Suburban Rural Design Guidelines

March 2015

The Shire of Nillumbik includes a diverse range of landscapes,ranging from the open rolling agricultural pastures in the west,to the dense bushland surrounding the Kinglake NationalPark to the east. The municipality is valued for its highenvironmental and landscape qualities associated with theKinglake National Park, Yarra and Plenty Rivers, Diamond Creekand Metropolitan water storages, such as Sugarloaf Reservoir.The Shire's high scenic quality and natural beauty, combinedwith its proximity to Melbourne, makes Nillumbik a popularplace to live and visit (Planisphere, 2009).

The significance of Green Wedge landscapes (or non-urbanareas) within the Nillumbik Shire has been assessed in theNillumbik Landscape Character Assessment, December 2009(Planisphere). This report found that ‘all parts of the GreenWedge area have a high degree of landscape significancewithin the context of the municipality and the broader region’.

The Shire’s non-urban areas have been divided into seven‘Landscape Character Areas’ based on common physical,environmental and cultural conditions; such as the densityof settlement, pattern of viewing, land use, vegetation,topography, or special landscape features.

  • SLO8: Open Pastures
  • SLO9: Rolling Valleys
  • SLO10: Undulating Agricultural
  • SLO11: Bushy Slopes
  • SLO12: Agricultural Uplands
  • SLO13: River Interface
  • SLO14: Suburban Rural

Each Character Area has an established landscape characterand significance, and future character directions have beendeveloped to provide a basis from which to manage the rate andscale of landscape change across the area. Based on the level ofsignificance identified for each Character Area and the degree ofthreat to this significance posed by landscape changes that havealready occurred, or may occur in the future, 7 schedules to theSignificant Landscape Overlay (SLO) have been applied to theShire’s Green Wedge landscapes. The SLOs seek to achieve alevel of landscape protection and management that is warrantedfor the particular landscape character significance and sensitivityto development that has been identified for each Character Area.

Introduction

The integrity of Nillumbik's Green Wedge landscapes is oftenthreatened by developments that do not respond to the localcharacteristics of the area. It is therefore important to ensurethat new development within the Shire contributes positively tothe surrounding environment. Good site planning and buildingdesign are essential if new developments are to respect andreinforce the existing character of the Green Wedge landscapes.

Purpose

The purpose of the Landscape Management Design Guidelinesis to provide guidance in relation to the design, siting, styleand landscaping of new development so that the existinglandscape character and visual amenity of Nillumbik's GreenWedge landscapes is not compromised by new development,but is protected and strengthened for future generations. It isthe intention of these Guidelines that new development in theShire’s non-urban areas should fit into its existing setting andcomplement the established landscape character of the area.The Guidelines should be used by anyone involved in the planningand development process (i.e. landowners, designers, builders,Council etc) to better understand how to suitably respond to theplanning policies and design controls associated with the GreenWedge landscapes of the Nillumbik Shire.

Where the guidelines apply

The Guidelines generally apply to all land within the non-urbanareas of the Nillumbik Shire, covered by Schedules 6 to 12 of theSignificant Landscape Overlay (SLO) of the Nillumbik PlanningScheme.

How to use the guidelines

The SLO schedule which applies to each of the Character Areassets out objectives and development requirements to protect anenhance the landscape character of the area. These Guidelinesshould be used to better understand how to appropriatelyrespond to the design and development requirements of the SLO.How a proposed development responds to the objectives anddesign responses of these Guidelines is also a matter Councilmust consider in order to make a decision on any planning permitapplication affected by the SLO.

The non-urban areas of the Shire are also subject to a range ofother planning scheme provisions. The majority of non-urbanareas are either zoned Rural Conservation Zone or Green WedgeZone, which both have an emphasis on environmental andlandscape conservation values. Other zones which apply tonon-urban areas include Public Conservation and Resource Zone,Low Density Residential Zone, Public and Special Use Zonesand Public Park and Recreation Zone. In addition, there are anumber of other planning scheme overlays covering parts of theShire’s Green Wedge landscapes that include the EnvironmentalSignificance Overlay, Design and Development Overlay,Development Plan Overlay, Bushfire Management Overlay,Restructure Overlay and Heritage Overlay. Each of overlay hasspecific objectives and requirements relating to development.Together, these Guidelines, the Nillumbik Planning Schemeprovisions and the CFA ‘Landscaping for Bushfire’ guidelinesshould be used to assist in the design phases for all newdevelopment within the Shire’s Green Wedge landscapes. Therewill likely be a need to strike a balance between vegetationand landscaping objectives of the Design Guidelines and theBushfire Management Overlay requirements. As a result; itmay not always be possible to achieve all of the vegetation andlandscaping objectives of these Guidelines.

Guidelines structure

The Nillumbik Landscape Management Design Guidelines havebeen separated into two parts that include the following:

Part A: Character Area Description:

This section includes amap and brief description of the Character Area, its significance,attributes and pattern of viewing, as well as threats tosignificance. Each Character Area description also includes afuture character direction statement and a series of landscapecharacter objectives which describe how to achieve the futuredirection.

Part B: Design Guidelines:

This section includes both generaland specific objectives and design guidance that responds tothe landscape character assets and significance of each of theCharacter Areas. The purpose of the Design Guidelines is toassist landowners in siting and designing buildings, structuresand other site works for new development within the Shire’sGreen Wedge landscapes that requires a planning permit underthe provisions of the SLO of the Nillumbik Planning Scheme.

Application requirements

An application must be accompanied by the following informationto the satisfaction of the Nillumbik Shire Council:

Site Analysis Plan

Provides detailed analysis of the naturaland manmade features of the site including landform (contoursat 1m intervals), drainage lines and waterways, existing exoticand native vegetation, existing buildings, adjoining land uses, keyviews to and from the site and climatic factors. The Site AnalysisPlan also identifies opportunities and constraints that affect futuredevelopment of the land.

Overall Site Plan

Details the boundaries and dimensions ofthe site, adjoining roads, relevant ground levels, the locationand layout of existing and proposed buildings and works,driveways, services and proposed landscape areas. TheOverall Site Plan should respond to the site features, and theconstraints and opportunities identified in the Site Analysis.

Landscape Plan

Includes a description of native vegetationto be planted, the surfaces to be constructed, screening ofbuildings and structures from main road/ key viewing corridorsand within open areas by native vegetation. The Landscape Planshould include a response to the CFA ‘Landscaping for Bushfire’guidelines and other relevant bushfire risk management policies.

Significant Landscape Overlay 14: Suburban Rural

Character Area 7 consists of predominantly low densityresidential land located to the west of Yan Yean Road and northof Greensborough, including the local villages of Yarrambatand Plenty. The Character Area lies outside Melbourne's Urban Growth Boundary, which abuts the southern boundary.

Roads are typically lined by grassed swales and native vegetation located in grassed verges. Remnant native vegetationis scattered throughout this Area. Dwellings on large allotmentsare generally set back from road frontages on hillsides. Frontgardens are landscaped and contain both native and/or exoticplantings and rustic elements such as post and wire fencing.These factors help to create a semi-rural landscape character.Gaps in vegetation, both within road reserves and private properties, afford intermittent views across cleared undulatingland. Others area, such as Vista Court, have a more formalcharacter created by large, relatively new dwellings set withinpredominantly cleared landscaped grounds featuring formalsealed driveways and exotic plantings.

Key Attributes

  • Scattered remnant vegetation and areas of cleared land.
  • Undulating topography in some areas, particularly those closest to the Plenty River corridor to the west of theCharacter Area.
  • Intermittent views to various physical features within and outside the Character Area.
  • Rural-residential character.
  • Residential land uses with small scale agricultural activities and hobby farms.

Pattern of Viewing

Views within this Character Area are largely confined to the local area, terminating at surrounding vegetation. Yan YeanRoad provides the main public viewing corridor within thisArea where outviews are typically restricted by roadsidevegetation and shelterbelts. Private residential propertiesand public recreational locations such as Yarrambat ParkGolf Course are also important locations from which to view the character of this Area. Towards the north-east wherethe topography falls away and the road dips steeply down,occasional long range views capture the backdrop of the distant mountain ranges. Parts of North Oatlands Roadalso provide open long ranges views to the mountains.Key viewing corridors are highlighted in orange on the mapopposite.

Threats to Character

  • Urban styles of residential development (e.g. large scalebuildings with large areas of hard surfaces, and formalexotic garden design and fencing).
  • Buildings and structures sited in prominent locations, including ridgelines and proximate to roads and keyviewing corridors.
  • Buildings and structures sited close to road frontages.
  • Loss of native vegetation.
  • Built form and signage lining major road corridors.
  • Weeds/pest plants and animals e.g. rabbits.
  • Land degradation - drought, overgrazing.
  • Bushfires.

Indicators of Significance/Key Sites

  • While the Character Area is designated a low-density residential growth area through the application of the LowDensity Residential Zone, its landscape is valued locally forthe following reasons:
  • The Character Area has a relationship with the Plenty River corridor, particularly associated with its undulatingtopography, views to the corridor and patches of remnant vegetation.
  • A small portion of the Character Area is subject to the Environmental Significance Overlay in recognition of sitesof Faunal and Habitat significance.

Future Character Direction

This Character Area will continue to provide low density

residential living opportunities within a semi-rural setting, in

close proximity to the built-up areas of the Shire and nearby

Whittlesea. Residential land will continue to be developed

with lot sizes that meet the requirements of the Low Density

Residential Zone. Small scale farming activities/hobby farms will

contribute to the rural character and amenity of the Area.

Dwellings will be of low to medium scale and maintain a

small building footprint, setback from property boundaries,

with landscaped surrounds. Storage areas, outbuildings and

other structures will be limited to avoid visual cluttering of the

landscape. Low open style fencing, native gardens and a lack of

formal kerbing and footpaths will contribute to the Area's semirural,

informal and spacious landscape character. Vegetation

cover will continue to be strengthened over time, with the

establishment of additional landscaping of locally appropriate

native species set amongst pockets of remnant trees.

Landscape Character Objectives

  • To maintain the open, semi-rural character of the Area.
  • To minimise the visual impact of buildings and structures in open, cleared areas and visually prominent locations such asridgelines.
  • To maintain a balance between natural and settled landscapes.
  • To protect clusters of remnant vegetation.

This character area is also covered by the Design & Development OverlaySchedule 3 and Development Plan Overlay Schedule 4. These overlayshave additional subdivision, siting & design requirements applicable to theCharacter Area.

1Vegetation & Landscaping

1.1Objectives

  • To protect and enhance indigenous vegetation as a key character element of the Green Wedge areas, particularlyat roadsides, along river and creek corridors.
  • To ensure vegetation continues to positively contribute to the landscapes of the Green Wedge.

1.2Design Response

  1. Protect and, where necessary, rehabilitate significant stands of vegetation, particularly on prominent hill faces/ridgelines, at roadsides, along river and creek corridors,subject to considerations such as fire protection, safetyand bushfire recovery.

  1. Minimise vegetation removal in new development.Development which requires removal of any vegetationshould aim to replace or rehabilitate an equivalentvegetation cover using locally appropriate species.

  1. Maintain the continuity and dominance of tall vegetationalong the Plenty River corridor, particularlyin locations that are visible from areas of high publicaccess.
  1. Screen buildings, structures and large areas of hardsurfaces with appropriately scaled informal landscaping,suitable to the landscape character of the area.
  1. Remove environmental weeds and replace with localnative and indigenous species, particularly those that aredrought- resistant and have fire retardant properties.
  1. Landscaping and vegetation retention should maintain anarea of defendable space around habitable buildings. Referto the CFA 'Landscaping for Bushfire' guidelines for specificmeasurements and vegetation types.
  2. Reinforce vegetative linkages to natural features such as the Plenty River and creek environs.

Avoid

  • Loss of significant stands of vegetation, particularly on prominent hill faces/ridgelines, at roadsides, along riverand creek corridors.
  • Ad-hoc clearing and removal of vegetation.
  • Development which requires clearing of vegetation.
  • Lack of landscaping and substantial vegetation in new development.
  • Reduction in the overall vegetation coverage of the area.
  • Landscaping that provides little connection to the surrounding natural environment and existing landscape character.
  • Formal landscape design (e.g. geometrically aligned tree avenues/large areas of lawn/formalgarden beds).
  • Hard surfaces and hard edges in landscaping.
  • Continuous spreading/planting of environmental weeds.

2Views & Vistas

2.1Objectives

  • To preserve and enhance scenic views of the Plenty River corridor and its surrounding environs, as viewed from mainroads and other publicly accessible locations.
  • To maintain the visual prominence of highly vegetated hill slopes and riverbanks, which form an important partof the amenity and character of the Green Wedge.

2.2Design Response

  1. Site buildings, structures and other infrastructure away from prominent views available from main road/keyviewing corridors and other publicly accessible locations.
  1. Design and site buildings, structures and otherinfrastructure which occurs in the immediate foreground(up to 1 kilometre) of views of the Plenty River corridor tonot adversely affect the character and quality of views ofthe vegetated hill slopes and riverbanks.
  2. Consider the cumulative impact of developments visible from main road/ key viewing corridors on the characterof the roadside environment and surrounding landscapes.
  3. Consider the impact of developments on immediate views within the area, as well as back into the Shire as viewedfrom the adjoining Whittlesea municipality.

Avoid

  • Unsympathetic/intrusive buildings and structures that obscure prominent views.
  • Loss of publicly accessible views of the highly vegetated hill slopes and riverbanks along rivercorridors.
  • Loss of the current balance between natural and cultivated/settled landscapes.
  • Conspicuous or incongruous (out of place) buildings, structures or infrastructure which are highly visiblefrom surrounding municipalities.

3Buildings & Structures: Siting

3.1Objectives

  • To site buildings and structures to reflect the natural topography and complement the landscape characterof the area.
  • To ensure that buildings and structures are sited so that they do not visually dominate the landscape.

3.2Design Response

  1. Site buildings and structures:
  • in groups/clusters to consolidate building footprints.
  • away from visually prominent locations such as ridgelines, hill faces and elevated areas;
  • below the alignment of ridgelines to ensure silhouettingagainst the skyline does not occur.
  • to minimise the area of exposed batter/embankment and avoid excessive disturbance to existing topography;
  • to be set back from property boundaries, river and creek corridors and roads; and
  • amongst existing vegetation and/or in areas where substantial landscaping of locally appropriate species isproposed.
  • If the site is in an area that is cleared of vegetation ensure substantial landscaping is proposed.

Avoid

  • Buildings and structures which are highly visible orlocated in prominent locations.
  • Buildings and structures which break the ridgeline silhouette.
  • Buildings that do not follow the natural contours of the site, and require excessive cut and fill.
  • Buildings and structures set close to property boundaries and roads.
  • Buildings and structures which impact on the character and environmental quality of watercourses.
  • Buildings and structures that do not have sufficient vegetative screening.

4Buildings & Structures: Design

4.1Objectives

To design buildings and structures to reflect the natural topography and complement the landscape characterof the area.

To ensure that buildings and structures are designed so that they do not visually dominate the landscape.

To ensure buildings and structures demonstrate a high standard of contemporary design and respond to theprinciples of environmental sustainability.

4.2Design Response

  1. Design new development to respond to the character of its surrounds, and not derive from urban building formsand styles.
  2. Building height and massing should:
  • be of a scale and design, which does not dominate the surrounding environment;