Final Draft -February 2014

Bridge Street Business Area Design Guidelines

PartA - General Design Guidelines

Bridge Street Business Area Design Guidelines
1.1The Bridge Street Business Area

These Design Guidelines have been prepared toguide the future development of land within theBridge Street Business Area (BSBA) and build uponthe findings and recommendations of the ElthamMAC Structure Plan, August 2004 and October2007. The BSBA comprises four key commercialsub-precincts within the Eltham MAC, whichtogether forms Precinct 5 in the Activity CentreZone Schedule 1 (ACZ1). These sub-precinctsconsist of:

Precinct 8: Office / Recreation(sub-precinct 5a in the ACZ1)

Precinct 9: Peripheral Sales(sub-precinct 5b in the ACZ1)

Precinct 10: Sherbourne Road / Bolton Street(sub-precinct 5c in the ACZ1)

Precinct 11: Industrial Core(sub-precinct 5d in the ACZ1)

(Refer to map)

These Design Guidelines are intended to be usedby anyone who is interested or involved in theplanning and development process (landowners,designers, developers, community, Council etc) tobetter understand how to suitably respond to localplanning policies and design controls associatedwith the BSBA.The preferred future functions of the BSBA is to bea key focal point for new investment andemployment opportunities within Eltham through theongoing provision of industrial uses and an increasein peripheral sales.The BSBA Guidelines have been separated into twoparts and include the following:

Part A: The General Design Guidelines (applicable to all land within the BSBA)

The purpose of the BSBA General DesignGuidelines is to provide basic design directions forall development formats within the defined BSBAarea including new commercial, industrial andcommunity development.

Part B: Precinct Design Guidelines

(applicable toland located within the specified precinct boundary).

The purpose of the Precinct Design Guidelines is to provide specific guidance that supports the preferred character for each precinct.

Note: all new development must have regard to both documents, PART A & B, respectively.

1.2The Existing Character

Existing Quality and Tones

The following provides a summary and illustration of key existing textural qualities available within the Bridge Street Business Area:

  • Traditional industrial materials
  • Natural and textured materials
  • Subdued earthy colours
  • Bright flat and rendered materials
  • Extensive concrete surface areas

Existing Form and Pattern

The following provides a summary and illustration of key typical building and landscape features within the Bridge Street Business Area:

  • Mix traditional sheds and large contemporary ‘box like’ forms
  • Low lying and elevated forms on sloped topography
  • Flat and low pitch roofs
  • Simple façade compositions and detailing
  • Car parking in front setbacks
  • Large and convoluted signage treatments
  • Inconsistent public realm presentation
  • Limited vegetation cover
  • Residential and open space interfaces at periphery
1.3The Design Guidelines Structure

These design guidelines are intended to ensure that new development provides an appropriate and sympathetic response to the preferredcharacter of the BSBA.

The Bridge Street Business Area is structured around 4 themes including the following:

  1. Site Design (SD): Covers aspects which relate to the existing qualities of the land such as vegetation, topography and land form, streetscape character and pattern and development configuration.
  2. Building Design (BD): Focuses on the design on the building. It provides guidance on the desired scale, building form, appearance, and material treatments.
  3. Building Context (BC): Pays attention to the landscape and access areas around the development. It also provides guidance on ancillary features including signage and lighting.
  4. Public Domain (PD): Provides information on how public places such as streets and civic spaces should be designed to enhance the local character of the area.

Within each theme, a set of objectives, guidelines and design directions provide advice on good design measures that should be considered in all new developments within the Bridge Street Business Area.

Site Design Guidelines
SD01: Site Analysis

Objective:

Ensure the building design is site and context responsive.

Design Guidelines & Directions:

  • New applications should provide statements/ detail in regards to:
  • Site location, orientation and key views to and from the site
  • Proximity to services and open space
  • Existing vegetation
  • Topography of the site
  • Existing heritage attributes or if abutting any heritage buildings
  • Relationship with any nearby residential development.
  • Siting of neighbouring buildings and car parking areas
  • Response to the design guidelines.
SD02: Vegetation

Objective:

Protect, retain and enhance significant vegetation and landscape that contributes to the character of the Eltham area.

Encourage the retention of existing canopy trees where they canbe incorporated into the design of new buildings.

Design Guidelines and Directions:

  1. Establish canopy vegetation and landscaping treatments in front setbacks.
  2. When planning, site development to minimise removal of vegetation, particularly established canopy trees andvegetation in front setbacks and along property boundaries.
  3. Establish landscaping alongside boundaries adjoining access ways.
  4. Provide canopy vegetation in car parking areas.
SD03: Topography

Objective:

Ensure development integrates with the surrounding landscape and minimises disturbance to the natural landform.

Design Guidelines and Directions:

  1. Site development to correspond with the natural contours of the land. On heavily sloped sites, building should use split level design tominimise earth works and reduce visual impact.
  1. Heavily sloped sites should located car parking in under croft areas at the rear, concealed from public views.
  2. Access driveways should also follow the contour profile and avoid significant excavation works.
  3. Minimise the use and reliance on retaining walls and batter walls. If required, they should appear inconspicuous (no greater than 500mm high) and constructed with natural materials such as stone, timber and textured materials.
  4. Locate buildings and structures away from local ridge lines and prominent hill tops.
  5. Buildings should not protrude above local ridgelines and the tree canopy silhouette of Eltham.
SD04: Streetscape Pattern

Objective:

Promote attractive and consistent streetscapes via a strong street edge built form character concealing servicing to the rear.

Design Guidelines and Directions:

  1. Street setbacks should follow the prevailing building frontage line of neighbouring buildings and thestreetscape.
  1. Development located on street corners should have regard to prevailing setback distances to both streets.
  2. Front setbacks must be between 0-3m and where possible buildings should be built to the street edge (except along Bridge Street).
  3. Where buildings are setback, entry features should extend to street edges and quality landscaping shouldbe provided.
  4. Site development to respect major view lines from public viewing locations.
  5. Development on large sites should emulate the subdivision pattern of the streetscape. Incorporate articulated facades with building reliefs to correspond with the prevailing pattern.
  6. Where appropriate, on site car parking and storage should be concealed at the rear of sites withconnecting landscaped access ways.

SD05: Functionality

Objective:

Establish safe, functional, practical developments that contribute to the urban structure of theBridge Street Business Area.

Design Guidelines and Directions:

  1. Vehicle access points should be separate from pedestrian access points.
  1. Avoid functional impacts on public spaces andpedestrian footpaths.
  2. Entry and exit points should be adequately designed, signed where required, and include sufficient lighting.
  3. Street façade and ground floor internal layout should allow direct visual and physical access to adjoiningpublic realm/street.
  4. Footpaths leading to the building entrance should be:
  • no greater than 1.8m in width
  • constructedof complementary bush character materials such as stone paving, compacted crushedrock and aggregate finishes.
  • Where appropriate, on site car parking, storage and service areas should be located to the rear ofbuildings. Storage must not be located at the street frontage.
  • On larger sites, locate service areas, storage yardsand loading docks to the side, rear or within thebuildings to reduce their visual prominence.

SD06: Sustainability

Objective:

Establish water efficient, energy sensitive and watersensitive urban design appropriate to local conditions and climate.

Design Guidelines and Directions:

  1. Site and design buildings to maximise passive heating and cooling opportunities, thereby reducing energy demand.
  1. Provide external shading devices and extended eaves to allow winter sun and restrict summer sun.
  2. Investigate opportunities for solar heating/energy harvesting to maximise the use of renewable energy.
  3. Locate equipment away from public view and integrate with the building design, (e.g. underground rainwater tanks).
  4. Incorporate rain water harvesting from roof areas to integrated collection tanks to encourage the use of recycled water forindustrial purposes and maintenance of any landscaping.
  5. Incorporate Water Sensitive Urban Design (WSUD) treatments into storm water drainage systems, car parking and service areas.
  6. Design buildings to allow for natural cross ventilation via considered placement of windows and thermal chimneys.

Building Design Guidelines
BD01: Building Height and Form

Objectives:

Ensure buildings are moderate in form and incorporate articulation and projections to achieve a high qualitypresentation.

Design Guidelines and Directions:

  1. Refer to specific precinct design guidelines for further details
  2. Building envelopes should be proportionate in scale to surrounding buildings.
  3. Development should reflect a moderate scale in the order ofthree and four storey forms (up to 15m).
  4. Generally, the upper level of developments should be well articulated, recessed from the levels below, to providevisual interest, minimise overshadowing and visual bulk.
BD02: Building Style and Façade Composition

Objectives:

Promote contemporary buildings that present a highly quality commercial architectural quality yet complement thebushland character of Eltham through interpretive expression andmaterial use.

Encourage development which presents an attractive and visually interesting facade to the streetscape and adds to the vibrancy andsafety of the public realm.

Ensure building entries establish a clear sense of address and maximise street exposure.

Design Guidelines and Directions:

  1. Buildings should be contemporary in style and incorporate simple building elements.
  1. Use a variety of design techniques including articulatedbuilding forms, changes of surface treatments, roof forms andfenestration to provide visually interesting facades, diminish visual bulk and avoid the appearance of solid blank walls.
  2. Upper levels of new developments should be articulated with building recesses and balcony treatments.
  3. Incorporate clear horizontal / vertical divisions within the facade to relate to the streetscape and subdivision pattern.
  4. All industrial shed or warehouse forms should include an office/ display frontage component to face the street, to assistin concealing the ‘boxed’ form behind.
  5. Offices should present an attractive and articulated façade to provide visual interest to the overall development.
  6. Buildings located on corner sites should address both streets and provide ‘multi-sided’ facade treatments. Apply a featurearchitectural element that ‘wraps’ around the corner of thebuilding.
  7. Design new buildings with ground floor street frontages to provide windows with displays and doors at the street level.
  8. Locate habitable spaces on upper levels along the street frontage with windows overlooking the street to create asense of surveillance.
  9. All buildings must have an address to the street. In factoryunit developments all buildings must face internal accessways and car parking areas and have a sense of address.
  10. Locate the main building entrance on the street frontage sothat it is visible and easily recognised.
  11. Where buildings are setback, project entry feature treatments to the street edge to provide a strong sense of address.
  12. Service related areas and equipment should be located away from public view or adequately screened.
BD03: Roof Form

Objective:

Promote roof styles that are low in profile to minimise visibility and allow long range views to canopylandscaping along Eltham’s ridgeline.

Design Guidelines and Directions:

  1. Buildings within the precinct are encouraged to incorporate a flat, low pitch or skillion roof form to allow for a prevailingcanopy silhouette behind.
  1. Use of articulated parapet wall treatments to conceal flat roof forms should be in proportion to the façade detailing.
  2. All roof-mounted mechanical equipment must be screened from view by parapet walls or integrated screening devicesthat complement the building form. Exceptions may berequired for the optimum positioning of solar panels.
  3. All roof forms must incorporate water harvesting features.
  4. Roof forms should be north-facing where possible to allow for good solar access to photovoltaic systems.

BD04: Materials, Colours, Hues and Texture

Objective:

Encourage a diverse range of material and colours that complement the urban and landscape setting of Eltham.

Design Guidelines and Directions:

  1. Use a mix of materials, textures and finishes including lightweight cladding, timber, render, non-masonry sheeting,glazing, stone, brick, mud-brick and iron roofing.
  1. Broad areas with the use of tilt up concrete slabs should be articulated using three dimensional imprint relief or brokenup through window fenestration in appropriate areas.
  2. Use materials on walls, roofs and outbuildings that are matte in finish and low in reflectivity. Roof colours should belight only to reduce heat penetration, but not a reflective material (e.g. not zincalume or similar reflective material).
  3. Buildings which accommodate noise intensive activities should use materials that provide noise insulation.
  4. Draw upon the surrounding landscape as an inspiration for the colour palette selection on external walls. Seek toharmoniously blend with the bush land environment with the application of ‘earthy’ tones, for example – subdued whites and greys, and warm colours.
  5. Primary base colours should be muted and subdued in tone. Accent colours should be used strategically for keybuilding façade features, entries and site features.
  6. Use of recycled materials should be encouraged.
Building Context Guidelines
BC01: Access and Parking

Objectives:

Ensure car parking and vehicle access ways do not dominate the streetscape image.

Ensure the design of parking and access areas is safe, practical and attractive.

Design Guidelines and Directions:

  1. The number of vehicle crossovers should be limited to 1 on standard size lots. On larger sites and consolidated lots,rationalise the number of vehicle entry points. On a corner site, locate the vehicle entry point to be accessed from theside street.
  2. Locate all on site car parking, service areas, storage yardsand loading docks to the rear of the buildings to reduce theirvisual prominence in the streetscape.
  3. All trucks must be able to access service areas and loading docks in a forward direction.
  4. Adequate provision for loading and unloading of vehicles must be made together with an area set aside for industrialwaste collection.
  5. Loading areas must be screened so as not to be visible from public view. Screening devices should be integrated with thebuilding form.
  6. Where possible consolidate car parking areas with adjoining properties to create better permeability of services areas andprovide additional through vehicle access opportunities in theprecinct.
  7. Staff and visitor car parks must be clearly marked.
  8. Open car parking areas and access ways should be paved with permeable surfaces at regular intervals and incorporatewater sensitive urban design.
  9. Shade trees should be planted in open air, at grade car parking areas where over 10 car spaces are provided. Thisplanting should be at a ratio of 1 tree per every 10 car spaces.
  10. Plant a combination of indigenous canopy trees and shrubs to screen parking areas from adjoining properties and the publicrealm spaces.
  11. Clearly identify entries to access ways along the street edge.
  12. Provide access paths to building entrances.
BC02: Boundary Treatments - Landscape

Objective:

Reinforce the bush landscape character of Eltham by using landscaping as a relief between buildings.

Design Guidelines and Directions:

  1. Retain existing canopy trees wherever possible.
  2. Landscaping should soften built form and vehicle access points and achieve a layered effect including lower orderplants (i.e. native grasses and accent plants), mid levelshrubs and canopy trees. Sufficient permeable surfacesshould also be provided to ensure plant growth.
  3. Establish landscapingalong side boundaries that are adjoining access ways.
  4. Provision of canopy trees at building entries and in car parking areas should be maximised to soften the built formand provide shading opportunities.
  5. Generally, use plant/ species that are drought tolerant and indigenous to the local area, especially on sites that adjoinpublic parkland or are in close proximity to waterways.
BC03: Boundary Treatments - Fencing

Objective:

Avoid fencing that creates in-active frontages to the public realm.

Encourage side and rear fencing that offer a sense of openness from the street.

Design Guidelines and Directions:

  1. Front fencing along the street boundary is highly discouraged. If required for safety and security purposes, fencing should be permeable and have amaximum height of 1.8m.
  1. If buildings are setback seek to define the front boundary through landscaping treatments and edge planting.
  2. Extensive chain wire or cyclone mesh fencing is discouraged within areas that are visible from the street.
  3. Side fences should not begin in front of the main building façade.
  4. Side, rear or screen fences should not exceed 1.8m in height.
  5. For retaining walls design, refer to guidelines SD03 – Topography.