscape quality vary from low scale plantings (i.e., bushes and shrubs) to canopy trees. Areas consist of permeable front fences of various heights

and are of brick, wood, or a metal finish. Garages and carports are generally set back from the dwelling façade and do not dominate the streetscape.

identified broad areas

of

, where limited

change is proposed

due to the remoteness

of the area from

transport and services.

This Character Type grouped together precincts of similar era of development (generally from the 1970s to 2000s). Existing housing types vary, with 1–2

storey attached and detached dwellings the predominant type, but with small-lot housing in the form of townhouses emerging in places. As such, lot

sizes range from less than 300m2 to 1700m2.

Higher site coverage and narrow side setbacks contribute to a built form dominated character. Dwellings generally have a higher site coverage compared

to Character Types representing older eras of development and consist of narrow side setbacks with some walls on boundaries. Front setbacks of

developments built in the 1970s to 1990s conform to approximately 5-7m, while those built in the 2000s have shorter setbacks of approximately 3-4m.

Brimbank Council Meeting No. 632 16 April 2024

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Attachment 12.7.5

Single or double attached garages, which are in line with or forward of the dwelling façade are common. Precincts vary in front fence treatments.

Developments within the 1990s to 2000s generally lack front fences, which assists in softening the built form dominated character. Where front fences

are constructed, (predominantly within areas built in the 1980s), these are generally low and/or permeable. Some higher front fences are evident in some

areas, which disrupt the streetscape rhythm. 2000s era developments front public open spaces and include balconies providing active interfaces.

applies to a discrete

area in Keilor, which is

zoned

and

exhibits unique

characteristics.

A small Character Type comprising dwellings along Petrik Drive, displaying a landscape dominated character and distinct subdivision pattern of large lots

ranging from 1400 to 2700m2. The area is characterised by slope responsive built form and highly vegetated streetscapes consisting of canopy trees

and well-maintained and manicured front gardens with mature vegetation. The area has varied architectural styles and roofs, with some dwellings

displaying historical allusions (e.g., Queen Anne) or contemporary dwellings with flat roofs and neutral finishes (i.e., greys and whites). Dwellings are

generally highly articulated with large windows. Garages tend to be discretely located behind the front façade of the dwelling. The absence of fencing

contributes to the spacious open setting and landscape dominated character. Where fencing exists, it tends to disrupt the streetscape rhythm.

applies to a discrete

area in Keilor, which is

zoned

and

exhibits unique

characteristics.

This Character Type is landscape dominated as reflected in the slope responsive built form and highly vegetated streetscapes consisting of canopy trees

and well-maintained manicured front gardens. The area is characterised by 1–2 storey detached dwellings on a range of lots from 300 to 3900m2.

However, most lots are 500 to 650m2. Architectural styles range from 1970s brick veneer to contemporary brick dwellings, with some demonstrating

historical architectural allusions (e.g., incorporating Queen Anne features into the facade).

Dwellings are generally highly articulated with large windows and a mix of grand building forms and styles. Front fences are generally constructed of

various types and materials. Dwellings often lack front fences, which contributes to a sense of spaciousness. Where front fences exist, these are

generally low and/or permeable, which contribute to the spacious garden setting. Garage and carport treatments vary but generally do not dominate the

streetscape. Front setbacks vary between 5-10m. There are a limited number of dwellings with walls on boundaries along garage walls, which disrupt the

streetscape and built form rhythm.

applies to the River

Valley Estate in

Sunshine North, which

is zoned

and

exhibits unique

characteristics.

Contemporary development on sloping lots that are predominantly 400 to 650m2 in size. Landscape features such as the Maribyrnong River, the Quarry

Lake and indigenous canopy trees contribute to the landscape character of the precinct. Steps and retaining walls are key features of the River Valley

Estate given the topography.

The area is generally built form dominated with narrow side and front setbacks, which contribute to the lack of front gardens and vegetation within private

lots. Dwellings are generally between 1-3 storey single detached dwellings with varying roof styles consisting of tiled hipped and flat roofs. Dwellings are

generally highly articulated with large windows. Balconies and neutral to dark tones such as white, grey, and black are common. Generally, there is no

front fencing. Where front fences exist, these vary in height from low to high and are constructed of rendered concrete or metal. The area comprises

consistent street tree plantings.

applies to an area in

northern Brimbank,

which is zoned

and identified for

limited change.

This Character Type is characterised by large scale single to double storey dwellings on large lots predominantly ranging from 500 to 2600m2, which

contribute to its built form dominated character. Narrow side setbacks of approximately 2m or less and walls on boundaries are common.

Driveways and single to double attached garages, which are in line with or forward of the dwelling façade are common. The large scale built form is

softened by well-maintained and highly vegetated front gardens consisting of low scale plantings. Vegetated front gardens, consistent street tree

plantings and the absence of front fencing assist in softening the built form character and contributes to a spacious garden setting.

Shorter streets such as courts generally lack footpaths and are narrower in width. Dwellings display various roof styles such as tiled hip, gable, flat and

shed roofs. Architectural styles and materials typically consist of red brick or rendered concrete with light finishes such as cream or white. Some

dwellings demonstrate historical architectural allusions (e.g., incorporating Queen Anne features into the facade).

Brimbank Council Meeting No. 632 16 April 2024

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Attachment 12.7.5

21A Foundry

Rd

Sunshine 229

Inner activity

centre connector

road (through

large parking

lots)

ACZ1

EAO,

DCPO1

Albion Station (11 min); Sunshine Station (14 min); Sunshine Marketplace (1 min);

Sunshine Plaza Shopping Centre (7 min); local cafes and restaurants (5 min); Victoria

University: Sunshine Campus (6 min)

265 Duke

St

Sunshine

North

176 Connector road

through an

undeveloped

area

C1Z

DPO3,

DCPO2

Duke Street Reserve (8 min); Maribyrnong River (11 min); local shops, services and

restaurants (7–10 minutes)

15-19 Service St Sunshine 120 Local road

(branching off a

high street)

ACZ1

EAO,

SBO,

DCPO1

Sunshine Station (10 min); Bus routes (216, 220, 400, 408, 420, 422, 426, 427, 428, 429,

456, 471, 903, 941, 942) (6 min); Sunshine Plaza Shopping Centre (3 min); Sunshine

Marketplace (5 min); local shops, services and restaurants (3-5 min); Sunshine Leisure

Centre (3 min); Sunvale Community Park (3 min); childcare centre (5 min)

439-443

Ballarat Rd

Sunshine 75

Arterial road ACZ1

EAO,

DCPO1

Albion Station (17 min); Bus routes (215, 220, 941, 942) (7 min); Dempster Park (7 min);

Victoria University: Sunshine Campus (2 min); childcare centres (3–10 min); aged care

facility (11 min); Sunshine Marketplace (15 min); Sunshine Plaza (15 min)

342 Sydenham

Rd

Sydenham 74

Connector road RGZ1 DCPO2

Watergardens Station (7 min); Bus routes (419, 420, 421, 425, 476) (7 min); Watergardens

Shopping Centre (20 min); Rose Hedge Reserve and playground (9 min); Profita Avenue

Reserve (12 min); childcare centre (2 min); aged care facility (2 min)

13 West

Esplanade

St Albans 55

Local road

RGZ1

DDO9,

DCPO2

St Albans Station (5 min); Bus routes (408, 418, 419, 421, 423, 424, 425) (5 min); West

Esplanade Reserve and Playground (1 min); McKechnie Reserve (7 min); shops, services

and restaurants (5–10 min); St Albans Primary School (5 min)

19 Albert

Crescent

St Albans 53

Local road

RGZ1

DDO9,

DCPO2

St Albans Station (8–10 min); Bus routes (408, 418, 419, 421, 423, 424, 425) (8-10 min);

West Esplanade Reserve and Playground (3 min); McKechnie Reserve (10 min); shops,

services and restaurants (8–12 min); St Albans Primary School (4 min)

22-24 Talmage

St

Albion

46

Local road

GRZ1

HO77,

DCPO2

Albion Station (7 min); Bus routes (426, 456) (4 min); Sunshine Marketplace (10–15 min);

Barclay Reserve (3 min); childcare centre (6 min)

Brimbank Council Meeting No. 632 16 April 2024

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Attachment 12.7.5

32-36 Sun

Crescent

Sunshine 44

Connector road ACZ1

EAO,

DCPO1

Sunshine Station (5 min); Bus routes (216, 220, 400, 408, 420, 422, 426, 427, 428, 429,

456, 471, 903, 941, 942) (10 min); shops, services and cafes (5–15 min); Sunshine

Marketplace (10 min); Chaplin Reserve (5 min); Kororoit Creek Trail (5 min); RT Pollard

Gardens (6 min); Sunshine Primary School (10 min); Sunshine Secondary College (7

minutes)

13 Marsden

Crescent

St Albans 43

Local road

RGZ1

DDO9,

DCPO2

St Albans Station (5 min); Bus routes (408, 418, 419, 421, 423, 424, 425) (5 min); shops,

services and cafes (5–10 minutes); McKechnie Reserve (4 min); Errington Reserve (7

min); Rita Street Reserve (14 min)

541-547

Melton

Hwy

Sydenham 36

Connector road GRZ1 DCPO2

Watergardens Station (18 min); Bus routes (425, 460, 462, 463, 943) (4 min);

Watergardens Shopping Centre (18 min); local shops, services and restaurants (4 min);

aged care facility (8 min); childcare centre (10 min); Sydenham Hillside Primary School (14

min)

40-42 Glendenni

ng St

St Albans 33

Local road

RGZ1

DDO9,

DCPO2

St Albans Station (6 min); local restaurants, stores and services (2 min); McKechnie

Reserve (6 min); Rita Street Reserve (8 min); Protected Native Grassland Reserve (8 min);

Victoria University: St Albans Campus (17 min); St Albans Primary School (9 min)

64-66 Station Pl Sunshine 29

Connector road

(in activity

centre)

ACZ1

DCPO1

Sunshine Station (2 min); Bus routes (216, 220, 400, 408, 420, 422, 426, 427, 428, 429,

456, 471, 903, 941, 942) (1 min); shops, cafes and restaurants (1 min); Sunshine Shopping

Plaza (10 min); Chaplin Reserve (12 min); K Wheelahan Gardens (9 min); Sunshine

Primary School (7 min)

23 Victoria

Crescent

St Albans 27

Local road

C1Z

DDO9,

DCPO2

St Albans Station (6 min); Bus routes (418, 421) (3 min); shops, services and restaurants

(3–5 min); St Albans Primary School (6 min); St Albans Secondary College (14 min); Huart

Reserve (3 min); Errington Reserve (10 min); McKechnie Reserve (10 min)

36 East

Esplanade

St Albans 25

Connector road C1Z

DDO9,

DCPO2

St Albans Station (6 min); Bus routes (418, 421) (5 min); shops, services and restaurants

(3–5 min); St Albans Primary School (5 min); St Albans Secondary College (14 min); Huart

Reserve (1 min); Errington Reserve (10 min); McKechnie Reserve (9 min)

87-91 Main Rd W St Albans 10

Connector road C1Z

DDO9,

DCPO2

St Albans Station (4 min); Bus routes (424, 425) (3 min); shops, services and restaurants

(1–5 min); St Albans Primary School (9 min); St Albans Secondary College (12 min);

Victoria University: St Albans Campus (17 min); McKechnie Reserve (6 min); Errington

Reserve (8 min); Protected Native Grassland Reserve (10 min)

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Attachment 12.7.5

21 Albert

Crescent

St Albans 19

Local road

RGZ1

DDO9,

DCPO2

St Albans Station (8 min); Bus routes (408, 418, 419, 421, 423, 424, 425) (8 min); West

Esplanade Reserve and Playground (3 min); McKechnie Reserve (10 min); shops, services

and restaurants (8–12 min); St Albans Primary School (3 min)

115 Main

Rd W

St Albans 16

Connector road RGZ1

DDO9,

DCPO2

St Albans Station (5 min); Bus routes (424, 425) (1 min); shops, services and restaurants

(1–5 min); St Albans Primary School (9 min); St Albans Secondary College (14 min);

Victoria University: St Albans Campus (19 min); McKechnie Reserve (7 min); Errington

Reserve (10 min); Protected Native Grassland Reserve (9 min)

507 Ballarat Rd Albion

15

Arterial road ACZ1

DCPO1

Albion Station (2 min); Bus routes (426, 456) (1 min); Sunshine Marketplace (11 min);

Albion Primary School (4 min); Barclay Reserve (9 min); Victoria University: Sunshine

Campus (13 min); childcare centre (12 min)

21 Station

Pl

Sunshine 14

Local road

GRZ1 DCPO2

Sunshine Station (3 min); Bus routes (216, 220, 400, 408, 420, 422, 426, 427, 428, 429,

456, 471, 903, 941, 942) (4 min); Sunshine Plaza Shopping Centre (13 min); Sunshine

Marketplace (11 min); local shops, services and restaurants (8–10 min); Dickson Street

Reserve (8 min); K Wheelahan Gardens (9 min); Sunshine Leisure Centre (8 min);

Sunshine Primary School (10 min); childcare centre (12 min); aged care (6 min)

12-14 George St Sunshine 12

Local road

ACZ1

DCPO1

Sunshine Station (10 min); Bus routes (216, 220, 400, 408, 420, 422, 426, 427, 428, 429,

456, 471, 903, 941, 942) (7 min); Sunshine Plaza Shopping Centre (4 min); Sunshine

Marketplace (5 min); local shops, services and restaurants (4–5 min); Sunvale Community

Park (3 min); Sunshine Leisure Centre (3 min); childcare centre (5 min); aged care centre

(5 min)

9 Pecks

Rd

Sydenham 11

Local road

RGZ1 DCPO1

Watergardens Station (8 min); Bus routes (421, 425, 460, 461, 476, 943) (9 min);

Watergardens Shopping Centre (13 min); aged care facility (5 min); childcare centre (1

min); Sydenham Hillside Primary School (15 min); Stagecoach Reserve (9 min)

104-106

Phoenix St

Sunshine

North

10

Local road

RGZ1

SBO,

DCPO2

Albion Station (12 min); Bus route (215, 903, 941) (4–5 min); big box stores (1 min); local

shops and services (10 min); Victoria University: Sunshine Campus (1 min); Sunshine

North Primary School (10 min); Phoenix Street Reserve (1 min); Dempster Park (6 min);

childcare centre (1 min)

67-69 Cornwall

Rd

Sunshine 10

Connector road GRZ1 DCPO2

Sunshine Station (12 min); Bus routes (216, 220, 400, 408, 420, 422, 426, 427, 428, 429,

456, 471, 903, 941, 942) (11 min); Sunshine Plaza Shopping Centre (14 min); local shops,

services and restaurants (11–15 min); K Wheelahan Gardens (5 min); Dickson Street

Brimbank Council Meeting No. 632 16 April 2024

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Attachment 12.7.5

Reserve (3 min); East Sunshine Kindergarten (6 min); Sunshine Primary School (17 min);

childcare (8 min); aged care (11 min)

Brimbank Council Meeting No. 632 16 April 2024

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Attachment 12.7.5

Date

14 Dec 2017

VCAT Citation

Bullion Constructions Pty Ltd v Brimbank CC [2017] VCAT 2097

Description of Proposal

Construction of five double storey dwellings in 'reverse living' format

Outcome

Decision of the Responsible Authority is affirmed. No permit is granted.

Applicable Zones/Overlays

RGZ1

Key Points

Council refused the application on the basis that “

Council notes that

VCAT Findings

VCAT did not give weight to Council’s ground of refusal but refused the permit on range of factors relating to landscaping, visual

bulk to adjoining properties and internal amenity.

VCAT finds that:

that the proposal fails to provide an acceptable landscaping, visual bulk to adjoining properties, and internal amenity response.

an appropriate balance must be struck between the competing policies of the Planning Scheme.

the ‘reverse living’ format results in poor internal amenity, excessive screening and overlooking concerns.

the proposal provides an inadequate response to the design guidelines of Clause 55.04-6 -

.

The limited landscaping does not achieve the RGZ1 landscaping requirements along the length of the driveway

the built form near the eastern boundary visually impacts on the adjoining property and that the proposed landscaping is not in

accordance with the RGZ1.

Brimbank Council Meeting No. 632 16 April 2024

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Attachment 12.7.5

Date

24 Jan 2018

VCAT Citation

Tabone v Brimbank CC [2018] VCAT 100

Description of Proposal

Construction of three two storey dwellings.

Outcome

Decision of the Responsible Authority is affirmed. No permit is granted.

Applicable Zones/Overlays

GRZ1

Key Points

Council considered the proposal inconsistent with Clause 21.07 as it does not respect the existing or preferred neighbourhood

character. Particularly siting, setbacks, design detail, open character/single storey scale and rear backyards landscape character.

Council was concerned that the second storey at the rear was unacceptable, and that insufficient space was provided for

landscaping and canopy trees in secluded private open space.

Council expresses that whilst the development complies with Standard B17 it still presents an unacceptable visual bulk to its

neighbours (VCAT accepted this position).

VCAT Findings

>

VCAT notes that there is no direction regarding whether two storey dwellings at the rear of properties are encouraged or

acceptable. But agreed that the massing to the rear was excessive on neighbourhood character grounds. VCAT raises issues

with matters of visual bulk and neighbourhood character.

>

VCAT did not support Council’s concern about lack of landscaping. VCAT noted Council cannot reasonably say that open space

areas that comply with the scheme fail to provide an adequate landscaping area.

>

VCAT also acknowledged the inevitable outcome of encouraging more dwellings within established neighbourhoods would be

less canopy vegetation within private properties. Canopy landscaping in and around multiple dwelling developments is usually

provided in the front setback, along the driveways and towards the rear of developments. It is less often provided within small

areas of private open space.

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Attachment 12.7.5

Date

27 May 2019

VCAT Citation

Black T Small Footprint 21 Pty Ltd v Brimbank CC [2019] VCAT 881

Description of Proposal

Construction of five 2-storey dwellings

Outcome

Decision of the Responsible Authority is affirmed. No permit is granted

Applicable Zones/Overlays

GRZ1

Key Points

Council identified that the character of the neighbourhood is changing from older traditional single storey detached dwellings to

modern contemporary townhouse styles, resulting in a mix in neighbourhood character.

Council submission noted that in the absence of a neighbourhood character strategy/study that a decision must look at the

existing neighbourhood context.

VCAT Findings

>

VCAT decision relates primarily to whether or not the design has acceptable regard to neighbourhood character and notes that there

is nothing specific in the planning scheme in respect to neighbourhood character in Albion.

>

VCAT notes that it is more than just a built form response when you are constructing dwellings with two frontages.

>

Visitor car parking is to be considered in respect to the ultimate usage, equitable usage and the affect any additional car parking will

have on the neighbourhood character of an area.

>

VCAT addresses that whilst technical compliance with variation to standard B29 might not be met, there is still a need to consider

the usability of the space that has been created.

>

VCAT considers that there needs to be further thought given to side fencing, private open space, and landscaping.

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Attachment 12.7.5

Date

18 October 2019

VCAT Citation

Black T Small Footprint Pty Ltd v Brimbank CC [2019] VCAT 1621

Description of Proposal

Construction of five two storey dwellings

Outcome

Decision of the Responsible Authority is set aside. A permit is granted.

Applicable Zones/Overlays

GRZ1

Key Points

Council considers that the proposal is out of character with the area with regard to scale, built form, bulk, density, materials,

finishes, number of crossovers, amount of hard surface across the frontages of the site, and lack of trees.

Council finds that the development is not respectful of the Garden City suburb established by HV McKay which has a detrimental

impact on the streetscape.

Council notes that the proposal does not satisfy the objectives, strategies and policies of Clause 21.07-3 as it does not integrate

with the surrounding environment and detracts from the streetscape in terms of building design, height and massing.

Council considers that the proposal does not meet the objectives and standards of Clause 55, specifically standard B1 –

Neighbourhood character, standard B6 – Street setback, standard B29 – Solar access to open space and standard B32 – Design

detail and is an overdevelopment of the land.

The Albion and Ardeer Community Club Inc. support Council's decision and note that the development is not suitably sensitive to

the special characteristics of the area.

VCAT Findings

>

VCAT notes that the Brimbank Planning Scheme contains no specific local neighbourhood character policies that would assist in

considering how development should respond to its context, both physical and policy.

>

VCAT references that Clause 21.07-3 outlines the key elements that contribute to the existing neighbourhood character being

building setbacks, colours and finishes, design detail and the landscaped setting.

>

VCAT notes that " The proposal will no doubt look different to what currently exists in this part of Albion. However, looking different

does not make it unreasonable"

>

VCAT considers that the Planning Scheme provides little guidance to assist developers and residents on what respectful

redevelopment would look like.

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Attachment 12.7.5

Date

22 July 2020

VCAT Citation

Kropf v Brimbank CC [2020] VCAT 941

Description of Proposal

Construction of five double storey dwellings.

Outcome

Decision of Council affirmed; no permit granted.

Applicable Zones/Overlays

NRZ1, SBO

Key Points

Council took issue with the lack of side setbacks proposed accessibility of the car spaces and aspects of internal amenity.

VCAT Findings

>

VCAT affirmed the refusal, taking issue with the siting of some of the dwellings, the lack of landscaping and several habitable

rooms reliant on skylights. VCAT did not agree with Council’s focus on the issue of setbacks.

>

Notes that there is no policy guidance of what is meant by limited change in the NRZ1, and notes that the neighbourhood character

of the areas is mixed.

>

VCAT noted that Council policy requiring ‘protection’ of neighbourhood character is quite strong, and references other parts of

the Planning Scheme that requires ‘respect’ for neighbourhood character (the purpose of the zone and Clause 55).

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Attachment 12.7.5

Date

11 November 2020

VCAT Citation

Black T/Small Footprint Pty Ltd v Brimbank CC [2020] VCAT 1262

Description of Proposal

Construction of five double storey dwellings.

Outcome

Decision of Council affirmed; no permit granted.

Applicable Zones/Overlays

GRZ1

Key Points

Council refused on the grounds of failure to respond to the neighbourhood character of the area, unacceptable proposed car

parking arrangements, and impacts on the amenity of the adjoining properties.

Specifically, Council is critical of the extent of the dwelling form and length, use of parapet walls and flat roofs and articulation and

massing of built form to the street.

Council notes that the proposal fails to address Standard B29 in respect to solar access.

VCAT Findings

>

Drawing on Clause 15.01-5S, the purposes of GRZ1 (which varies Clause 55) and Clause 21.07-3, VCAT found that while the

construction of more than one dwelling on the site was supported by planning policy, the proposal failed to respect the

neighbourhood character of the area.

>

VCAT were critical of the proposal to create indented parking bays within the road reserve, the useability of private open space

and a lack of detail with respect to shadow diagrams.

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Attachment 12.7.5

Date

11 January 2021

VCAT Citation

Canterlever Construction Pty Ltd v Brimbank CC [2021] VCAT 19

Description of Proposal

Construction of seven two and three bedroom dwellings sited one behind the other. Reverse living arrangement (except Unit 7).

Outcome

Decision of Council affirmed; no permit granted.

Applicable Zones/Overlays

RGZ1

Key Points

Council refused due to limited landscaping opportunities that fail to compensate for increased density and reduced amenity for

residents in area due to increased traffic, built form and lack of landscaping. Including greater site coverage, building surface area

and demand for energy consumption.

VCAT Findings

>

VCAT found proposal had not struck an acceptable balance between objectives for increased housing intensification and policies

that ask for development that respond to an area’s context and character, and which also achieve high quality, innovative, and

site responsive design outcomes. VCAT notes issues with lack of landscaping, reliance on windows and screens to prevent

overlooking, and visual bulk.

>

VCAT notes that in reading the planning scheme policies, controls and provisions including the varied Clause 55 standards and

decision guidelines in RGZ1, that these collectively emphasise the importance of high quality urban design, buildings, and better

landscaping outcomes.

>

VCAT notes that standard B13 in the RGZ1 is not achieved and would not mitigate the effect of building bulk.

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Attachment 12.7.5

Date

10 June 2021

VCAT Citation

I and F Investments Pty Ltd v Brimbank CC [2021] VCAT 603

Description of Proposal

Construction of 6 double storey dwellings.

Outcome

Decision of Council set aside; permit granted.

Applicable Zones/Overlays

RGZ1

Key Points

Council refused on matters of neighbourhood character – scale, setbacks, and insufficient room for canopy tree.

Council refused on grounds that front setback did not comply with Standard B6 of Clause 55.

Applicant claimed Council refused due to pressure from residents who are not happy with Council’s strategic decision to place this

land in the Residential Growth Zone.

Council notes that not all RGZ1 areas are equal, with RGZ1 in or abutting activity centres able to achieve a greater level of

change, and a lesser level of change closer to the 'residential hinterland'.

VCAT Findings

>

VCAT disagreed that the location is not appropriate for the scale of development proposed. VCAT noted Council's expectation of

graduated change within the RGZ is not clearly articulated in Clauses 21.04 and 21.07. However, VCAT did consider aspects of

character in assessing the application due to the presence of a preferred character statement for the RGZ in at Clause 21.07-3.

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Attachment 12.7.5

Date

29 Nov 2021

VCAT Citation

Pisano v Brimbank CC [2021] VCAT 1412

Description of Proposal

Construction of five three-storey dwellings in a 'reverse living' format.

Outcome

Decision of Council set aside; permit granted subject to conditions

Applicable Zones/Overlays

RGZ1

Key Points

Council refused the application on ResCode grounds, particularly solar access, setbacks, scale, and visual impact on street.

Council submits that the proposal will have an overbearing and visually intrusive form to the street.

VCAT Findings

>

VCAT found that the scale was acceptable, noting the RGZ anticipates change to the character of the area. VCAT noted that

scale transitions are relevant only at the interface of different zones, not adjoining properties (as per RGZ1 decision guidelines).

>

Minor variations to Clause 55 setback standards were considered acceptable in the context of the design.

>

VCAT dismissed concerns about lack of housing diversity and the inability of reverse living to accommodate people of varied

abilities on the basis that the dwelling diversity clause of ResCode does not apply to development of fewer than 10 dwellings.

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Attachment 12.7.5

Gorgievski v Brimbank CC [2018] VCAT 635

Landscape character, building bulk and scale.

Gulabovski v Brimbank CC [2019] VCAT 454

Built form character, streetscape character and rhythm.

RSMG Investments Pty Ltd v Brimbank CC [2019] VCAT 756

Setbacks, landscaping.

Nguyen v Brimbank CC [2019] VCAT 935

Setbacks, scale, form and building bulk.

PBG Real Estate Holdings Pty Ltd v Brimbank CC [2019] VCAT 1303

Building bulk, side setbacks, landscaping, streetscape character, articulation, design

details (roofing).

Panorama Investment (Albanvale) Pty Ltd v Brimbank CC [2020] VCAT 859

Design details, setbacks, building articulation.

Riva Ridge Pty Ltd v Brimbank CC [2020] VCAT 1342

Form and building bulk, design details (walls and roofing), streetscape character and

building articulation.

CitiWest Constructions Pty Ltd v Brimbank CC [2021] VCAT 363

Siting, setbacks, design detail, landscaping.

P & H Group Enterprises Pty Ltd v Brimbank CC [2021] VCAT 400

Building scale, massing and articulation; setback; streetscape character and rhythm.

35 West Esplanade Pty Ltd v Brimbank CC [2021] VCAT 433

Building scale and bulk, landscaping, front setback, driveway siting and scale (limits

landscaping).

Lieu v Brimbank CC [2021] VCAT 611

Built form, massing and scale; setbacks; streetscape character.

Pegan v Brimbank CC [2021] VCAT 687

Siting, scale, vehicle access, streetscape character and rhythm.

Minalex Enterprises Pty Ltd v Brimbank CC [2021] VCAT 924

Building scale, setbacks, landscaping, streetscape character and rhythm.

Sunshine Vale Pty Ltd v Brimbank CC [2021] VCAT 1058

Landscaping, maintenance.

JBHcom Pty Ltd v Brimbank CC [2022] VCAT 270

Building form and bulk, setbacks, design details, landscaping.

Planning and Design v Brimbank CC [2022] VCAT 256

Visual bulk and massing, setbacks, materials and finishes.

Wilkin v Brimbank CC [2022] VCAT 791

Landscape character, front setbacks, building bulk and scale.

Nguyen v Brimbank CC [2022] VCAT 831

Setbacks, design details.

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Attachment 12.7.5

The following contains site observations across all 19 residential suburbs.

Calder Park, Brooklyn, Keilor East and Tullamarine are employment-based suburbs and were not observed for

neighbourhood character. Keilor North falls outside of the Urban Growth Boundary and was not observed for

neighbourhood character either.

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Attachment 12.7.5

Predominately single storey detached dwellings. Traditional dwelling stock has similar architectural styles, roofing

and colour selection. Dwellings feature large open windows, often with roller shutters. The material of dwellings is

primarily brick, in brown, orange and cream colours.

Moderate front setbacks are consistent and allow for a mix of landscaping and vehicle access and/or parking

The street network is varied, and often includes court bowls. Streetscapes have footpaths on both sides of the

road. New street tree plantings are evident throughout and will increase canopy coverage in the future, contributing

to greening the suburb. Medium height and permeable front fences typically line the street, separating the private

and public realm.

Large scale contemporary infill development exists along Albanvale Drive in the south, but there is otherwise limited

infill development on local streets. There are few vacant sites within the local street network and a very large vacant

site in the south that adjoins Brimbank Shopping Centre. Brimbank Shopping Centre straddles the southern

boundary with limited pedestrian connectivity to residential areas to the north and west.

•

Moderate front setbacks throughout.

•

Predominately brick in orange, brown and cream.

•

New street tree planting.

•

Visual bulk of contemporary development in the south.

•

Car access and parking within front setbacks.

•

Impacted front garden landscaping as a result of car access and parking.

•

Dominant use of roller shutters throughout.

•

Active residential interface to Main Road West and Kings Park in the north.

•

Vegetated landscape strip screens back of fence interface to Station Road.

•

Kororoit Creek extends along the full western boundary.

•

Limited established street trees; new street tree planting evident throughout.

•

Minimal front garden planting; typically only lawn with some low-rise plantings.

•

Landscaping is impacted by driveways and vehicle parking.

•

Some canopy coverage in front and rear gardens.

•

Curvilinear street network.

•

Court bowls are prominent in the west.

•

Wide streets throughout allow on-street parking, on both sides of the road.

•

Indented parking bays along McCann Drive, Isabella Court and Albanvale Drive.

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Attachment 12.7.5

•

Predominately moderate front and side setbacks.

•

Generous setbacks are typical for dwellings at the end of a court.

•

Larger site coverage and built form bulk on the lot typically results in minimal

side setbacks.

•

Minimal setbacks are typical as part of large scale contemporary infill

development in the south.

•

Low rise, predominately single storey detached dwellings.

•

Double storey detached dwellings and attached townhouses as part of southern

large scale infill development.

•

2000s era townhouse and unit development along Opie Road.

•

Predominately 500–650sqm.

•

1000sqm adjoining Kororoit Creek.

•

Front fencing is common throughout.

•

Predominately low to medium height and permeable.

•

Typically metal ‘pool style’ or brick materials in various colours.

•

Contemporary infill dwellings typically have no front fences.

•

A mixture of carports and integrated garages.

•

Side setbacks provide vehicle parking and access for most dwellings.

•

A mixture of double and single crossovers. Contemporary infill development in

the south has double crossovers.

•

Rear access to dwellings as part of large scale contemporary infill development

in the south.

•

Predominately 1980s era.

•

Contemporary infill development adjoining McCann Drive.

•

Limited amount of contemporary infill development within broader suburb.

•

Predominately brick dwellings of orange, brown and cream colours.

•

Carports typically of Colorbond steel that matches the dwelling colour palette.

•

High levels of dwelling quality.

•

Some instances of reduced maintenance to dwellings.

•

Dominant use of roller shutters throughout.

•

Predominately hip style roofs.

•

Some instances of gable style roofs.

•

Garages and carports typically feature flat roofs.

•

Mixture of roof colours. Predominately tile materials.

•

Eaves are common single storey dwellings.

•

Limited instances of solar panels on roofs.

•

Pedestrian paths on both sides of the street.

•

Pedestrian paths on a single side of the street as part of large scale infill

development in the south.

•

Pedestrian paths connect to open spaces via laneway access.

•

Shared user path along Kororoit Creek along the rear of dwellings.

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Attachment 12.7.5

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Attachment 12.7.5

Predominately residential with a mixture of housing styles and eras that generally have similar building materials,

finishes and roof styles. Various heritage overlays protect both dwellings and the broader subdivision pattern,

including the War Services Home Estate (HO26) and McKay Housing Estates (HO24). Heritage dwellings are

typically constructed of weatherboard, in muted tones.

Flat topography and an unconventional grid street network allow for sight lines and strong pedestrian connectivity

to open space and Kororoit Creek.

Contemporary infill development is occurring in close proximity to Albion Station. The Sunshine National

Employment and Innovation Cluster identifies the Albion Station Precinct as an area for intensification and

highlights several sites for major redevelopment and denser housing forms.

Albion includes two education facilities and various active recreation opportunities including baseball, tennis, cricket

and lawn bowls. An employment area in the north is separated from residential areas by Ballarat Road. Forrest

Street and the rail line noise barrier visually and physically separates Albion from Sunshine West.

A residential aged care facility at 639 Ballarat Road in the west isolates a pocket of residential development. The

facility increases fencing heights with no permeability to the residential area and abutting streets, this creates a

poor character outcome in the west of Albion.

•

Established palm trees and canopy tree coverage contribute to a garden

setting.

•

Key roads lead to open space in the southwest, contributing to a sense of

place and connection to green space.

•

Moderate front setbacks and low rise dwellings.

•

Front garden landscaping and canopy trees within the private realm

contribute to a garden setting.

•

Mixed brick and weatherboard materials.

•

Uniform roof styles.

•

Streetscapes promote walking via raised crossings, central medians and connected

pathways.

•

Visual bulk of multi-unit development and contemporary infill development

particularly in proximity to Albion Station.

•

Contemporary infill development not in keeping with the low rise scale of

traditional housing stock.

•

Rail line noise barrier in the south limits connection and visibility

through to Sunshine West.

•

Minimal front garden landscaping and minimal front setbacks as a result of

contemporary development increasing built bulk to the street.

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Attachment 12.7.5

•

Varied residential frontage to bounding roads, Kororoit Creek and the rail line.

•

Inconsistent residential address and frontage to Ballarat Road.

•

Perth Avenue undergoing an increased level of residential change than in other

parts of the suburb.

•

Rail line noise barriers limit connectivity and visibility through to Sunshine West.

•

Varied frequencies of street tree planting. Often varied in scale and species.

•

Moderate levels of established street trees particularly in comparison to

Sunshine West and Sunshine.

•

Minimal to moderate front garden landscaping with low-rise planting and/or lawn.

•

Established palm trees within the private and public realm.

•

Key roads lead to open space in the southwest. Dwellings front onto open space

and creates passive surveillance opportunities.

•

Backyards often viewed from the street due to building sighting and permeable

side fencing.

•

Non-conventional grid street layout that reflects HV McKay’s ‘garden-city’ plans.

•

Dead-end style roads adjoin open space assets.

•

Streetscape improvement works throughout.

•

Tree lined streets provide visual links and connectivity to adjoining open spaces

and natural assets.

•

Consistent moderate front and side setbacks provide sufficient space for

landscaping. This is particularly evident with traditional and heritage-protected

housing stock.

•

Minimal front and side setbacks associated with contemporary infill development

and post-war multi-level units.

.

•

Side setbacks allow for vehicle parking and access to carports and rear sheds.

•

Multi-unit developments in the southeast achieve uniform setbacks.

•

Contemporary infill and multi-level unit developments display increased site

coverage.

•

Low rise, predominately single storey brick or weatherboard dwellings.

•

Contemporary infill townhouse typologies scattered throughout suburb, typically

double storey.

•

Multi-level flats no greater than three storeys in the southeast and adjoining the

Albion Station.

•

Higher buildings could obscure view lines to the silos in the northeast.

•

Contemporary infill and multi-level unit developments display more intensive built

forms.

•

Varied lot sizes, with lot sizes increasing towards the southeast.

•

Large lots are associated with multi-level low scale apartments.

•

Residential density increases in the south, particularly along Forrest Street.

•

Contemporary infill development increases density adjoining Albion Station.

•

Low to moderate height, permeable front fences are common, typically of brick,

wood or a metal material.

•

High fencing more common adjoining Ballarat Road, typically brick with wrought

iron details.

•

Timber style fencing styles in the south and southeast, often as part of early

1900s era housing.

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Attachment 12.7.5

•

Contemporary infill development often includes moderate height front fencing

that mimics early 1900s styles of timber or timber-look material.

•

Metal ‘pool style’ fencing is common.

•

Moderate scale, permeable front fencing is a prominent feature on most

dwellings along Adelaide Street.

•

Garages and carports are generally set back from the front façade and do not

dominate the streetscape.

•

Side setbacks generally provide vehicle parking for detached, multi-unit and

contemporary infill development.

•

Infill development typically achieve garages integrated with the built form.

•

Heritage dwellings typically do not have garages and carports and often achieve

vehicle access from the rear of the property.

•

Predominately single crossovers.

•

Ample opportunity for on-street car parking.

•

Predominately 1900 to 1940s era.

•

Some 1950s to 1970s eras.

•

Recent contemporary infill development in the north, along Perth Street and

adjoining Selwyn Park.

•

Various vacant sites throughout.

•

Vacant/single dwelling lots often redeveloped into contemporary multi-unit

developments in the south.

•

Various housing styles—Edwardian, Federation and California Bungalow —

typically of light colours.

•

Contemporary infill development and multi-level units in varied building materials

and colour selection.

•

Some contemporary infill developments include weatherboard and mock heritage

details.

•

Traditional brick dwellings typically orange and cream brick.

•

Weatherboard dwellings typically of varied colour and condition.

•

Heritage protected dwellings typically of weatherboard material.

•

Consistent use of mixed brick and weatherboard materials along Adelaide Street.

•

Dwellings on Adelaide Street are often less maintained than other areas.

•

Varied building quality and level of maintenance to multi-level units and

dwellings off Wasley Street. Visible signs of sun damage and building cracking.

•

Varied levels of maintenance to heritage protected dwellings.

•

Predominately tiled, hip styles and some gable styles.

•

Heritage protected dwellings typically feature Colorbond steel or corrugated iron

dutch and gable roof styles.

•

Terracotta tile colours are common as part of brick dwellings.

•

Eaves and verandas are common as part of traditional housing stock.

•

Limited instances of solar panels on roofs.

•

Pedestrian crossings, central medians and vehicle slowing devices.

•

Dedicated on street bicycle lanes along key streets.

•

Consistent streetscapes that promote walking via raised crossings, central

medians and connected pathways.

•

Water sensitive urban design (WSUD) treatments along Ridley Street.

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Attachment 12.7.5

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Attachment 12.7.5

Single storey detached dwellings with some double storey infill is the predominate housing typology.

Contemporary medium density townhouse and unit developments are scattered throughout and at greater

concentrations south of Kororoit Creek.

The diverse mix of building styles includes brick veneer, rendered brick and weatherboard façade treatments.

Detached dwellings are typically situated on moderate lots. Moderate landscaping in front gardens, with varied

heights of planting and mixed species selection. Front landscaping is minimal as part of contemporary infill

development. Topography variation in the north results in retaining walls and side and back fences to the street

and Kororoit Creek.

Kororoit Creek physically separates the north and south of the suburb and creates a natural separation between

residential zones. Bridged pedestrian connections provide limited north-south accessibility. Ballarat Road also

provides a physical separation between residential development and mixed use/industrial development in the

north. The Metropolitan Ring Road, Kororoit Creek and the Rail Corridor further limit connection to adjoining

suburbs. Together this contributes to a sense of containment and enclosure of Ardeer’s residential areas.

Dwellings are serviced by local convenience, education and recreation facilities. Heritage Overlay (Schedule 147)

affects a row of dwellings in the south.

•

Strong connection to natural features of Kororoit Creek.

•

Wide streets with pedestrian paths on both sides.

•

Established trees contribute to streetscape character.

•

Moderate front setbacks

•

canopy trees within the private and public realm contribute to a spacious

street setting.

•

Rail line sound wall limits visual and physical connection to

Sunshine West and is a dominant feature of the street.

•

Scale and siting of contemporary infill development is inconsistent with

traditional housing stock.

•

Limited visual and physical connection to the rail corridor and Sunshine West to

the south.

•

Slip lane access is provided to residential properties with frontage to Ballarat

Road.

•

Back of fence interface with Kororoit Creek provides a separation between

Ardeer and Albion in the east.

•

Moderate to generous landscaping within front gardens.

•

Established fruit trees throughout as part of nature strip and front garden

landscaping.

•

Generous backyard landscaping which can often be viewed from the street.

•

Consistent street tree planting along McLaughlin Street and Holt Street observed

as part of 2019 Neighbourhood Character Study is affirmed.

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Attachment 12.7.5

•

Grid based road network.

•

No vehicle access across Kororoit Creek.

•

Wide streetscapes.

•

Moderate front setbacks associated with both traditional housing stock and

contemporary detached dwellings.

•

Some instances of contemporary unit and townhouse infill developments

respecting existing setbacks.

•

Other instances of minimal front, side and rear setbacks or no setback to side

boundary as part of contemporary development.

•

Detached dwellings have generous single-side setbacks often achieving space

for car parking or access to a shed at rear of property.

•

Predominantly single storey detached dwellings.

•

Contemporary multi-dwelling unit developments along Kororoit Creek

•

Recent developments are often double storey in height.

•

Dual-occupancy outcomes throughout, often with a second dwelling to the rear of

an existing dwelling.

•

Predominately 500–650sqm lots.

•

650–800sqm lots in the northwest with very limited occurrence in the south.

•

Larger lots over 1000sqm adjoining the southern edge of Kororoit Creek.

•

Low and permeable front fencing common.

•

Contemporary developments often have no front fencing.

•

Brick, metal ‘pool style’ and permeable timber fencing materials are common.

•

Traditional timber side and rear fencing is common.

•

Carports and garages generally in line with, or set back from, the dwelling façade

as part of traditional housing stock.

•

Contemporary development typically includes garages in line with the front

façade.

•

Predominantly single crossovers.

•

Contemporary unit and townhouse developments achieve access via shared

driveways/common property.

•

Mixture of post-war and 2000s development.

•

Post-war development is most prominent.

•

Brick dwellings and weatherboard material are most common.

•

Weatherboard is often associated with post-war development, in varied colours.

•

Varying levels of building maintenance which impacts the condition of the

dwelling façade.

•

Contemporary developments generally consist of a mix of brick and rendered

concrete neutral finishes (i.e., whites and greys).

•

Large presence of roller shutters in the northern areas.

•

Roofs are generally tiled (terracotta and black in colour) in hipped or gable style.

•

Flat roofs more common as part of contemporary development.

•

Weatherboard dwellings frequently have Dutch and gable style roofs in

Colorbond or corrugated iron material.

•

Eaves are common on both single and double storey dwellings.

•

Some instances of solar panels on roofs.

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Attachment 12.7.5

•

Varied streetscape quality and inconsistent street tree plantings.

•

More established street trees adjoining Kororoit Creek.

•

Pedestrian paths on both sides of the street, connecting to open space and the

street network.

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Attachment 12.7.5

Single and double storey dwellings feature a mixture of building materials and colours, creating diversity and

visual separation of dwellings along the street. Predominately detached dwellings with frequent pockets of

townhouse and unit developments. A recent apartment development in the Cairnlea Town Centre, contributes to a

diversity of housing typologies within the suburb.

Private realm landscaping is minimal as a result of minimal front and side setbacks and intensive built forms.

Public realm landscaping is often generous and integrated into the overall subdivision layout. This provides

physical access and visual connection to open space and the natural environment and contributes to a sense of

greening and increased amenity for residents.

The road network is curved with some instances of court bowl/dead-end style road design, often as a result of

intersecting open space or conservation reserves. The streets create an open, spacious and uniform network that

allows for pedestrian and cyclist connectivity and amenity.

Cairnlea is located on the site of the former Albion Explosives Factory and is a master planned community still

under a level of construction. Further development is expected along Cairnlea Drive and Ballarat Road. The

Cairnlea Retail Centre Urban Design Guidelines (2002) have made a strong contribution to the overall siting and

design of dwellings, resulting in visual interest and material variation, and creating uniform setbacks and building

siting.

•

Established street tree planting and generous public realm landscaping

contributes to a landscape setting.

•

Wide roads, cycle and pedestrian connections and planted central medians creates a

strong streetscape character.

•

Well-maintained and complementary building

styles and finishes create diversity along the street.

•

Little to no front fencing contributes to a spacious street setting.

•

Dominant double garages and prominent driveways

•

reduce front garden landscaping.

•

Larger, dominant built form reduce opportunities for additional canopy tree

planting.

•

Transmission line easement and wetlands in the north and Jones Creek in the

east, provide a natural separation between St Albans and Cairnlea.

•

The only western vehicle connection is via Furlong Road.

•

Residential density increases closer to Cairnlea Town Centre.

•

Areas in the south and centre may undergo development in the near future.

•

Dwellings front Station Road with access via service roads.

•

Established street tree planting on most streets.

•

Minimal to moderate landscaping in front gardens with low to medium planting or

lawns.

•

Some front gardens achieve an established canopy tree.

•

Gravel and/or rocks used in replacement of plants and lawn.

•

Public realm includes generous landscaping and play, picnic or seating

infrastructure.

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Attachment 12.7.5

•

Unconventional grid street network with limited dead-end roads.

•

Streets are wide and provide opportunities for parking on both sides.

•

Some formalised street parking bays around education and recreation precincts.

•

Minimal to moderate front setbacks that are consistent across the street.

•

Minimal side setbacks with some instances of no side setbacks.

•

Garages are predominately built to side boundary.

•

High site coverage due to intensive built form.

•

Low rise, a mixture of single and double storey heights.

•

Multi-unit and townhouse typologies are typically double storey.

•

Six storey apartment building adjoining the town centre.

•

Predominately 300–500sqm and 500–650sqm lots.

•

Very small and small lot sizes in proximity to town centre and along key local

streets.

•

Typically no front fencing.

•

Limited instances of medium height fencing typically in metal ‘pool style’. These

are found more frequently adjoining key local roads and Station Road.

•

Varied side setbacks throughout.

•

Some moderate side setbacks providing additional landscaping and/or private

open space.

•

Predominately single crossovers.

•

Multi-unit developments and townhouses typologies achieve access via shared

driveways/common property.

•

Large driveways give access to dual garages and increase impervious areas.

•

Predominately 1990s to 2000s builds.

•

Predominately brick dwellings in red, orange and cream colours

•

Rendered dwellings are common, typically in cream and dark grey colours.

•

Limited instances of other material types and colours.

•

Dwellings are well-maintained.

•

Reduced build quality more typical in townhouse and unit typologies. Viable sun

and water damage of rendered and metal materials.

•

Predominately hip roof styles in terracotta and grey tile.

•

Some instances of Dutch and gable roof styles.

•

Limited instances of eaves.

•

Some instances of solar panels on roofs.

•

Pedestrian paths on both sides of residential streets.

•

Pedestrian paths link into shared paths within natural assets and open space.

•

On-road cycling lanes on Furlong Road and Cairnlea Boulevard.

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A mixture of traditional housing stock and more contemporary development. Townhouse and unit developments

are scattered throughout and at greater concentrations in proximity to Deer Park Train Station and Ballarat Road.

Various small scale and larger vacant sites exist throughout the suburb.

Traditional housing stock is typically situated on small sized lots with minimal front garden landscaping. Species

selection is typically mixed and of lower scale. Moderate landscaping within lots north of Kororoit Creek, expands

canopy tree coverage from the creek line into the private realm and adjoining streets. Contemporary development

typically results in increased site coverage, building bulk and development to the property line. This reduces

opportunities for landscaping within the private realm.

The creek line, rail line and Ballarat Road run east-west across the suburb. This creates pockets of residential

areas with similar characteristics or features. High levels of canopy coverage, moderate front setbacks and

homogenous building styles are typical in areas north of Kororoit Creek and immediately to the south of the creek

line.

Contemporary development is a dominant feature of the area between Ballarat Road and the rail line. Traditional

housing stock is typically retained and an additional dwelling is constructed on the lot creating a dual occupancy

dwelling. In other examples the traditional house is demolished for the construction of two or three townhouse or

unit typologies. New development south of the rail line have minimal setbacks or landscaping and building styles

are similar to those to the south, in Derrimut. Industrial development flanks residential areas in both the southeast

and southwest.

Observations from the 2019 Neighbourhood Character Study are affirmed in respect to the limited provision of

contemporary townhouse and unit development in proximity to the activity centre.

Educational facilities, local and large scale convenience stores, open space and areas for active recreation

provide a range of services, amenity and infrastructure for residents.

A Special Building Overlay affects properties southwest of Ballarat Road and south of Billingham Road. The

Development Plan Overlay Schedule 17 affects vacant land adjoining the corner of Station Road and Ballarat

Road. Various Heritage Overlays protect dwellings. Heritage buildings are particularly concentrated in areas

adjoining Ballarat Road in the centre of the suburb.

•

Deciduous trees and olive trees planted along streets and within the private

realm contribute to a sense of place.

•

Greater canopy coverage and street tree provision in the north

•

Maintained and wide streetscapes create a spacious setting.

•

Contemporary development typically respects existing

front setbacks.

•

Muted and complementary dwelling façade colour

selection.

•

Reduced landscaping as a result of contemporary development.

•

Dominance of car access and parking within side and front

setbacks.

•

Increased site coverage and impervious surfaces as a result of contemporary

development.

•

Reduced side setbacks and boundary to boundary development.

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Attachment 12.7.5

•

Dwellings typically front key bounding roads and are accessed directly or via

service lanes.

•

Varied residential interfaces with industrial land uses in the east.

•

Residential areas in the south (i.e., south of the train line) provide back of fence

treatments to Mount Derrimut Road and Robinsons Road.

•

Direct residential interface to industrial development and industrial zoned land in

the northeast.

•

Back of fence treatments to Kororoit Creek in the south and frontage to Kororoit

Creek in the north along Milbank Drive.

•

Varied street tree provision.

•

Increased frequencies of street trees in the south.

•

Very limited street trees between Ballarat Road and the rail line.

•

Species often include deciduous trees and olive trees.

•

Established trees more common adjoining Kororoit Creek in the north.

•

Varied front garden landscaping, typically minimal scale with lawn and low rise

planting.

•

Private landscaping particularly impacted by vehicle parking in the south.

•

Increased open space provision in the south.

•

A mixture of grid and curvilinear street networks.

•

Limited instances of dead-end styles and court bowls.

•

Extended nature strip along Hamilton Street.

•

Street network varies between different residential zones.

•

Wide streets particularly in the north and north of the rail line.

•

Traditional housing stock typically includes moderate to generous front setbacks.

•

Contemporary development typically includes minimal to moderate front

setbacks.

•

Varied side setbacks. Side setbacks are minimal as part of increased site

coverage and building scale.

•

Contemporary development includes minimal side setbacks.

•

Development south of rail line typically built to the property line on both sides.

•

Traditional housing stock utilises a side setback to achieve access to an

additional dwelling at the rear (dual occupancy dwelling).

•

Varied levels of site coverage that increase in the south and as a result of

contemporary and dual occupancy development.

•

Setbacks are typically uniform along the streets. Contemporary development

typically respects existing front setback alignment.

•

Low rise, predominately single storey detached dwellings.

•

Contemporary development in the south with predominately single storey

detached dwellings. Several townhouse and unit typologies.

•

Emerging double storey townhouse typologies.

•

Townhouse, unit, and dual occupancy typologies increasing throughout.

•

Subdivision of larger lots for contemporary development in the north.

•

Dual occupancy and 2–3 units on a lot are common in particular north of the rail

line and east of Station Road.

•

Varied lot sizes.

•

Predominantly 500–650 sqm.

•

Some instances of 650–800 sqm.

•

Development densities increase in the south.

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Attachment 12.7.5

•

Front fencing is common. Typically low to medium in height and permeable.

•

Fences are often ‘pool style’ or brick with/without ornate metal.

•

Brick dwellings typically feature brick fencing in the same colour.

•

Medium to high front fences with moderate permeability are common along key

streets in central areas.

•

Variety of fencing materials and colours in central areas and higher instances of

timber picket fences.

•

Predominately no front fences south of the rail line.

•

Predominately single vehicle crossovers.

•

Mix of carports and garages.

•

Garages are typically built to the side property boundary in the south.

•

Garages are typically integrated with the built form in line with, or set back from,

the dwelling façade.

•

Front setbacks are typically used for additional vehicle parking which impacts on

landscaping.

•

Traditional housing stock to the north typically features driveways along the full

side setback.

•

Late 1950s – 1980s development around Hogan Street

•

1980s era north of the rail line.

•

Predominately 1990s to 2000s era south of the rail line.

•

Contemporary development scattered throughout northern areas.

•

Varied architectural styles.

•

Typically brick materials in brown and cream brick.

•

Emerging rendered finishes and varied coloured brick, typically as part of

contemporary development or renovation of the traditional dwelling.

•

Weatherboard materials are common north of Kororoit Creek.

•

Heritage protected weatherboard dwellings along Hyde Street.

•

Varied dwelling maintenance which decreases north of Ballarat Road.

•

Predominately hip roof styles.

•

Dutch and gable roof styles are common.

•

Tile in dark grey or terracotta colours is a key material across all roof styles.

•

Eaves are common on both single and double storey dwellings and as part of

contemporary development.

•

Limited instances of solar panels on roofs.

•

Footpaths typically on both sides of the street.

•

Shared path provision along Byrne Street, connecting to Deer Park Station.

•

Shared path provision along Kororoit Creek with links to the street network.

•

Pedestrian connection over the rail line is restricted to Robinsons and Station

Road.

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Attachment 12.7.5

Homogenous housing typologies that are predominately single storey detached dwellings. Revitalisation and

renovation of dwellings by property owners is evident throughout the suburb. Dwellings feature highly articulated

facades with large open windows and are predominately constructed of brick materials in varied colours

.

Shorter streets and dead-ends result in an unconventional grid street network. Streetscapes are narrower in width

and often lack footpaths. Limited front fence treatment often allows for additional vehicle parking within the front

setback and nature strip. Established street trees that provide canopy coverage are visible throughout the suburb.

Back of fence treatments along all three bounding roads separate residential areas from adjoining suburbs.

Connectivity to Taylors Hill (Melton City Council) in the west is limited to major roads and a single local

connection at Silvertree Avenue.

The suburb is serviced by two small local convenience centres in the south and a range of education facilities and

open space reserves. An aged care facility, accessed from Taylors Road, sits separately from adjoining

residential areas.

•

Canopy trees and established street trees create shaded streets.

•

Similar architectural styles and colours contribute to

uniform streetscapes.

•

Low to moderate scale fencing

•

Maintained front gardens and public open space.

•

Dominance of areas used for additional vehicle parking within front

setbacks.

•

Minimal private realm landscaping.

•

Back of fence treatments to both Hume and Taylors Road.

•

Back of fence treatments on both sides of Kings Road.

•

Expansive grasslands in the east, which disconnect the suburb from Keilor

Downs.

•

Isolated residential area east of Kings Road.

•

Varied levels of canopy tree coverage and street tree provision.

•

Frequent established street trees.

•

Minimal landscaping which is impacted upon by driveways and vehicle parking.

•

Varied species selection within private realm.

•

Gravel is often used in replacement of lawn and nature strips to allow for

additional vehicle parking.

•

Hedging common within front landscaping and adjoining side boundary.

•

Unconventional grid based street network.

•

Some instances of dead-end style roads, often achieving pedestrian through

connections.

•

Dead-end style treatments along western boundary.

•

Wide local connector roads.

•

Narrow local roads, dead-end roads and courts.

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Attachment 12.7.5

•

Dwellings predominately with minimal side setbacks.

•

Limited instances of side setbacks achieving vehicle access or parking.

•

Instances of no setback with dwelling built to both property boundary.

•

Increased site coverage.

•

Moderate front setbacks.

•

Minimal front setbacks often a result of increased site coverage.

•

Front setbacks vary in consistency and uniformity. Some streets have uniform

setbacks. Others have a greater variation.

•

Low rise, predominately single storey dwellings.

•

Double storey typically achieved as part of contemporary development.

•

Limited typology variation. Limited instances of townhouse or unit developments.

•

Double storey unit development to the east of Kings Road.

•

Varied lot sizes.

•

300–650sqm in the north, north of Goldsmith Avenue.

•

Predominately 650–800sqm in the south.

•

Predominately no front fences.

•

Some instances of metal ‘pool style’ fencing in light colours.

•

Predominately single crossovers.

•

Garages typically integrated with built form in line with front façades.

•

Additional vehicle parking typically within front setback rather than on-street.

•

Predominately 1990s to 2000s.

•

Very limited instances of contemporary development.

•

Predominately brick dwellings in orange and cream colours.

•

Rendered dwellings typically in cream and grey tones.

•

Brick dwellings typically of good quality.

•

Predominately hip style roofs.

•

Variety of roof colours, typically terracotta, grey or brown. Tile a key material.

•

Some instances of gable styles.

•

Eaves are common on dwellings.

•

Limited instances of solar panels on roofs.

•

Limited pedestrian path provision.

•

Pedestrian paths typically provided on through roads only.

•

Pedestrian permeability between dead-end style streets.

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Attachment 12.7.5

Figure 28: Derrimut - (Left) Dwellings along Windsor Boulevard. (Centre) Dwellings with minimal front

setback. (Right) Townhouse typologies along Lennon Parkway.

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.

Single and double storey dwellings feature consistent use of building materials and muted tones. A high level of

site coverage reduces private realm landscaping.

Generous public realm landscaping and natural features provide access and visual connection to open space and

the natural environment, with Mount Derrimut Nature Reserve as a predominate feature in the north. Residential

lots positively address the nature reserve, but accessibility is restricted. Creek lines and waterbodies are

integrated into open space and contribute to a sense of greening and amenity.

Surrounded by industrial development to the south and east and a nature conservation reserve to the west.

Interfaces to non-residential zoned land are often fenced and lack visual and physical connectivity.

The road network is curved with some instances of court bowl/dead-end style road design, often as a result of

intersecting open space or conservation reserves. Wide streets create an open, spacious and uniform network

that allows for pedestrian and cyclist connectivity and amenity.

•

Similar building materials create consistency

across streets.

•

Semi-established and uniform street trees paired with a variety of open

space assets create a landscape setting.

•

Connected and wide streetscapes are consistent.

•

Dwellings provide sight lines over open space and natural features.

•

Impacts on private realm landscaping as a result of increased site coverage.

•

Limited canopy tree provision within the private realm.

•

Front setback used for additional vehicle parking.

•

High frequency of on-street car parking that crowds the street.

•

Limited interface with adjoining industrial land uses and the Western

Freeway.

•

Direct frontage to Foleys Road provides residential connections to Deer Park.

•

Articulated entrances to the residential areas.

•

Increased site coverage as a result of building bulk which reduces the scale

of private realm landscaping.

•

Minimal landscaping within front gardens.

•

Strong visual and physical connections to local reserves and waterways.

•

Generously landscaped public realm.

•

Uniform and consistent street tree planting throughout.

•

Curved grid based street network.

•

Limited dead-end road treatments.

•

Streetscapes are of uniform width.

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Attachment 12.7.5

•

Increased built form scale results in increased site coverage across all

typologies.

•

Minimal side setbacks and some instances of no side setback with built form

to property boundaries.

•

Minimal front setbacks often with vehicle parking only.

•

Predominately single and double storey detached dwellings.

•

Low rise apartment style and medium density development opposite

education and commercial land uses.

•

Rear-loaded typologies provide for a positive address to open space and

creek lines in the south.

•

Varied lot sizes, typically 300–500sqm in the northwest and 500–650sqm in

the centre and south.

•

Limited instances of front fencing.

•

Back fence interfaces with industrial areas in the east and south and

adjoining the Western Freeway.

•

Garages are a prominent feature of the dwellings, typically integrated with

built form and in line with the front façade.

•

Predominately single crossovers.

•

Front setbacks often used for additional off-street car parking.

•

Predominately 1990s to 2000s development.

•

Consistent brick and render finish material selection.

•

Rendered finishes often add colour and texture variation to dwellings.

•

Repetitive building material and façade articulation which is reflective of

master planned estates.

•

Roller shutters as an addition to the façade of buildings occurs infrequently.

•

Consistent dark coloured tiled roofs.

•

Prominent hip style roof styles with some instances of Dutch roof styles.

•

Eaves are common on single storey dwellings.

•

Solar panels on roofs are common.

•

High frequency of on-street car parking, which restricts traffic movements.

•

Semi-established street trees and a uniform landscape theme.

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Attachment 12.7.5

Predominately single storey detached dwellings with limited vacant sites. Small quantities of townhouse and unit

developments are scattered throughout the suburb. Building styles are similar and feature brick materials and hip

or Dutch roof styles of mixed colours. Lot sizes are varied across the suburb in no particular pattern.

Cyprus and Palm tree species within private realm landscaping contributes to a localised landscape identity and

strong garden setting. A lack of front fencing, narrow streets and limited footpaths further contribute to the garden

setting.

The Brimbank City Council portion of Hillside sits separated from the broader suburb within Melton City Council.

Separation occurs via a narrow drainage reserve along the western edge of the suburb (Brimbank). Three road

connections are provided to Melton. There is limited residential dwelling differences between municipal areas.

Residential development is controlled by a singular residential zone across the portion of the suburb within

Brimbank and adjoining area of Melton. Open space is provided within linear drainage reserves, with a formalised

play space at Hillside Reserve in the south. Sydenham Reservoir is visible from most parts of the suburb.

•

Similar building materials and colour selection

creates consistency.

•

Moderate to generous front setbacks allow space for landscaping and

contribute to a garden setting.

•

Varied species of street tree planting creates canopy coverage and

shaded streets.

•

: Little to no front fencing contributes to more spacious streets.

•

Broader suburb area falls within another municipality.

•

Street network creates a series of dead-end style treatments

limiting access and connection through the suburb.

•

Lack of footpaths on some streets restricts pedestrian access

and movement.

•

Dominance of roller shutters reduces passive surveillance and detracts

from the overall architectural style of dwellings.

•

Drainage reserve provides separation between residential development to the

west.

•

Limited boundary or separation between Hillside (Brimbank) and residential land

to the south (outside of the municipality).

•

Back of fence treatment to drainage reserve and adjoining municipality along

western edge.

•

No direct residential frontage to Melton Highway in the north.

•

Limited access off Calder Park Drive into the suburb.

•

Varied species street tree planting.

•

Established tree planting in keeping with Sydenham to the east.

•

Palm and Cyprus tree species within private realm landscaping.

•

Moderate landscaping within front gardens.

•

Front gardens are well-maintained and formally planted, often with hedging

along the front and side property boundaries.

•

Established eucalyptus, particularly in road reserves.

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•

On-street parking and parking bays throughout.

•

Wide entry streets from Calder Park Drive.

•

Narrow local streets.

•

Limited through road connections. Dead-end/hammer head style end treatments

throughout.

•

Moderate to generous front setbacks that occur on both sides of the street.

•

Townhouse and unit typologies provide moderate front setbacks, typically

without canopy trees.

•

Minimal side setbacks are common throughout.

•

Car parking typically achieved within the frontage of the dwelling.

•

Predominantly single storey detached dwellings.

•

Some instances of single storey townhouse and unit typologies.

•

Varied lot sizes across the suburb.

•

Limited pattern to lot size provision.

•

Limited vacant sites.

•

Lots of 800–1000sqm in the south typically associated with the termination of the

street (dead-end).

•

Lots of 650–800sqm typically occur together.

•

Predominately no front fencing.

•

Side fencing typically ceases in line with front dwelling façades or reduces in

height (medium fencing) at the front property boundary.

•

Hedging or Cyprus species used in replacement of fencing treatments.

•

Garages are typically integrated with the built form.

•

Carports often provided to the side of the dwelling façade. Typically of Colorbond

steel material.

•

Predominantly single crossovers.

•

Predominately 1990s to 2000s builds.

•

Limited emerging contemporary development or revitalisation of traditional

housing stock.

•

Predominately brick materials in orange, cream and red colours.

•

Roller shutters evident throughout.

•

Mixed roof colours, typically of tile in terracotta, charcoal, red and green colours.

•

Hip and Dutch styles are common.

•

Eaves are common on dwellings.

•

Limited instances of solar panels on roofs.

•

Pedestrian paths typically provided on one side of the street.

•

Pedestrian paths predominately link dead-end streets to one another.

•

On-street parking bays throughout.

•

Red brick road surface treatment to local roads.

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Kealba

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Attachment 12.7.5

A mix of single and double storey detached dwellings which are typically situated on small to moderate sized lots.

Building heights and massing also increases in proximity to the Maribyrnong River where dwellings take

advantage of the view lines.

Moderate landscaping of front gardens results in mixed species selection at varying heights. Elevated topography

adjoining the escarpment to Maribyrnong River provides views to the Melbourne CBD. A curvilinear street network

with wide streetscapes contributes to an overall spacious setting.

The suburb is largely residential, with a small portion of industrial land associated with Boral Landfill situated in

the south. There are limited vacant sites and contemporary development outcomes. Maribyrnong River bounds

the full eastern edge of the suburb. The Western Ring Road adjoins the southern boundary and provides access

to Melbourne Airport, Calder Freeway and Melbourne more broadly.

Serviced by local convenience shops, education and recreation facilities. A Development Plan Overlay affects the

former school site along Driscolls Road. The Melbourne Airport Environs Overlay affects land in the south eastern

corner.

•

Visual and physical connection to open space and natural assets.

•

Building styles, roof forms are consistent

•

heights are single storey.

•

View lines to both the Maribyrnong River and Melbourne CBD.

•

Double crossovers which are dominant along the interface to

Maribyrnong River.

•

Contemporary development increases site coverage and scale.

•

Maribyrnong River bounds the full eastern edge of the suburb.

•

Topographic height in the east with escarpment to Maribyrnong River.

•

Residential address to Sunshine Avenue and Green Gully Road.

•

Moderate landscaped front gardens with lawn.

•

Front garden landscaping of properties adjoining the Maribyrnong River often

impacted upon by double crossovers and additional vehicle parking.

•

Varied street tree provision.

•

Often only one or two established trees within the street.

•

Established street trees are common in central medians of court bowls.

•

Recently planted deciduous street trees will increase canopy coverage in the

future.

•

Residential access via Service Road along Green Gully Road and Sunshine

Avenue.

•

Wide streetscapes contribute to a spacious setting.

•

Curvilinear street network.

•

Court bowls often feature central medians.

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Attachment 12.7.5

•

Moderate to generous side setbacks achieve car parking or access to a

garage/carport or the rear of property and contain landscaping.

•

Generous front setbacks on both sides of the street.

•

Contemporary development along Rowan Drive and Monarma Walk have

minimal front and side setbacks.

•

Front setbacks of properties that address the Maribyrnong River are typically

used for additional vehicle parking.

•

Increased site coverage associated with lots that address the Maribyrnong River.

•

Low rise predominately single storey detached dwellings.

•

Townhouse or attached dwelling typologies are not common and occur in an

isolated area adjoining Rowan Drive.

•

Some double storey detached dwellings scattered throughout the suburb.

•

Dwellings along Orbital and Rowan Drive are typically double storey.

•

Predominately 500–650sqm lots.

•

Some 300–500sqm in the northeast adjoining the Maribyrnong River.

•

Front fencing is common, typically low to moderate in height with moderate

levels of permeability.

•

Front fences increase in occurrence along main local roads.

•

Front fences are more permeable away from main roads and within court bowls.

Fencing materials are typically brick or metal ‘pool style’ with timber feature

panelling.

•

Single or double garages are common.

•

Garages integrate with the built form as part of brick dwellings.

•

Carports often achieved as an add-on to the original dwelling.

•

Predominately single crossovers with double crossovers more common on lots

addressing the Maribyrnong River.

•

Dedicated lanes for on-street car parking along Driscolls Road.

•

Predominately 1980s era with very limited contemporary development outcomes.

•

Limited contemporary development to the southeast (Orbital Drive) and east.

•

Brick veneer typically of red, orange and cream colours.

•

Limited use of render, typically in grey tones.

•

Diverse architectural styles more prominent in larger scale double storey

dwellings.

•

Varying building maintenance along Orbital Drive.

•

Brick dwellings largely of good quality.

•

Predominately tiled hip and gable roof styles.

•

Terracotta and grey tile materials throughout.

•

Gable roof styles often associated with double storey dwellings.

•

Garages and carports predominately flat or hip roof styles.

•

Limited emerging roof styles throughout the suburb.

•

Eaves are common as part of both single and double storey dwellings.

•

Limited instances of solar panels on roofs.

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Attachment 12.7.5

•

Pedestrian paths on both sides of the street connect to open space and broader

street network.

•

Pedestrian paths along residential side of road interface with the Maribyrnong

River.

•

Limited pedestrian connections down the escarpment.

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Brimbank Council Meeting No. 632 16 April 2024

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Attachment 12.7.5

A green and spacious setting achieved by street tree planting and generous private realm landscaping. Large

canopy streets, varied species selection and expanses of lawn are contained in well-maintained front garden

landscaping.

Dwellings typically follow the slope of the land and result in varied building levels and address the street.

Infill development appears to be concentrated around Patterson Avenue, where it achieves varied integration with

the street and traditional housing stock. Renovation and redevelopment of detached dwellings is evident

throughout the suburb, particularly adjoining Keilor Village Shopping Precinct.

Key connector roads separate residential areas from each other. Keilor is surrounded by Taylors Creek, the

Maribyrnong River and adjoining parklands which creates strong physical and visual links to the natural

environment. There is mixed interface and access to natural features as a result of topographic variation.

Keilor Village Shopping Precinct is enclosed by undulating topography, particularly northeast and southwest.

Several local open spaces and two education facilities are located within the suburb. A large scale aged care

facility is accessed from Old Calder Highway. The aged care facility is largely screened by adjoining residential

development. Abuttal to the Calder Freeway results in a number of irregular triangle style lots with a limited

interface with the street

The area is predominately affected by the Melbourne Airport Environs Overlay. A Special Building Overlay and

Design and Development Overlay affect residential land abutting Keilor Village Shopping Precinct. A small area is

affected by a Development Plan Overlay adjoining Green Gully Road. Heritage dwellings are scattered in lower

areas adjoining Keilor Village Shopping Precinct and Old Calder Highway. A Significant Landscape Overlay

covers the Old Calder Highway and adjoining open space reserves.

•

Contemporary development provides front and side

setbacks in keeping with traditional housing stock.

•

Wide landscape setting creates views to natural assets and Keilor Village.

•

Private front gardens contribute to a landscape setting.

•

Articulated façades with large windows and high

quality materials and finishes.

•

Back of fence treatments to Taylors Creek and Maribyrnong River

limit active interface and address.

•

Increased site coverage with large driveways and areas of impervious surfaces.

•

Larger lots are often subdivided as part of contemporary infill development.

•

Contemporary development often achieves increased visual bulk to the street and

natural environment as a result of vegetation removal and limited landscaping.

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Attachment 12.7.5

•

Green Gully Road dissects the centre of the suburb. Service road provides lot

access and frontage.

•

Taylors Creek and the Maribyrnong River provide natural boundaries along the

south and east.

•

Significant topographic variation.

•

Residential areas adjoin the local activity centre.

•

Back of fence treatments are typical to open space reserves.

•

Calder Freeway separates residential and Green Wedge Zoned land.

•

Street planting on most streets with varying levels of canopy tree coverage.

•

Mixed street tree species selection.

•

Established trees within central medians of court bowls.

•

Moderate to generous front garden landscaping typically containing areas of

lawn and formalised garden beds.

•

Canopy trees within front and rear landscaping. Established trees within some

front gardens.

•

Well-maintained nature strips and front gardens.

•

Curvilinear road network with key links to Green Gully Road and Old Calder

Highway.

•

Topographic variation results in dead-end style treatments and long block

lengths.

•

Pedestrian paths on both sides of the street, connecting to open space and the

broader street network.

•

Wide streets consistent throughout the suburb. Example:

•

Moderate to generous front setbacks.

•

Moderate side setbacks provide vehicle parking or access to garages/carports.

•

Minimal side setbacks typical for small lot sizes west of Green Gully Road.

•

Generous setbacks to the south of the activity centre, typically associated with

topographic variation.

•

Contemporary development retains existing street setbacks.

•

Dwellings typically achieve increased site coverage and building bulk.

•

Low rise predominately single and double storey detached dwellings.

•

Predominately double storey dwellings along Church Street.

•

Taller building heights would likely obscure existing views to tree tops and open

space.

•

Predominately 500–650sqm lots to the south.

•

Larger lots of 1000sqm in the northwest, centre and northeast.

•

Reduced lot sizes as a result of contemporary development around Patterson

Avenue.

•

Varied instances of front fencing. Areas in the southwest have limited front

fencing outcomes.

•

Front fencing is often moderate to high in scale in brick materials with ornate

metal details.

•

Some instances of timber and ‘pool style’ front fences.

•

Fencing height increases and permeability decreases adjoining Old Calder

Highway.

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Attachment 12.7.5

•

Garages typically integrated with the built form.

•

Carports typically occur as part of dwellings west of Green Gully Road.

•

A mixture of single and double crossovers. Double crossovers typically achieved

as part of larger lots.

•

Crossovers impact on street trees and nature strips.

•

Attached double garages are a prominent feature, located in line with or in front

of dwelling façades.

•

Driveways are a prominent feature and often achieve parking for multiple

vehicles.

•

Varied eras of development.

•

1990s era in the north.

•

1980s to 2000s era in central areas.

•

1970s era and more recent contemporary development along Patterson Avenue.

•

Architectural styles vary from brick veneer to contemporary brick.

•

Predominately orange and brown brick colours.

•

Light coloured timber materials typically used in contemporary development.

•

Some historical architectural allusions.

•

Topographic variation affects architectural styles and building form.

•

Predominately hip and gable roof styles in dark and terracotta tiles.

•

Integrated garages and carports typically with flat or hip roof styles.

•

Eaves are common and as part of more recent development.

•

Solar panels on roofs are common.

•

Pedestrian paths on both sides of the street, connecting to open space and the

street network.

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Brimbank Council Meeting No. 632 16 April 2024

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Attachment 12.7.5

Housing typologies are similar, predominately single and double storey detached dwellings. Building styles are

reflective of development from the late 1970s and 2000s. Revitalisation and renovation to older building styles by

property owners throughout the suburb.

Established palm trees are visible across the suburb. Dwellings typically feature highly articulated facades with

large windows. There is an eclectic mix of architectural styles ranging from brick veneer to rendered brick,

concrete, and some instances of brick and timber board facades.

The road network includes curved roads with footpaths on both sides. Shorter streets and cul-de-sacs are

typically narrower in width and often lack footpaths. Prominent fencing along key streets usually tapers off as part

of the finer grain road network. This contributes to an overall spacious garden setting.

Keilor Downs is host to Keilor Central Shopping Centre, Brimbank Aquatic and Wellness Centre, and several

schools, churches, and local parks, the suburb provides a range of service, leisure and convenience assets for

the community. Green Gully Reserve provides a substantial active open space asset. The Keilor Shopping Centre

and surrounding land parcels to the north are covered by an Urban Design Framework and Development Plan

Overlay (Schedule 2). A Heritage Overlay affects a residential property along Taylors Road.

•

Contemporary development around Keilor Central Shopping Centre

creates a new pocket of medium density townhouse typologies that diversifies both residential and mixed

use development.

•

Canopy tree coverage contributes to a garden setting.

•

Sense of spaciousness as a result of private realm landscaping in front,

side and rear setbacks.

•

Curved road network creates a local neighbourhood feel.

•

High impermeable fencing creates a poor residential interface with Taylors Road and

Sunshine Avenue.

•

Roller shutter treatments over windows reduce connection and visual

permeability with the street.

•

Scale and siting of infill development is inconsistent with traditional housing

stock.

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Attachment 12.7.5

•

New medium density townhouse development north of Keilor

Central, which is unique to the suburb.

•

Limited residential active interface to the rail line or pedestrian

connectivity.

•

Limited dwelling style, height and setback variation between Keilor

Downs and Keilor Lodge along Lady Nelson Way.

•

Limited active address to Taylors Road, Green Gully Reserve, the

leisure centre or Keilor Central Shopping Centre.

•

Limited active frontage to Sunshine Avenue with limited pedestrian

connectivity and accessibility.

•

Generous front and rear gardens.

•

Palm trees are an identifiable feature of the street and private

gardens.

•

Vegetable gardens frequently feature in front setbacks.

•

Curvilinear street layout with cul-de-sac pattern.

•

Short streets and court bowls that are narrow in width.

•

Spacious main roads.

•

Generous front setbacks are consistent on both sides of the road.

•

Generous backyards that often contain garages and sheds.

•

Side setbacks with minimal landscaping.

•

Predominantly single and double storey dwellings.

•

Medium density townhouse typology around Keilor Central

Shopping Centre (three storey height).

•

Moderate to large lots, generally 650–1000sqm.

•

Unit developments occur throughout; typically 2–3 unit outcomes.

•

Limited instances of front fencing.

•

Rare instances of medium height fencing, typically of brick and/or

ornate metal material.

•

Colorbond steel high fencing along the side and rear of dwellings,

typically cream and light green in colour.

•

Garages often integrated with built form and aligned with front

building façade.

•

Generous width driveways provide for additional off-street car

parking.

•

Single crossovers.

•

Late 1970 to 1980s era development.

•

Emerging new 2000s and more recent development in the

immediate vicinity of Keilor Central Shopping Centre.

•

Variety of brick in brown, orange and cream colours.

•

Render and concrete materials in contemporary developments,

typically grey and white in colour.

•

Highly articulated facades with large windows and positive

address to street frontage.

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Attachment 12.7.5

•

Roller shutter treatment on front and side windows.

•

Predominantly tiled hipped, gable roofs; a small number of Dutch

roof styles.

•

Mixed roofing materials and colours, largely terracotta and black

tile.

•

Eaves are common as part of traditional single storey dwellings.

•

Limited instances of solar panels.

•

Landscaping is present to the street edge.

•

Short streets and court bowls often lack footpaths on both sides.

•

Mixed street trees with frequency of street tree planting increasing

in the north.

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Attachment 12.7.5

Predominately homogenous housing typologies that are predominately single and double storey detached

dwellings. Buildings feature brick and rendered materials, large expansive windows and articulated facades.

Characterised by larger dwellings on moderate to large lots, there are limited examples of infill development. A

small quantity of townhouse typologies within Santa Monica Drive achieve building styles, material selection and

setbacks in keeping with adjoining detached dwellings.

Pedestrian paths are achieved along key local roads but are limited as part of dead-end streets. Pedestrian

connectivity between dead-end streets is achieved via access lanes that connect through to open space. Limited

footpath provision extends lawns and gardens to the roadway, accentuating the width of the streetscape.

Large scale residential development on corner lots often results in address to both streets and crossovers on both

streets which provide front and side vehicle access. Corner dwellings often achieve access to rear garages or

private open space from both streets.

•

Wide road widths contribute to a spacious landscape setting.

•

Garages and carports provide ample opportunity for off-street vehicle parking, reducing on

street parking and accentuating the streetscape width.

•

Pedestrian connections between dead-end roads create a walkable

neighbourhood with strong links to public open space.

•

Landscaping and canopy tree provision within private open space contributes

to the streetscape.

•

Good quality and well-maintained dwellings.

•

Limited pedestrian paths on local roads reduces connectivity and

pedestrian safety.

•

Increased building bulk and scale increases site coverage and areas of

impervious surfaces.

•

Calder Freeway provides a hard boundary to Keilor North.

•

Melton Highway extends the length of the suburb's southern boundary.

•

Back of fence treatment to Sunshine Avenue. Sunshine Avenue divides the

suburb.

•

Varied levels and species selection of street trees.

•

Established canopy trees are limited across the suburb.

•

Moderate front garden landscaping outcomes, typically formalised garden beds

with low level shrubs, a canopy tree and an expansive lawn.

•

Curvilinear dead-end style street network.

•

Pedestrian connections provided between dead-end roads.

•

Wide road widths with limited pedestrian paths.

•

Pedestrian paths provided on main local roads only.

•

Varied but generous front setbacks.

•

Limited pattern or uniformity to dwelling setbacks within the street.

•

Typically minimal side setbacks due to increased building bulk.

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Attachment 12.7.5

•

Some instances of moderate setbacks achieving vehicle parking.

•

Instances of walls to boundaries, typically a result of increased bulk form bulk

and scale.

•

Low rise, mix of single and double storey detached dwellings.

•

Double storey dwellings are more dominant on larger lot sizes, particularly

adjoining the Calder Freeway.

•

Limited townhouse typologies, limited provision on Santa Monica Drive.

•

Predominately 650–800sqm lots.

•

Lots greater than 1000sqm adjoining the Calder Freeway

•

Limited front fencing.

•

Infrequent low scale permeable fencing typically used as edging to a formalised

garden.

•

Hedging often used to separate gardens from the footpath/street.

•

Some instances of medium scale permeable orange brick fencing with ornate

metal details on larger lots.

•

A mixture of single and double crossovers.

•

Dual crossovers achieve loop driveways or access to multiple garages.

•

Side setbacks often achieve vehicle parking.

•

Townhouses and units achieve access via single or double crossovers.

•

Garages do not dominate the building façade.

•

Predominately 1990s to 2000s builds.

•

Limited contemporary infill development.

•

Predominately brick dwellings of orange and cream colours.

•

Concrete and rendered dwellings typically in cream and grey tones.

•

High levels of building quality and maintenance.

•

Mixed architectural styles and massing.

•

Predominately hip roof style with terracotta and dark tile material.

•

Mixture of other roof styles including gable, dutch, flat and shed styles.

•

Eaves are common in dwellings even with varied roof styles.

•

Limited instances of solar panels on roofs.

•

Pedestrian paths typically on a single side of the street.

•

Pedestrian paths on both sides of the street on main roads.

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Attachment 12.7.5

Predominately single detached dwellings with emerging double storey contemporary redevelopment and

townhouse typologies. Contemporary infill development in the form of townhouses and units is scattered

throughout and found at greater instances immediately north of Fullarton Road. Infill development varies dwelling

siting and material palettes of traditional housing stock.

Steele Creek creates a natural separation between residential and industrial zones. Abutting industrial

development, road infrastructure and the creek corridor contributes to a sense of containment and enclosure of

the residential area.

Detached dwellings are typically situated on small to moderate size lots with varied levels of planting and species

selection within front garden landscaping. Topography variation in the north results in higher instances of

retaining walls and fence treatments to the street. There is limited address to Steele Creek and the linear creek

corridor in the north.

The suburb is serviced by local convenience shops and recreation provision. Limited connectivity is provided to

Keilor Recreation Reserve in the west. An Environmental Audit Overlay covers a single property adjoining

Fullarton Road. The Melbourne Airport Environs Overlay affects properties in the south-west.

•

Consistent brick materials in cream and orange

colours.

•

Tidy private gardens and well-maintained nature strips.

•

Permeable and low front fences.

•

Grid based road network with strong local pedestrian connections.

•

Large solid fencing which disrupts the rhythm of the street.

•

Poor accessibility to adjoining residential areas and Brimbank more

broadly.

•

Bulky units with minimal setbacks that are not in keeping with the surrounding

spacious residential area.

•

Back of fence interface along full interface with Keilor Park Drive.

•

Fullarton Road separates residential land and the Calder Freeway.

•

Creek line and varied topography separates residential land and industrial uses.

•

Back of fence interface to Western Ring Road.

•

Varied levels of street planting. Streets trees occur on most streets.

•

Limited canopy tree coverage.

•

Large established trees adjoin Keilor Park Preschool.

•

Established trees often form part of front landscaping.

•

Minimal to moderate front landscaping typically with expanses of lawn and low

rise planting.

•

Minimal landscaping predominately associated with townhouse typologies.

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Attachment 12.7.5

•

Unconventional grid based street network.

•

Dead-end style treatments abut Keilor Park Drive and Western Ring Road.

•

Limited instances of courts with a central median.

•

Wide streets allow for vehicle parking on both sides.

•

Traditional housing stock with moderate front setbacks.

•

Contemporary development and townhouse typologies with minimal front

setbacks.

•

Generous front setbacks in the north typically a result of topographic influence

on building siting.

•

Instances of dwellings set back on an angle from the street.

:

.

•

Minimal to moderate side setbacks sometimes achieving vehicle parking or

access.

•

Some instances of walls on boundaries.

•

Low rise, typically single storey detached dwellings.

•

Double storey dwellings typically townhouse typologies or contemporary

development.

•

Older style unit typologies in the north along Fosters Road.

•

Emerging contemporary infill development with townhouse typologies, typically

1–2 on a lot.

•

Predominately 500–650sqm and 650–800sqm lots.

•

Lots under 400sqm and lots above 650sqm are limited.

•

Lots less than 300sqm are typical of infill development.

•

Low to moderate height permeable fencing is common. Typically brick in material

with ornate metal details.

•

Limited high fences with reduced permeability in the northeast, typically orange

and brown in colour.

•

Stone retaining walls exist on lots towards Steele Creek.

•

Side fencing is a prominent feature on corner lots.

•

Side setbacks typically provide garages and carports.

•

Predominately single crossovers.

•

Garages are typically integrated with the built form.

•

Townhouses and units achieve access via shared driveways and common

property.

•

Predominantly 1970s and 1980s era.

•

Emerging contemporary infill development, particularly in the south.

•

Brick dwellings typically of orange and cream colours.

•

Traditional housing stock achieves consistent styles and materiality.

•

Slope responsive development towards Steele Creek.

•

Mixed building materials adjoining Fullarton Road.

•

Roller shutters are evident throughout.

•

Predominately hip style roofs with dark/grey tile.

•

Contemporary developments retain hip roof styles.

•

Garages/carports often achieve flat roof styles.

•

Eaves are common on dwellings.

•

Limited instances of solar panels on roofs.

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Attachment 12.7.5

•

Pedestrian paths on both sides of the streets.

•

Streetscapes are uniform throughout the suburb

•

Limited pedestrian connectivity to residential development to the south and to

the recreation reserve in the northwest.

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Attachment 12.7.5

Building styles are predominately consistent and achieve similar architectural styles, roof styles and colour

selection. Housing typologies are typically single storey detached dwellings.

Predominately brick dwellings in varied colours. Dwellings feature large open windows, often with roller shutters.

Revitalisation and renovation by property owners is evident and typically introduces rendered finishes. Dwellings

feature similar architectural styles, scale and roof styles as the adjoining suburb of Delahey.

A varied street network with dead-end and court bowl style treatments. Streetscapes often lack footpaths. Front

setbacks are frequently used for additional vehicle parking, which limits landscaping scale and species variation.

The suburb is predominately residential with very limited vacant sites or areas undergoing change or transition. A

small convenience centre, a range of education facilities and a series of open space reserves provide land use

variation and amenity to residents.

A Special Building Overlay affects land in the north. An Environmental Significance Overlay protects a waterway

corridor in the west and an open space reserve in the south-eastern corner.

•

Similar architectural styles, colours and material

palette creates visual consistency across the suburb.

•

Detached dwellings create breaks between built form

and moderate setbacks which contribute to a low scale and spacious setting.

•

Wide streets create a spacious setting.

•

Dominant fencing styles with reduced permeability.

•

Dominant areas within front setbacks which are used for additional

vehicle parking.

•

Limited variation in private realm species selection or canopy tree provision.

•

Residential frontage to Taylors Road, Kings Road and Main Road West.

•

Back of fence interface to Burnside Heights. No through vehicle connections and

limited pedestrian connections.

•

Back of fence interface and limited connectivity to Kororoit Creek and the linear

drainage reserve in the southwest.

•

Limited street tree provision.

•

Established street trees are typically the only street trees.

•

Minimal front garden planting, typically only lawn with some low rise planting.

•

Sparse street trees with no consistent theme for planting when street tree

planting does occur.

•

Landscaping and species variation often impacted upon by driveways and

vehicle parking.

•

Varied street network. Some instances of unconventional grid network.

•

Dead-end style roads and court bowls are typical.

•

Wide streets.

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Attachment 12.7.5

•

Curved streets create larger irregular shaped lots, particularly as part of a dead

end stye roads.

•

Minimal - moderate side setbacks often with vehicle parking or access.

•

Minimal side setbacks typically a result of irregular and narrow style lots.

•

Moderate to generous scale front setbacks.

•

Varied site coverage.

•

Consistent setbacks along the street.

•

Low rise, predominately single storey detached dwellings.

•

Limited townhouse typologies throughout. Example:

•

Older style duplex units and dual occupancy typologies in the south adjoining

Nariel Road.

•

Predominately 500–600sqm.

•

Irregular shaped lots and lots adjoining Kororoit Creek typically larger.

•

Front fences are common.

•

Fencing is typically medium height and permeable.

•

Some instances of reduced permeability, particularly along key roads.

•

Fencing materials vary. Brick, timber and Colorbond materials are common.

•

Predominately single crossovers.

•

Side setbacks provide vehicle parking and often access to the rear of properties.

•

Carports are more common than integrated garages.

•

Carports are often deep, providing multi-vehicle parking.

•

Front setbacks are typically used for additional vehicle parking.

•

Predominately 1980s to 2000s.

•

Limited contemporary or infill development.

•

Evident revitalisation of older properties.

•

Predominately brick dwellings in orange and cream colours.

•

Rendered dwellings typically in cream and grey tones.

•

Predominately hip style roofs.

•

Variety of roof colours, typically terracotta, grey or brown. Tile a key material.

•

Some instances of gable styles.

•

Eaves are typical as part of dwellings.

•

Limited instances of solar panels on roofs.

•

Pedestrian paths provided on most streets.

•

Pedestrian paths in the north limited to key local roads only.

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Attachment 12.7.5

Mixture of traditional housing stock and more contemporary development. Townhouse and unit developments are

scattered throughout and found at greater instances in proximity to the St Albans Activity Centre. Various small

scale and larger vacant sites exist. Larger sites often achieve integrated redevelopment outcomes. This is

particularly evident adjoining the Victoria University Campus in the southeast.

Traditional housing stock is typically situated on moderately sized lots with varied levels of planting and species

selection within front garden landscaping. Contemporary and infill development typically results in a high level of

site coverage and dwellings built to the property line. Traditional housing stock is typically retained as dual

occupancy or redeveloped into 2–3 new townhouse or unit typologies. There is greater dwelling style and roof

style variation than adjoining suburbs.

A predominately residential suburb which is well serviced by three train stations and various bus routes. St Albans

includes various education facilities and the Victoria University Campus. The Sunshine Hospital and adjoining

health services are located in the south-east. Aged care facilities are located throughout the suburb and along key

roads. St Albans Activity Centre, local convenience shopping strips and a small isolated pocket of industrial land

provide land use variation.

There is limited dwelling type, colour or material palette difference between dwellings in different residential

zones. Contemporary buildings in the south-west are guided by a Development Plan Overlay which results in

uniform and similar development. Various Environmental Audit Overlays affect properties throughout St Albans.

The Activity Centre and Sunshine Hospital precinct are affected by a Design and Development Overlays

•

Deciduous trees and olive tree planting along streets and within the private

realm.

•

Wide streetscapes create a spacious setting.

•

Sense of spaciousness as a result of private realm landscaping in front, side

and rear setbacks.

•

Removal of vegetation and minimal areas for landscaping as a result of

contemporary and infill development.

•

Dominance of car access and parking within side and front

setbacks and along the street.

•

Increased site coverage and impervious surfaces.

•

High fencing and a lack of front garden landscaping.

•

Roller shutter treatments over windows reduce connection and visual

permeability with the street.

Neighbourhood Character Features

•

Predominately active residential interfaces to bounding roads.

•

Back of fence interface separated by a vegetation buffer along Western Ring

Road.

•

Rail line separates the suburb into eastern and western parts.

•

Minimal street tree and canopy tree provision across the suburb.

•

Higher instances of street trees associated with new infill development areas or

as part of streetscape improvement works.

•

No consistent theme for street tree planting.

•

Street tree planting often by individual owners—olive trees/fruit trees.

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Attachment 12.7.5

•

Wide nature strips with raingardens south of Main Road and west of McKechnie

Street.

•

Minimal to moderate scale front gardens often incorporate fruit trees or

vegetable gardens.

•

Minimal front landscaping as part of contemporary development.

•

Landscaping often impacted upon by vehicle parking.

•

Wider streets south of Main Road.

•

Narrower streets in northwest.

•

Grid based street network in the north and northeast and southeast.

•

Court-bowls and curved road network are common in the south and northwest.

•

Moderate side setbacks as part of traditional housing stock.

•

Minimal front and side setbacks as part of contemporary development.

•

Moderate front setbacks on both sides of the street are typical.

•

Rear setbacks often contain garages or sheds.

•

Contemporary development achieves increased site coverage.

•

Multi-unit developments adjoining the activity centre in the south have high

levels of impervious surfaces.

•

Predominately low rise single storey detached dwellings.

•

Contemporary development diversifies typology types. This includes attached

and detached townhouses, low scale apartments and multi-unit development

outcomes.

•

Traditional housing stock also includes single storey attached unit typologies.

•

Double storey multi-unit typologies along St Albans Road.

•

Predominately 500–650sqm lots.

•

Lots greater than 800sqm predominately found south of Main Road in the west.

•

Residential density increases in the north.

•

Higher density outcomes around train stations.

•

Front fencing is common. Typically moderate to low scale and permeable.

•

Front fencing increases in scale in the east.

•

Fencing typically of brick materials often with wrought iron details.

•

Timber style fencing in the south and west.

•

Contemporary development often includes moderate scale front fences in brick

materials.

•

Side setbacks typically feature carports as part of traditional housing stock.

•

Side setbacks also provide access to rear garages and sheds as part of

traditional housing stock.

•

Carports, garages and sheds typically set back from the dwelling façade as part

of traditional housing stock.

•

Predominately single crossovers.

•

Garages integrated with built form as part of contemporary development.

•

Predominately post-war development.

•

1970s to 1980s and more contemporary development in the southern and

western areas.

•

Variety of vacant sites throughout.

•

Predominately brick dwellings in orange and cream colours.

•

Contemporary development varies architectural styles and materials. Greater

variety in proximity to the activity centre.

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Attachment 12.7.5

•

Observations from the 2019 Neighbourhood Character study are affirmed in

respect to the contemporary townhouse development typically featuring mixed

materials in muted tones.

•

Similar architectural styles, colours and forms in south/west

•

Predominately hip roof styles in terracotta or dark tile.

•

Very limited other roof styles

•

Eaves are common as part of traditional housing stock which reduces as part of

contemporary townhouse development.

•

Limited solar panels on roofs.

•

Footpaths typical on both sides of the street.

•

Pedestrian linkages to Cairnlea in the south.

•

Limited internal east-west connectivity as a result of the rail line.

•

Streets heavily used for vehicle parking.

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Attachment 12.7.5

A predominately residential suburb undergoing varied levels of growth and transition as a result of proximity to the

Sunshine Activity Centre and infill development of vacant sites. Large quantities of infill residential development

have been achieved close to the Activity Centre. Infill residential development associated with the Sunshine

Activity Centre has a direct interface with lower scale residential areas.

Similar building styles, material selection and front setbacks are particularly evident south of the train line and in

areas adjoining Herford Road. The train line and key access roads into and through Sunshine Activity Centre split

Sunshine into sections. This often results in varying housing typologies, building styles and streetscapes.

Local public open space includes varying levels of embellishments and often achieves a buffer between

residential land uses and the train line or commercial land uses. Small pockets of existing industrial and

employment-based land uses in the south provide a transition to more heavy industrial land uses adjoining

Kororoit Creek. Various education facilities particularly north of the rail line include primary, secondary and

university/TAFE campuses.

Heritage protection covers number of dwellings and streets which contributes positively to the streetscape and

neighbourhood setting of the immediate area. A Design and Development Overlay affects recently completed infill

development in the southwest. A Special Building Overlay affects properties that adjoin a linear drainage reserve

south of Ballarat Road. The Environment Audit Overlay affects both commercial, industrial and some residential

lots across Sunshine.

•

Wide streets allow for parking on both sides without limiting vehicle movements or

pedestrian safety.

•

Pedestrian oriented and permeable road network.

•

Building style and material consistency between

Wright Street and Morris Street contributes to character.

•

: Street tree planting by individual owners creates a unique sense of place

and streetscape variation.

•

Areas of heritage protection contributes to the

streetscape and overall character of the suburb.

•

Poor residential interface with Kororoit Creek and relatively little

public open space limits connectivity to nature.

•

Scale and siting of aged care and

mixed uses abutting lower scale residential areas.

•

Minimal landscaping and loss of established vegetation as part of

contemporary development.

•

: Overhead powerlines limit canopy tree establishment.

•

: high impermeable fencing to the property line (to screen private open space) along Wright

Street that is out of character with surrounding fencing treatments and front setbacks.

Neighbourhood Feature Observations

•

Traditional housing stock typically have back of fence interface with open space.

•

Contemporary development more predominate in the Residential Growth Zone in

the south adjoining Queen Circuit and in the southeast in proximity to Monash

and Parsons Streets.

•

Back of fence interface or local roads often provide a boundary between

residential and other land uses.

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Attachment 12.7.5

Neighbourhood Feature Observations

•

Direct residential and other mixed use abuttal to Ballarat Road.

•

Duke Street provides a local road boundary between Braybrook and Sunshine.

Residential development on the eastern side of Duke Street falls within

Braybrook.

•

Residential interface with industrial land uses in the southeast.

•

Moderate street tree planting with higher instances of established street trees.

•

Variety of street trees with no consistent planting theme.

•

Varied nature strip widths resulting in varied street tree planting.

•

Wider nature strips often retain established street trees.

•

New street trees as a result of streetscape improvement works.

•

Street tree planting often appears as a result of planting by individual owners—

olive trees and fruit trees.

•

Minimal to moderate landscaping of front gardens with canopy trees more often

within traditional housing stock front gardens.

•

Varied canopy coverage. Greater canopy coverage in the southeast adjoining

Parsons Street.

•

Nixon Street, Alexander Avenue, Cornwall Street (south of Monash Street) and

Moira Street are examples of a tree lined, landscaped setting.

•

Established trees within the side and rear setbacks of traditional housing stock.

•

Dwellings in Neighbourhood Residential Zone bounded by Monash Street, Duke

Street, Ruby Way and Drayton Street include moderate to generous front garden

landscaping

•

Front gardens often impacted upon by vehicle parking and access.

•

Palm trees along Victoria Street create a streetscape feature.

•

Grid based street network.

•

Dead end style treatments as a result of abuttal to Kororoit Creek.

•

Street widths allow for parking on both sides.

•

Rosedale Place provides a narrow dead-end style street network isolated from

broader Sunshine.

•

Uniformity and consistency of setbacks as part of traditional housing stock.

•

Moderate side setbacks for traditional housing stock.

•

Minimal setbacks as part of townhouse typologies.

•

Moderate to generous front setbacks for traditional housing stock.

•

Townhouse typologies achieve front setbacks in line with or less than traditional

housing stock and often are a dominant building on the street.

:

•

Contemporary development (both detached dwellings and townhouse typologies)

have minimal front and side setbacks and increased site coverage.

•

Traditional housing stock is low rise, predominately single storey dwellings.

•

Contemporary infill development is low-midrise, 2–3 storey rendered brick

dwellings.

•

Limited instance of mid-rise apartments adjoining Alexandra Avenue.

•

Areas of heritage protection create unique pockets of building styles and types.

•

Medium density townhouses and units, dual occupancy, semi-detached and row

housing creates diversity.

•

Varied lot sizes with predominately 300–500sqm lots.

•

Traditional housing stock typically of 500–650sqm.

•

Lot sizes increase adjoining Kororoit Creek.

•

Residential density increases in the north and central areas.

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Attachment 12.7.5

Neighbourhood Feature Observations

•

Front fences are common.

•

Fencing is typically medium height, permeable and consisting of brick, wood or

metal finishes.

•

High impermeable fencing along Wright Street as a result of contemporary

development to screen private open space which is inconsistent with fencing

along the street.

•

Traditional housing stock typically features carports added on to dwellings within

the side setback, set back from the dwelling façade.

•

Contemporary infill development typically includes garages integrated into the

built form.

•

Concrete driveways dominate the street and impact on street tree provision.

•

Heritage dwellings typically do not have a carport or garage. Driveways are

provided for vehicle parking.

•

Predominantly single crossovers. Contemporary development often achieves

double crossovers.

•

Mix of eras, including heritage, post-war, 1960s, 1970s, 1980s, 1990s and 2000s

era development.

•

Heritage and 1900s to 1940s dwellings in the south and southwest.

•

Predominately post-war styles north of Monash Street, with some heritage areas.

•

Contemporary development scattered throughout often includes mock pre-war

architectural elements (e.g., weatherboard materials and steel roofs).

•

Variety of building styles and materials, increasing in diversity north of the train

line and in proximity to Sunshine Activity Centre.

•

Brick dwellings are typically of orange and cream colours.

•

Variation in architectural styles, ranging from heritage and post-war to more

contemporary styles.

•

Solar panels and roller shutters are frequent.

•

Areas with similar building styles and materials between Wright Street and

Morris Street.

•

Varied roof styles, with hip styles with tile materials most common.

•

Hip style roofs with Colorbond material an emerging roof style.

•

Heritage dwellings predominately use tin/Colorbond material.

•

Eaves and verandas are common as part of traditional housing stock. Some

instances of eaves as part of contemporary development.

•

Solar panels are more common on contemporary development.

•

Grid network provides pedestrian paths on both sides of the street.

•

Strong pedestrian connections to open space, shared paths and Kororoit Creek.

•

Limited pedestrian connections across the train line.

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Attachment 12.7.5

c

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Attachment 12.7.5

Traditional housing stock is typically single storey, situated on moderately sized lots. Medium density or dual

occupancy residential outcomes with increased density and site coverage are scattered throughout. Low scale

landscaping is achieved as part of traditional housing stock, this is further minimised as part of contemporary

development. Species selection is diverse and typically low scale. A greater level of canopy coverage is achieved

from street trees and other parts of the public realm than from private lots.

Contemporary townhouse and unit developments are scattered throughout but found more frequently in the

northeast, adjoining the Maribyrnong River. Contemporary and infill development results in increased site coverage

and built form bulk, together this increases impervious surfaces. These typologies often feature built form to the

property line, which reduces opportunity for side setback landscaping. Contemporary development often includes

double or triple storey height. Triple storey height is often a result of significant slope in the land and is common as

part of the River Valley Development.

Various smaller and larger vacant sites exist throughout the suburb, particularly in the southwest. These may be

subject to redevelopment in the future.

The area is surrounded by industrial development to the north, southwest and southeast adjoining Braybrook. The

Western Ring Road provides a hard boundary between Sunshine North and St Albans. Direct interfaces to non

residential zoned land often achieves high scaled fencing. McIntyre Road and Berkshire Road provide a separation

between industrial and residential land uses.

The suburb includes a variety of zones, including Industrial 3 and Industrial 1 Zones, Commercial 1 Zones, a Mixed

Use Zone and a small portion of Activity Centre 1 Zone in the south, adjoining Sunshine Activity Centre.

Design and Development Overlays affect land along the Maribyrnong River and McIntyre Road. Development Plan

Overlays affect infill development in the northeast and southwest adjoining St Albans Road. Heritage Overlays

affect three properties where design outcomes have integrated heritage features into larger developments. Land

Subject to Inundation and Floodway Overlays affect various streets within the northeast and southern parts of the

suburb.

•

Consistency of building styles along interface with

Sunshine/Ballarat Road.

•

Deciduous tree planting along streets and within the private realm.

•

Streets with established street trees and canopy coverage

•

Wide streets create a spacious setting.

•

Limited front fencing on local roads.

•

Significant areas of infill development.

•

Removal of vegetation and minimal areas for landscaping as a result of

contemporary infill development.

•

Increase in single crossovers which impacts street tree planting.

•

Dominance of car access and parking within contemporary

development areas.

•

Slope of the land in the northeast increases site coverage and limits landscaping.

•

High levels of impervious surfaces in the northeast.

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Attachment 12.7.5

•

Residential interface and frontage key local roads Example:

•

Maribyrnong River abuts the eastern suburb boundary.

•

Western Ring Road abuts the western boundary.

•

Direct interface with industrial areas and the rail corridor.

•

Uniform street tree planting.

•

Street trees typically established.

•

Moderate front gardens with varied low scale planting and limited canopy trees

as part of traditional housing stock.

•

Minimal front gardens as part of contemporary development.

•

Slope of front gardens in the northeast typically results in increased hardscaping

and minimal landscaping.

•

Back of fence interface is common to open space and pocket parks.

•

Largely grid based street network.

•

Wide streets that allow for parking on both sides.

•

Unconventional grid street network in the northwest and northeast with some

instances of dead-end style treatments.

•

Townhouse typologies in the northeast are accessed via narrow streets and lanes.

•

Minimal to moderate side setbacks.

•

Minimal front and side setbacks as part of contemporary infill development.

•

Dwellings built to boundary often as part of contemporary development.

•

Increased site coverage as part of contemporary development.

•

Moderate front setbacks as part of traditional housing stock on both sides of the

street.

•

Traditional housing stock is predominately low rise single storey detached

dwellings.

•

Contemporary development is predominately double storey attached townhouses

or units.

•

Frequent dual occupancy development outcomes.

•

Various vacant sites.

•

Varied lot sizes predominately 500–650sqm.

•

Larger lot sizes are typical adjoining Westmoreland Road.

•

Residential density increased in the north and central areas as part of

contemporary infill development.

•

Front fencing is common, typically low scale and permeable.

•

Timber and brick materials in light colours are common.

•

Contemporary development often includes front fencing in timber picket fence

styles.

•

Some instances of metal and ‘pool style’ fencing in both traditional and

contemporary housing stock.

•

Side setbacks in traditional housing stock typically include carports and vehicle

parking.

•

Some instances of garages integrated with the built form in traditional housing

stock.

•

Contemporary development predominately includes integrated garages.

•

Predominately single crossovers.

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Attachment 12.7.5

•

Some instances of dual crossovers, typically as part of contemporary infill

development.

•

Mixed eras of development.

•

Traditional housing stock is typically post-war era.

•

Substantial areas under development.

•

Built form styles and material/colour palette vary.

•

Traditional housing stock typically well-maintained brick in orange and cream

colours.

•

Some instances of weatherboard materials, which are typically less maintained,

in white and cream colours.

•

Contemporary infill development of varying architectural styles, typically in grey

tones.

•

Contemporary infill development introduces metal and rendered concrete

materials.

•

Predominately hip roof styles with terracotta or charcoal tiles.

•

Contemporary development varies roof styles, with flat and shed roof styles

emerging.

•

Eaves are common as part of traditional housing stock. Limited instances of

eaves as part of contemporary development.

•

Solar panels are more common on contemporary development.

•

Typically footpaths on both sides of the street.

•

Slope of land in the northeast often results in single-side footpaths.

•

Footpaths not provided along the industrial side of Berkshire Road.

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Attachment 12.7.5

A mixture of wide grid based and curvilinear street networks which create a spacious setting and high levels of

pedestrian connectivity. There is limited vacant sites throughout and examples both small and large scale infill

development in recent years.

This is likely a result of the gradual development of Sunshine West. There limited street based differences

between dwellings which fall in varied residential zones, except for areas subject to higher quantities of infill

development in the southwest.

Residential development is surrounded by hard and natural infrastructure assets being the Western Ring Road,

Kororoit Creek and industrial land uses in the south. There are limited vehicle connections to the north and east

into adjoining residential suburbs.

The suburb contains varied canopy coverage and street tree provision. Front landscaping achieves moderate

landscaping in the north and northeast. Landscaping is significantly impacted by vehicle access and parking in the

southeast.

Nine education facilities, local convenience centres and a variety of open space and linear reserves service the

area. Overhead transmission powerlines run north to south through the centre of the suburb.

•

Consistent and uniform setbacks.

•

Development typically respects surrounding built

form siting and design outcomes.

•

Complementary material selection contribute to

character in the northeast.

•

Infill development provides an active interface to open space and pocket

parks.

•

Grid based and wide street networks contribute to a spacious setting.

•

Low rise or no front fences along the length of the street.

•

Removal of canopy trees in the private realm as part of contemporary infill

development.

•

Limited building and landscaping maintenance in the southeast impacts

the quality of the streetscape.

•

Impacts on private realm landscaping as a result of more prominent built

form on a lot.

•

Drainage easement in the south provides separation between land uses.

•

Back of fence interface to Kororoit Creek, open space, linear reserves and

pocket parks.

•

Back fence interface and direct abuttal to Western Ring Road.

•

Sound barrier along the rail line limits visibility and connectivity to Ardeer.

•

Varied streets and street tree planting.

•

Increased street tree planting in contemporary development.

•

Canopy trees more often found within the private realm than the public realm.

•

Moderate front landscaping as part of traditional housing stock.

•

Minimal front landscaping in the southeast, often only lawn.

•

Contemporary development results in minimal front landscaping with no canopy

tree provision.

•

Street tree planting often by individual owners—olive trees and fruit trees.

•

Typically well-maintained, neat private landscaping.

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Attachment 12.7.5

•

Predominately wide streets. Infill development reduce street widths.

•

Grid based street network in the north and northeast.

•

Curvilinear dead-end style street network in the south.

•

Irregular narrow grid network as part of infill development in the west.

•

Variation in setbacks across the suburb often a result of different pockets of

development eras.

•

Minimal front and side setbacks as part of contemporary development.

•

Traditional housing stock includes moderate front setbacks and minimal

moderate side setbacks.

•

Contemporary developments are typically built to property line.

•

Uniform setbacks as part of traditional housing stock

•

Front setbacks provide vehicle parking that typically impacts landscaping.

•

Larger detached dwellings and infill development increases site coverage.

•

Dwellings in the southeast are often setback from the street on an angle.

•

Traditional housing stock predominately low rise, single storey detached

dwellings.

•

Contemporary development typically single to double storey, some instances of

triple storey. A mix of detached dwellings and attached townhouses and units.

•

Pockets of predominately double storey detached dwellings on larger lots in the

southwest adjoining The Avenue.

•

Architectural elements on dwellings in the southwest often accentuate the height

of the dwelling.

•

Varied lot sizes associated with variation in development era.

•

Predominately 500–650sqm sized lots in the south and northeast.

•

Lots 650–800sqm in the north with some instances of 800–1000sqm lots.

•

Highest density in the southwest.

•

Typically low scale, permeable brick front fencing with metal detail.

•

Front fencing common in the north and northeast.

•

Limited front fencing in the southeast. Often ‘pool style’.

•

Limited front fencing as part of contemporary development.

•

Some instances of moderate to high permeable fencing with wrought iron details

in north.

•

Garages and carports are set back or in line with front façades.

•

Traditional housing stock typically includes vehicle access and parking within

side setbacks.

•

Garages integrated in as part of the dwelling in contemporary development.

•

Predominately single crossovers. Dual crossovers more common in southwest.

•

Distinctive eras of development.

•

1980s style builds in the southeast, 1990s to 2000s style builds in the southwest

and 1950 - 1970s builds in the north abutting the train line.

•

Recent 1990s to 2000s infill development in the west and adjoining central

convenience centres.

•

Variation in building quality, with rendered materials typically displaying water

damage.

•

Variation in architectural styles and colours in the west.

•

Consistent red brick materials in the northwest. Observations from 2019

Neighbourhood Character Study are affirmed in respect to red brick materials

along Glengala Road.

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Attachment 12.7.5

•

Infill development typical includes a mix of brick and rendered concrete in neutral

finishes.

•

Brick dwellings typically of orange and cream colours.

•

Roller shutters form part of dwellings more frequently in the south and southeast.

•

Predominately hip and flat roofs styles.

•

Traditional housing stock includes hip style tiled roofs.

•

Contemporary infill development has flat roof styles.

•

Limited terracotta roof colours in the southwest.

•

Eaves are common as part of traditional housing stock. Some instances of eaves

as part of contemporary development.

•

Limited instances of solar panels on roofs.

•

Frequent pedestrian and cyclist crossings over Kororoit Creek.

•

North-south road alignment provides direct access to Ardeer Station.

•

Limited pedestrian connectivity within the central transmission line easement.

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Attachment 12.7.5

Whilst traditionally single and double storey detached dwellings, Sydenham is undergoing residential transition.

Residential transition result in the development of medium density and apartment style typologies in close

proximity to Watergardens Train Station and Melton Highway. An increase in housing density due to different

residential zoning is evident from the street network, particularly along Trickey Avenue and Pecks Road.

Various vacant sites across the suburb provide further opportunity for an increase in residential development. This

is particularly evident along Melton Highway and Sydenham Road. However, higher building heights are unlikely

to obscure any important view lines.

Positioned between Calder Park Drive (west) and the Sunbury Rain Line (east). The rail line provides a hard

boundary between residential development and Watergardens Shopping Centre. Residential lots have a back of

fence interface occur along the full length of Calder Park Drive. Varied interfaces, including slip lane access, are

provided to both Melton Highway and Hume Drive. Narrow curvilinear streets typically include footpaths on one

side only. Vehicle parking on the nature strip is also typical, this limits street tree provision.

Aged care facilities and gated residential areas dominate the streetscape and introduce fencing in areas where

fencing has traditionally not occurred. Several primary and secondary schools, commercial land uses and linkages

to Watergardens Shopping Centre provide access to convenience and education. Open space is scattered

throughout the suburb.

•