ResDev Part2

RESIDENTIAL DEVELOPMENT
MONASH DEVELOPMENT GUIDE
Part 2
Design Guidelines
Residential Development in Monash
The following pages detail Council's preferred Outcomes and Guidelines for residential development in Monash. The Monash Guidelines are provided to give a clear explanation of acceptable design options for designers to satisfy the relevant Monash Outcomes.
Single Dwelling - (Planning Permit required)

Twenty (20) design element Outcomes and Guidelines have been identified. The Table below identifies these Elements and points to the relevant section of these Guidelines for the detail.
Two or more Dwelling - (Planning Permit required)

Thirty Four (34) design element Outcomes and Guidelines have been identified. The Table below identifies these Elements and points to the relevant section of these Guidelines for the detail.
Single Dwelling Element A1
Design Element
Two or More Dwellings Element B1 B2 B3 B4 B5 B6 B7 B8 B9 B10 B11 B12 B13
Page
Neighbourhood character Residential policy Dwelling Diversity Infrastructure
10 13 14 15 16 18 20 22 23 24 26 27 29
A2 A3 A4 A5 A6 A7
Integration with the street Street setback Building height Site coverage Permeability Energy efficiency Open space Safety
A8
Landscaping
City of Monash 12 February 2004

Single Dwelling Element ResCode Design Element Two or More Dwellings Element B14 B15 B16 B17 B18 B19 B20 B21 B22 B23 B24 B25 B26 B27 B28 B29 B30 B31 B32 B33 B34 Page
Access Parking location A9 A10 A11 A12 A13 A14 A15 Parking provision Side and rear setbacks Walls on boundaries Daylight to existing windows North-facing windows Overshadowing open space Overlooking Internal views Noise impacts Accessibility Dwelling entry A16 A17 A18 Daylight to new windows Private open space Solar access to open space Storage A19 A20 Design detail Front fences Common property Site services
32 34 37 39 41 43 45 46 47 48 49 50 51 52 53 55 56 57 61 63 64
Neighbourhood character objectives
ResCode Reference
B1 A1
Monash Outcomes To ensure that development is designed in accordance with the appropriate Desired Future Character Statement for the relevant Urban Character Precinct as detailed in the Neighbourhood Character Study. To ensure that bulk, mass and height of new dwellings do not visually overwhelm the scale of existing development. To prevent the loss of amenity for adjacent properties. To respect the existing character and scale of the surrounding built form. To articulate new dwellings and avoid two storey box-like designs. To encourage creative and quality design solutions that enhance existing residential areas. To ensure that the design respects the existing neighbourhood character or contributes to a preferred neighbourhood character. To ensure that development responds to the features of the site and the surrounding area.
Monash Guidelines New dwellings among established housing should be designed to respect the predominant characteristics of the built form of the Surrounding Neighbourhood including: Mass and proportion Roof form and pitch. Faade articulation and detailing. Window and door proportions. Verandahs, eaves and parapets. Building materials. Building heights. Visual Impact. Surrounding Neighbourhood is defined as the five properties on either side of the proposed development on both sides of the street and to the rear of the property. or If the proposed development is on a corner lot, five properties on either side of the development on both sides of the street including the side street as well as properties to the rear.
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B1 A1
New dwellings adjacent to areas that function as recreational public open space should be designed to minimise the visual intrusion of the built form on the open space having regard to: Mass. Bulk and form. Scale. Height
The design response must be appropriate to the neighbourhood and the site.
The proposed design must respect the existing or preferred neighbourhood character and respond to the features of the site.
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B1 A1
Neighbourhood Character Guidelines Applicants need to recognise the importance of neighbourhood character by designing proposals that have regard to existing built form and scale.
This can be achieved by: The retention of contributory buildings and their incorporation into new development proposals in designated heritage areas. Encouraging proposals of the same or similar style in streets that display a unified architectural style. Utilising similar building materials to that on adjoining properties. Designing dwellings which exhibit a high degree of articulation and detailing. Incorporating similar roof heights and pitches to that of adjoining development. Designing multi dwelling developments so that if there is a mixture of building styles and proportions adjoining the land, the elevation of the dwellings closest the street are graduated. The consolidation of lots, where possible, to help avoid difficulties with bulk and scale of two storey developments. Specifying new dwelling heights no greater than existing dwelling heights within the street. The retention of semi-mature and mature canopy trees. The provision of sufficient space within the property for the planting and development of large native trees. The planting of semi mature trees in open space areas, along boundaries adjacent to neighbouring open space and in front setback areas to reinforce the garden character of the area.
Refer to Section 3 of these Guidelines for the Desired Future Character Statements for each of the Precincts identified by the Monash neighbourhood Character Study.
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B2
ResCode Reference
Residential policy objectives
Monash Outcomes To ensure that residential development is provided in accordance with any policy for housing in the State Planning Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement and local planning policies.
To support medium densities in areas where development can take advantage of public transport and community infrastructure and services.
Monash Guidelines An application must be accompanied by a written statement to the satisfaction of the responsible authority that describes how the development is consistent with any relevant policy for housing in the State Planning Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement and local planning policies
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Dwelling diversity objective
ResCode Reference
B3
.
Monash Outcomes To encourage a range of dwelling sizes and types in developments of ten or more dwellings.
Monash Guidelines Developments of ten or more dwellings should provide a range of dwelling sizes and types, including: Dwellings with a different number of bedrooms. At least one dwelling that contains a kitchen, bath or shower, and a toilet and wash basin at ground floor level.
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B4
ResCode Reference
Infrastructure objectives
Monash Outcomes To limit the impact of increased stormwater run-off on drainage systems. To protect drainage assets from the impact of inappropriate development. To reduce the environmental impact of urban development on waterways within the catchment. To minimise the risk of injury to the public and damage to properties from increased stormwater flows. To ensure development is provided with appropriate utility services and infrastructure. To ensure development does not unreasonably overload the capacity of utility services and infrastructure.
Monash Guidelines All stormwater generated from water falling on the impervious surfaces of a site, is to be collected and discharged, via an on-site stormwater retention system, into the point of discharge nominated by the Responsible Authority. The rate of discharge to be limited to the design discharge for the site prior to development or redevelopment. Development should be connected to reticulated services, including reticulated sewerage, drainage, electricity and gas, if available.
Development should not unreasonably exceed the capacity of utility services and infrastructure, including reticulated services and roads.
Note:Plans for an on-site retention system and for any drainage works within the road reserve or easements must be submitted for approved by Councils Engineering Section prior to the works commencing.
In areas where utility services or infrastructure have little or no spare capacity, developments should provide for the upgrading of or mitigation of the impact on services or infrastructure.
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Integration with the street objective
ResCode Reference
B5 A2
Monash Outcomes To ensure each dwelling has its own sense of identity. To prevent car parking and accessways significantly impacting on and fragmenting the streetscape. To enhance the quality of residential areas by creating open and spacious streetscapes. To avoid high front fences which harden the streetscape and lead to a reduction in residential and visual amenity. To encourage front fences that contribute to and enhance the Garden City image. To ensure that development is designed in accordance with the appropriate Desired Future Character Statement for the relevant Urban Character Precinct as detailed in the Neighbourhood Character Study To integrate the layout of development with the street.
Monash Guidelines The front dwelling should be orientated so that its entry fronts the street and reflect the character of other dwellings in the Immediate Neighbourhood.
Immediate Neighbourhood is defined as the five properties on either side of the proposed development on both sides of the street. or Five properties on either side of the development on both sides of the street including intersections and if the proposed development is on a corner lot with dwellings fronting the side street, five properties in the side street.
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B5 A2
Dwellings should be designed to promote the observation of abutting streets and any abutting public open spaces. Development should be oriented to front existing and proposed streets.
Walls of buildings (excluding eaves) should be set back a minimum distance of:3 metres from a side property boundary, and 5 metres from a rear property boundary where the boundary abuts areas that function as public open space (or proposed Public Open Space). 5 metres minimum setback from rear property boundary
Development next to existing public open space should be laid out to complement the open space.
Developments should provide adequate vehicle and pedestrian links that maintain or enhance local accessibility.
High fencing in front of dwellings should be avoided if practicable.
See Element B32 for front fence Guideline.
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Street setback objective

(Amended 12 February 2004)
ResCode Reference
B6 A3
Monash Outcomes To ensure that setbacks of new buildings are in context with the surrounding environment. To encourage consistent setbacks which help to visually unify diverse types of buildings. To enhance the quality of residential areas by creating open and spacious streetscapes. To maintain the Garden City image by providing the space in which a large garden with upper canopy trees can develop To maintain the consistency, where present, of building front setbacks. To ensure that the setbacks of buildings from a street respect the existing or preferred neighbourhood character and make efficient use of the site.
Monash Guidelines All buildings should be setback from the front boundary a minimum distance equal to the average of the setback of the buildings on the two adjoining sites;
Where the average is less than 7.6 metres from the front boundary, the setback of the 5 properties either side should be averaged to calculate the Prevailing Street Setback;
The minimum building setback is the lesser of the Prevailing Street Setback or 7.6 metres
The 'Prevailing Street Setback' is the setback calculated by averaging the setback of the five adjoining residential properties on both sides of the development.
Inappropriate Response Buildings that are set closer to the front boundary than the closest of the buildings on the adjoining two properties Setback is measured from the front wall or window of a dwelling perpendicular to the street title boundary.
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B6 A3
On a corner development site:
All buildings should be setback from the main frontage a minimum distance equal to the average of the setback of the buildings on the two adjacent sites fronting the same street.
Where the average is less than 7.6 metres from the front boundary, the setback of the 5 properties either side should be averaged to calculate the Prevailing Street Setback;
The building setback is the lesser of the Prevailing Street Setback or 7.6 metres
No new dwelling should be closer than a minimum of three metres from any side street boundary.
NOTE:Where there are fewer than five residential properties between a street end or corner, or a non residential use and the development site the 'Prevailing Street Setback' is the setback calculated by averaging the setback of the five next residential properties fronting the street (if any)on both sides of the property.
Where there is an atypical setback within the 10 properties, that property should not be included for the purposes of determining the prevailing setback. Variances to ResCode Standard Separate provision for setbacks to dwellings
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Building height objective

(Amended 12 February 2004)
ResCode Reference
B7 A4
Monash Outcomes To ensure that bulk, mass and height of new dwellings do not visually overwhelm the scale of existing development. To prevent the loss of amenity for adjacent properties. To respect the existing character and scale of the surrounding built form. To articulate new dwellings and avoid two storey box-like designs. To encourage creative and quality design solutions that enhance existing residential areas. To ensure that development is designed in accordance with the appropriate Desired Future Character Statement for the relevant Urban Character Precinct as detailed in the Neighbourhood Character Study. To ensure that the height of buildings respects the existing or preferred neighbourhood character.
Monash Guidelines The height of new dwellings should respect the predominant building height and form of the surrounding area.
Recess second levels above ground floor from the faades of buildings. Incorporate second levels within the roof form where possible. Upper levels should not have a floor area greater than 65% of the ground floor area, excluding garages.
Inappropriate Design Response Two storey box shaped buildings. Large unarticulated wall surfaces. Upper levels that dominate the front of the dwelling.
Design articulation is required to ensure that visual impact of two storey high "slab" like walls and "box" like buildings do not detract from existing character of the surrounding neighbourhood.
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B7 A4
Buildings should not exceed, the predominant building height in the street by more than one storey. Changes of building height between existing buildings and new buildings should be graduated.
Buildings should not protrude above the mature tree canopy height.
Buildings should be designed to follow the contours or step down the site
Verandahs, porches and decorative elements should be designed to compliment the scale and form of the dwellings and should not add to the overall height and bulk of a building in a manner which detracts from the character of the streetscape. Variances to ResCode Standard Separate provision for dwelling height.
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Site coverage objective
ResCode Reference
B8 A5
Monash Outcomes To ensure development maximises on-site infiltration and minimises the additional burden on drainage infrastructure. To minimise increased overland flow from new development. To reduce the visual impact of additional hard surface areas. To limit the impact of increased stormwater run-off on drainage systems. To protect drainage assets from the impact of inappropriate development. To reduce the environmental impact of urban development on waterways within the catchment. To minimise the risk of injury to the public and damage to properties from increased stormwater flows. To ensure that the site coverage respects the existing or preferred neighbourhood character and responds to the features of the site.
Monash Guidelines The total hard surface coverage should be minimised and should be not more than 60% of the total site area. Council encourages the use of innovative design solutions which reduce hard surface coverage and helps to increase on-site stormwater infiltration. Some examples are as follows: The use of porous or semi impervious materials Grass mowing strips provided in driveways Pavers based in sand Use of stepping stones rather than paths Reduction in paving widths of driveways where vehicular manoeuvrability will not be affected
Hard surface coverage calculations include: roofed area of all buildings, including porches, verandahs, eaves and widths of gutters garages and carports footpaths driveways steps and landings other impervious areas
Variances to ResCode Standard Separate provision for Site Coverage.
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B9 A6
ResCode Reference
Permeability objectives
Monash Outcomes To ensure development maximises on-site infiltration and minimises the additional burden on drainage infrastructure. To minimise increased overland flow from new development. To reduce the visual impact of additional hard surface areas. To protect drainage assets from the impact of inappropriate development. To reduce the environmental impact of urban development on waterways within the catchment. To minimise the risk of injury to the public and damage to properties from increased stormwater flows To reduce the impact of increased storm water run-off on the drainage system. To facilitate on-site storm water infiltration.
Monash Guidelines The total area of permeable surfaces should be maximised and should be not less than 40% of the total site area. Some examples are as follows: All stormwater generated from water falling on the impervious surfaces of a site, is to be collected and discharged, via an on-site stormwater retention system, into the point of discharge nominated by the Responsible Authority. The rate of discharge to be limited to the design discharge for the site prior to development or redevelopment. The use of porous or semi impervious materials Grass mowing driveways strips provided in
Pavers based in sand Use of stepping stones rather than paths Reduction in paving widths of driveways where vehicular manoeuvrability will not be affected
Council encourages the use of innovative design solutions which reduce hard surface coverage and helps to increase on-site stormwater infiltration.
Note:Plans for an on-site retention system and for any drainage works within the road reserve or easements must be submitted for approved by Councils Engineering Section prior to the works commencing.
Variances to ResCode Standard Separate provision for on-site permeability.
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Energy efficiency objectives
ResCode
B10 Reference A7
Monash Outcomes To encourage the design of environmentally responsive dwellings To achieve and protect energy efficient dwellings and residential buildings. To ensure the orientation and layout of development reduce fossil fuel energy use and make appropriate use of daylight and solar energy.
Monash Guidelines Living areas and secluded private open space areas should be located on the north side of dwellings where possible to benefit from quality solar access.
North facing windows should be maximised to gain maximum benefit from winter solar access and west facing windows should be minimised for protection from late summer sunlight.
New dwellings should incorporate the use of eaves, verandahs, pergolas and other appropriate shading devices to minimise the impact of the hot summer sun.
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B10 A7
Deciduous trees which allow summer shading and winter sunlight to windows should be retained or planted to improve the solar efficiency of new dwellings.
If an application is made on or after 1 March 2002 the development should be designed to achieve a four star energy rating, using the Sustainable Energy Authority of Victoria FirstRate system or equivalent.
Buildings should be: Oriented to make appropriate use of solar energy. Sited and designed to ensure that the energy efficiency of existing dwellings on adjoining lots is not unreasonably reduced.
Living areas and private open space should be located on the north side of the development, if practicable.
Developments should be designed so that solar access to north-facing windows is maximised.
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Open space objective
ResCode Reference
B11
.
Monash Outcomes To integrate the layout of development with any public and communal open space provided in or adjacent to the development.
Monash Guidelines If any public or communal open space is provided on site, it should: Be substantially fronted where appropriate. by dwellings,
Provide outlook for as many dwellings as practicable. Be designed to protect any natural features on the site. Be accessible and useable.
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B12
ResCode Reference
Safety objective
Monash Outcomes To ensure each dwelling has its own sense of identity. To allow surveillance of the street and within a development to improve security for residents. To ensure the layout of development provides for the safety and security of residents and property.
Front entries to dwellings should be visible and easily identifiable from streets and from within the development. They should be designed to enable supervision by residents of the street and internal accessways.
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B12
Entrances to dwellings and residential buildings should not be obscured or isolated from the street and internal accessways.
Planting which creates unsafe spaces along streets and accessways should be avoided.
Developments should be designed to provide good lighting, visibility and surveillance of car parks and internal accessways.
Private spaces within developments should be protected from inappropriate use as public thoroughfares.
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B13 A8
ResCode Reference
Landscaping objectives
Monash Outcomes To maintain and enhance the Garden City image by preserving existing vegetation. To ensure that new vegetation is sympathetic to the existing landscape character and is responsive to the needs of future residents. To utilise landscaping as an effective tool to soften the appearance of hard surface areas such as driveways and any other paved areas. To incorporate canopy trees with spreading crowns throughout developments. To provide appropriate setbacks to ensure the longevity of significant canopy trees. To protect the environment by the planting of appropriate species. To ensure that new developments retain and protect existing street trees. To ensure the landscaping of new development enhances that of the adjacent linear landscape corridors. To encourage development that respects the landscape character of the neighbourhood. To encourage development that maintains and enhances habitat for plants and animals in locations of habitat importance. To provide appropriate landscaping. To encourage the retention of significant or mature vegetation on the site.
Monash Guidelines Existing trees which add to the character of an area should be retained where appropriate.
New landscape planting should relate in terms of species, form and texture to that within abutting areas that function as public open space ( or proposed Public Open Space) Qualified arboricultural advice should be sought prior to the design of a proposal to determine appropriate setback requirements for any buildings, driveways or other associated works.
Landscaping of any new development should include the provision of at least one (1) new canopy tree with spreading crown in each of the major open space areas
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B13 A8
provided on site. The alignment of driveways should be varied to provide sufficient planting to avoid a gunbarrel effect.
Landscape areas of between 1.0 to 2.0 metres width at the front of the site and at suitable locations along the driveway should be provided adjacent to the fence.
A minimum landscape buffer of at least 0.5 metres must be provided along both sides of a driveway. Development should provide for the retention or planting of trees, where these are part of the character of the neighbourhood.
Buildings, driveways and other works should be setback an appropriate distance from existing trees both on-site and on adjacent properties to ensure the trees longevity.
The landscape layout and design should: Protect any predominant features of the neighbourhood. landscape
Take into account the soil type and drainage patterns of the site. Allow for intended vegetation growth and structural protection of buildings. In locations of habitat importance, maintain existing habitat and provide for new habitat for plants and animals. Provide a safe, attractive and functional environment for residents.
Development should provide for the replacement of any significant trees that have been removed in the 12 months prior to the application being made.
The landscape design should specify landscape themes, vegetation (location and species), paving and lighting.
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B13 A8
Surrounding Neighbourhood Surrounding Neighbourhood is defined as the five properties on either side of the proposed development on both sides of the street and to the rear of the property. or If the proposed development is on a corner lot, five properties on either side of the development on both sides of the street including the side street as well as properties to the rear.
New landscaping should reflect the character of existing planting in the Surrounding Neighbourhood.
Within Character Type A and B gardens are generally transparent allowing views to the dwelling. Planting is often arranged towards the front property boundary.
Within Character Types C and D gardens are often densely planted and include a number of large trees and shrubs. The dwelling is sometimes obscured.
Within Character Type E gardens contain a large proportion of native trees and shrubs and have an open quality creating visual continuity with the street.
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Access objectives
ResCode Reference
B14
.
Monash Outcomes To minimise the number of vehicle crossings and to maintain existing kerb side parking. To prevent car parking and accessways significantly impacting on and fragmenting the streetscape. To ensure efficient vehicle movement. To prevent parking, traffic and pedestrian difficulties in residential areas. To ensure vehicle access to and from a development is safe, manageable and convenient. To ensure the number and design of vehicle crossovers respects the neighbourhood character.
Monash Guidelines No more than one single width vehicle crossing should be provided to the site for each dwelling fronting a street.
The location of crossovers should maximise the retention of on-street car parking spaces. For examples above: One vehicle crossing for one dwelling fronting the street. Two vehicle crossing where two dwellings front the street Councils engineering design standards for vehicle crossings are to be met.
The number of access points to a road in a Road Zone should be minimised.
If a vehicle turning circle is required to enable cars to exit the site in a forward direction it should NOT be provided within the front setback.
32
B14
New vehicle crossings should be located to avoid street trees and services.
Distance separation from the service pole, pit or tree will depend on the type of service or tree. Designers should contact the relevant Service Authority and Councils Engineering Department to determine the adequate distance for protection of the service pole, pit or tree.
Note:-
Accessways should: Be designed to allow convenient, safe and efficient vehicle movements and connections within the development and to the street network. Be designed to ensure vehicles can exit a development in a forwards direction if the accessway serves five or more car spaces, three or more dwellings, or connects to a road in a Road Zone. Be at least 3 metres wide. Have an internal radius of at least 4 metres at changes of direction. Provide a passing area at the entrance that is at least 5 metres wide and 7 metres long if the accessway serves ten or more spaces and connects to a road in a Road Zone.
Access to parking areas should be designed using the Turning Circle Design Template B85 as detailed in Australian Standard AS.2890.1-1993. Part 1 Off-Street car Parking Driveways should be designed and constructed using appropriate Engineering practices. Engineering permits must be obtained for new or altered vehicle crossings.
The width of accessways or car spaces should not exceed: 33 per cent of the street frontage, or if the width of the street frontage is less than 20 metres, 40 per cent of the street frontage.
Developments must provide for access for service, emergency and delivery vehicles.
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Parking location objectives
ResCode Reference
B15
.
Monash Outcomes To provide on-site car spaces which are convenient and safe To ensure efficient vehicle movement. To prevent parking, traffic and pedestrian difficulties in residential areas. To prevent car parking and accessways significantly impacting on and fragmenting the streetscape. To ensure that garages, carports and associated visitor spaces do not dominate the streetscape. To ensure car ports and garages do not visually disrupt the streetscape. To maintain environmental amenity and neighbourhood character by the provision of consistent setbacks. To provide convenient parking for resident and visitor vehicles. To avoid parking and traffic difficulties in the development and the neighbourhood. To protect residents from vehicular noise within developments.
Monash Guidelines
Garages and carports should be designed to integrate with and complement the architecture of the dwelling.
Car parking facilities should not dominate the development or street frontage.
Garages and carports fronting a side street should be setback from the property boundary a minimum of 5.5 metres to allow for a visitor space in tandem and to prevent vehicle overhang of the footpath.
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B15
Carports and garages fronting a street should be setback a minimum of 0.5 metres behind the front facade of dwellings to minimise the visual impact.
Garages and carports should not be located parallel to driveways or located within the front setback.
Shared accessways or car parks should be located at least 1.5 metres from the windows of habitable rooms.
This setback may be reduced to a minimum of 1 metre where the window sill of a habitable room is a minimum of 1.4 metres above the driveway or car space.
The visual impact of hard surface areas should be reduced by utilising a variety of treatments including: Landscaping Various surface treatments Separation of car parking structures
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B15
Car parking facilities should: Be reasonably close and convenient to dwellings and residential buildings. Be secure. Be designed to allow safe and efficient movements within the development. Be well ventilated if enclosed.
Large parking areas should be broken up with trees, buildings or different surface treatments.
Variances to ResCode Standard Separate provision for parking location
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B16 A9
ResCode Reference
Parking provision objectives
Monash Outcomes To provide on-site car spaces which are convenient and safe To ensure efficient vehicle movement. To prevent parking, traffic and pedestrian difficulties in residential areas. To ensure that car and bicycle parking for residents and visitors is appropriate to the needs of residents. To ensure that the design of parking and access areas is practical and attractive and that these areas can be easily maintained.
Monash Guidelines On-site car parking should be provided as follows:Car parking facilities should: Be designed for efficient use and management. Minimise the area of hard surface. Be designed, surfaced and graded to reduce run-off and allow stormwater to drain into the site. Be lit.
For dwellings that have only one room capable of being used as a bedroom, One space per dwelling and one visitor space per five dwellings,
For dwellings with two or more rooms, capable of being used for bedrooms, Two car parking spaces per dwelling.
A building may project into a car space if it is at least 2.1 metres above the space. Each dwelling should have at least one covered car parking space.
In developments of five or more dwellings, bicycle parking spaces should be provided.
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B16 A9
Garage dimensions are to be measured internally from the face of piers. Car parking garage dimensions are: Single garages/carports 3.5 metres (wide) by 6 metres (long) internally; Double garages/carports 5.5 metres (wide) by 6 metres (long) internally;
Note:Internal steps or other features that restrict the ability of a car to park within the garage or carport will require the dimension to be increased appropriately. Car park and accessway dimensions ANGLE OF CAR SPACES TO ACCESSWAY Parallel 45 60 90 ACCESSWAY WIDTH CAR SPACE WIDTH CAR SPACE LENGTH
3.6 m 3.5 m 4.9 m 6.4 m 5.8 m 5.2 m 4.8 m
2.3 m 2.6 m 2.6 m 2.6 m 2.8 m 3.0 m 3.2 m
6.7 m 4.9 m 4.9 m 4.9 m 4.9 m 4.9 m 4.9 m
Variances to ResCode Standard Separate provision for car parking
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B17 A10
ResCode Reference
Side and rear setbacks objective
Monash Outcomes To ensure that setbacks of new buildings are in context with the surrounding environment. To encourage consistent setbacks which help to visually unify diverse types of buildings. To maintain the Garden City image by providing the space in which a large garden with upper canopy trees can develop. To ensure that the height and setback of a building from a boundary respects the existing or preferred neighbourhood character and limits the impact on the amenity of existing dwellings.
Monash Guidelines A new building not on or within 150mm of a boundary should be set back from side or rear boundaries 1 metre, plus 0.3 metres for every metre of height over 3.6 metres up to 6.9 metres, plus 1 metre for every metre of height over 6.9 metres.
Walls of buildings (excluding eaves) should be set back a minimum distance of: 3 metres from a side property boundary, and 5 metres from a rear property boundary
where the boundary abuts areas that function as public open space (or proposed Public Open Space).
5 metres minimum setback from rear property boundary
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B17 A10
Sunblinds, verandahs, porches, eaves, fascias, gutters, masonry chimneys, flues, pipes, domestic fuel or water tanks, and heating or cooling equipment or other services may encroach not more than 0.5 metres into the setbacks.
Landings having an area of not more than 2 square metres and less than 1 metre high, stairways, ramps, pergolas, shade sails and carports may encroach into the setbacks.
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B18 A11
ResCode Reference
Walls on boundaries objective
Monash Outcomes To ensure that walls of new buildings that are to be located on a property boundary are in context with the character of the site and adjoining properties and are not detrimental to the use and enjoyment of abutting primary open space areas. To ensure that the height and length of wall located on or near property boundaries are acceptable within the neighbourhood setting. To ensure that the location, length and height of a wall on a boundary respects the existing or preferred neighbourhood character and limits the impact on the amenity of existing dwellings.
Monash Guidelines Walls should only be located on existing property boundaries if they have minimal impact on any primary area of private open space, or habitable room window of any dwelling, existing on the adjoining property. Proposed wall on boundary
Issues to be considered include: Impact of shadows Loss of sunlight Loss of daylight Visual impact Trees on abutting properties
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B18 A11
A new wall constructed on or within 150mm of a side or rear boundary of a lot or a carport constructed on or within 1 metre of a side or rear boundary of lot should not abut the boundary for a length of more than: 10 metres plus 25 per cent of the remaining length of the boundary of an adjoining lot, or Where there are existing or simultaneously constructed walls or carports abutting the boundary on an abutting lot, the length of the existing or simultaneously constructed walls or carports, A new wall or carport may fully abut a side or rear boundary where slope and retaining walls or fences would result in the effective height of the wall or carport being less than 2 metres on the abutting property boundary.
A building on a boundary includes a building set back up to 150mm from a boundary.
whichever is the greater.
The height of a new wall constructed on or within 150mm of a side or rear boundary or a carport constructed on or within 1 metre of a side or rear boundary should not exceed an average of 3 metres with no part higher than 3.6 metres unless abutting a higher existing or simultaneously constructed wall.
Walls should only be located on existing property boundaries if they are setback further than the faade of the dwelling.
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B19 A12
ResCode Reference
Daylight to existing windows objective
Monash Outcomes To ensure that adequate daylight is provided to habitable room windows of dwellings without detriment to the future use of neighbouring properties. To allow adequate daylight into existing habitable room windows.
Monash Guidelines Buildings opposite an existing habitable room window should provide for a light court to the existing window that has a minimum area of 3 square metres and minimum dimension of 1 metre clear to the sky. The calculation of the area may include land on the abutting lot.
This light court should include the full width of the window.
Proposed wall on boundary
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B19 A12
Walls or carports more than 3 metres in height opposite an existing habitable room window should be set back from the window at least 50 per cent of the height of the new wall if the wall is within a 55 degree arc from the centre of the existing window. The arc may be swung to within 35 degrees of the plane of the wall containing the existing window. Where the existing window is above ground floor level, the wall height is measured from the floor level of the room containing the window.
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B20 A13
ResCode Reference
North-facing windows objective
Monash Outcomes To allow adequate solar access to existing north-facing habitable room windows.
Monash Guideline If a north-facing habitable room window of an existing dwelling is within 3 metres of a boundary on an abutting lot, a building should be setback from the boundary 1 metre, plus 0.6 metres for every metre of height over 3.6 metres up to 6.9 metres, plus 1 metre for every metre of height over 6.9 metres, for a distance of 3 metres from the edge of each side of the window.
A north-facing window is a window with an axis perpendicular to its surface oriented north 20 degrees west to north 30 degrees east.
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Overshadowing open space objective
ResCode Reference
B21 A14
Monash Outcomes To ensure buildings do not significantly overshadow existing secluded private open space.
Monash Guidelines Where sunlight to the secluded private open space of an existing dwelling is reduced, at least 75 per cent, or 40 square metres with minimum dimension of 3 metres, whichever is the lesser area, of the secluded private open space should receive a minimum of five hours of sunlight between 9 am and 3 pm on 22 September.
If existing sunlight to the secluded private open space of an existing dwelling is less than the requirements of this standard, the amount of sunlight should not be further reduced.
46
B22 A15
ResCode Reference
Overlooking objective
Monash Outcomes To encourage developments that appropriately address issues of overlooking intrusion through site responsive design To limit views into existing secluded private open space and habitable room windows.
Monash Guidelines Secluded private open space and habitable room windows of existing adjacent dwellings should be protected from direct overlooking by utilising: low finished floor levels offsetting windows retention of existing screening vegetation provision of appropriate distances between windows and private open space areas effective window locations A habitable room window, balcony, terrace, deck or patio should be located and designed to avoid direct views into the secluded private open space of an existing dwelling within a horizontal distance of 9 metres (measured at ground level) of the window, balcony, terrace, deck or patio. Views should be measured within a 45 degree angle from the plane of the window or perimeter of the balcony, terrace, deck or patio, and from a height of 1.7 metres above floor level.
The City of Monash does not support the view that Overlooking issues should be resolved by the indiscriminate use of raised sill heights or obscure glazing. Habitable rooms, including bedrooms should each be provided with quality outlooks. Overlooking issue should be resolved by improved design and orientation of windows. Variances to ResCode Standard Separate provision for window screening
47
Internal views objective
ResCode Reference
B23
.
Monash Outcomes To limit views into the secluded private open space and habitable room windows of dwellings and residential buildings within a development.
Monash Guideline Windows and balconies should be designed to prevent overlooking of more than 50 per cent of the secluded private open space of a lowerlevel dwelling or residential building directly below and within the same development.
48
B24
ResCode Reference
Noise impacts objectives
Monash Outcomes To encourage developments that appropriately address issue of acoustic intrusion through site responsive design. To contain noise sources in developments that may affect existing dwellings. To protect residents from external noise.
Monash Guidelines Double glazing or other effective noise reduction methods should be provided for habitable room windows fronting main roads or any other loud noise source.
Noise sources, such as mechanical plant, should not be located near bedrooms of immediately adjacent existing dwellings.
Noise sensitive rooms and secluded private open spaces of new dwellings and residential buildings should take account of noise sources on immediately adjacent properties.
Dwellings and residential buildings close to busy roads, railway lines or industry should be designed to limit noise levels in habitable rooms.
49
Accessibility objective
ResCode Reference
B25
.
Monash Outcomes
To encourage the consideration of the needs of people with limited mobility in the design of developments.
Monash Guideline The dwelling entries of the ground floor of dwellings and residential buildings should be accessible or able to be easily made accessible to people with limited mobility.
50
B26
ResCode Reference
Dwelling entry objective
Monash Outcomes To ensure each dwelling has its own sense of identity. To allow surveillance of the street and within a development to improve security for residents. To provide each dwelling or residential building with its own sense of identity.
Access to this entry should not be screened by or interfere with an area of secluded private open space.
Entries to dwellings and residential buildings should: Be visible and easily identifiable from streets and other public areas. Provide shelter, a sense of personal address and a transitional space around the entry. Be designed to enable supervision by residents of the street and internal accessways.
Front porches, verandahs or other transitional spaces should be provided at entries for pedestrian protection. However, verandahs and porches should be designed to compliment the scale and form of the dwellings and should not intrude into the front setback area of the site in a manner which detracts from the character of the streetscape.
51
Daylight to new windows objective
ResCode Reference
B27 A16
Monash Outcomes To ensure that adequate daylight is provided to habitable room windows of dwellings without detriment to the future use of neighbouring properties. To allow adequate daylight into new habitable room windows.
Monash Guidelines A window in a habitable room should be located to face an outdoor space clear to the sky or a light court with a minimum area of 3 square metres and minimum dimension of 1 metre clear to the sky, not including land on an abutting lot.
This light court should include the full width of the window.
The City of Monash does not support the concept that daylight to a habitable room should be able to be provided solely from under a carport or front entry porch. Habitable rooms should each be provided with quality daylight and an appropriate outlook. Daylight issues should be resolved by improved design and better orientation of windows.
Variances to ResCode Standard Separate provision for daylight to habitable rooms.
52
B28 A17
ResCode Reference
Private open space objective
Monash Outcomes To provide generous private open space in developments which enables the retention of existing significant trees and other vegetation. To allow for the planting of new canopy trees. To provide useable recreational areas for the needs of future residents. To enhance residential amenity by being appropriately located. To reflect existing neighbourhood character. To provide adequate private open space for the reasonable recreation and service needs of residents.
Monash Guidelines Dwellings that have direct access to ground level open space should be provided with an adequate area of secluded private open space in the form of: An area at ground level totalling 75m with one secluded part at the side or rear (not located between the dwelling and the street), with an area of 35m and a minimum width of 5 metres which has convenient access from a living room. Dwellings at first floor or above that do not have direct access to ground level open space should be provided with an adequate area of secluded private open space in the form of: A balcony with an area of 8m and a minimum width of 1.6 metres which has convenient access from a living room; or A rooftop space with an area of 10m and a minimum width of 2 metres that has convenient access to a living room.
Private open space areas should have a minimum dimension not less than 3 metres.
53
ResCode Reference
B28 A17
Fences or walls that enclose open space areas should be designed to complement the architecture of the dwelling and constructed of quality materials.
Front setback areas should not be fenced except where fencing is appropriate have regard to the Front Fence Guidelines at Part B32 of this Guide.
The Landscaping Guidelines at Part 2.09 of this Guide recommends that at least one (1) canopy tree be planted in each significant part of the open space areas provided on site
Note:The Secluded Open Space rectangle is not to be located between the dwelling and the street.
However this setback area can provide the balance of the required Private Open Space.
Variances to ResCode Standard Separate provision for private open space.
54
B29 A18
ResCode Reference
Solar access to open space objective
Monash Outcomes To allow solar access into the secluded private open space of new dwellings and residential buildings. Solar access to open space Monash Guidelines The private open space should be located on the north side of the dwelling or residential building, if appropriate.
The southern boundary of secluded private open space should be set back from any wall on the north of the space at least (2 + 0.9h) metres, where h is the height of the wall.
55
Storage objective
ResCode Reference
B30
.
Monash Outcomes To provide adequate storage facilities for each dwelling.
Monash Guideline Each dwelling should have convenient access to at least 6 cubic metres of externally accessible, secure storage space.
Note: If located within a garage, this storage area is in addition to the dimensions required for car parking. If located within an external storage shed, this area is not part of the private open space requirement for the dwelling.
56
B31 A19
ResCode Reference
Design detail objective
Monash Outcomes To ensure that bulk, mass and height of new dwellings do not visually overwhelm the scale of existing development. To prevent the loss of amenity for adjacent properties. To respect the existing character and scale of the surrounding built form. To articulate new dwellings and avoid two storey box-like designs. To encourage creative and quality design solutions that enhance existing residential areas. To ensure that development is designed in accordance with the appropriate Desired Future Character Statement for the relevant Urban Character Precinct as detailed in the Neighbourhood Character Study. To encourage design detail that respects the existing or preferred neighbourhood character.
Monash Guidelines New dwellings among established housing should be designed to respect the predominant characteristics of the built form of the Surrounding Neighbourhood including: Mass and proportion Roof form and pitch. Faade articulation and detailing. Window and door proportions. Verandahs, eaves and parapets. Building materials. Building heights. Visual Impact. Surrounding Neighbourhood is defined as the five properties on either side of the proposed development on both sides of the street and to . the rear of the property. or If the proposed development is on a corner lot, five properties on either side of the development on both sides of the street including the side street as well as properties to the rear.
57
B31 A19
The height of new dwellings should be generally single-storey, except where multi storey development is obvious in the Surrounding Neighbourhood. This includes new dwellings located in the rear yards of properties. Consideration should be given to the Desired Future Character Statement for the relevant Neighbourhood Character Area detailed in Section 3 of this Guide. New dwellings adjacent to areas that function as recreational public open space should be designed to minimise the visual intrusion of the built form on the open space having regard to: Mass. Bulk and form. Scale. Design articulation is required to ensure that visual impact of two storey high "slab" like walls and "box" like buildings do not detract from existing character of the surrounding neighbourhood. Height
Where two storey dwellings are appropriate they should have a maximum first floor area of 65% of the ground floor, excluding garage areas.
Verandahs and porches should be designed to compliment the scale and form of the dwellings and should not intrude into the front setback area of the site in a manner which detracts from the character of the streetscape
58
B31 A19
Garages and carports should be designed to integrate with and complement the architecture of the dwelling.
Garages and carports should be visually compatible with the development and the existing or preferred neighbourhood character.
Car parking facilities should not dominate the development or street frontage.
Garages and carports fronting a side street should be setback from the property boundary a minimum of 5.5 metres to allow for a visitor space in tandem and to prevent vehicle overhang of the footpath.
Carports and garages fronting a street should be setback a minimum of 0.5 metres behind the front facade of dwellings to minimise the visual impact.
Garages and carports should not be located parallel to driveways or located within the front setback.
59
B31 A19
Neighbourhood Character Guidelines Applicants need to recognise the importance of neighbourhood character by designing proposals that have regard to existing built form and scale.
This can be achieved by: The retention of contributory buildings and their incorporation into new development proposals in designated heritage areas. Encouraging proposals of the same or similar style in streets that display a unified architectural style. Utilising similar building materials to that on adjoining properties. Designing dwellings which exhibit a high degree of articulation and detailing. Incorporating similar roof heights and pitches to that of adjoining development. Designing multi dwelling developments so that if there is a mixture of building styles and proportions adjoining the land, the elevation of the dwellings closest the street are graduated. The consolidation of lots, where possible, to help avoid difficulties with bulk and scale of two storey developments. Specifying new dwelling heights no greater than existing dwelling heights within the street. The retention of semi-mature and mature canopy trees. The provision of sufficient space within the property for the planting and development of large native trees. The planting of semi mature trees in open space areas, along boundaries adjacent to neighbouring open space and in front setback areas to reinforce the garden character of the area.
Refer to Section 3 of these Guidelines for the Desired Future Character Statements for each of the Precincts identified by the Monash neighbourhood Character Study.
60
B32 A20
ResCode Reference
Front fences objective
Monash Outcomes To encourage front fences that contribute to and enhance the Garden City image. To ensure that dwellings are visible from the street. To allow vegetation in the front garden to soften the streetscape. To allow surveillance of the street and improve security and pedestrian comfort. To encourage front fences which complement the architecture of a dwelling, in terms of height, style, materials and colour. To avoid high front fences which harden the streetscape and lead to a reduction in residential and visual amenity. To encourage front fence design that respects the existing or preferred neighbourhood character.
Monash Guidelines Front fences should NOT to be provided unless fences form part of the character of the Immediate Neighbourhood.
That is: A front fence should only be provided where more than 25% of properties in the Immediate Neighbourhood have a front fence.
Where a front fence is appropriate it should be no higher than 1.2 metres.
The design, style and materials of the front fence should reflect the common characteristics of the front fences in the Immediate Neighbourhood.
61
B32 A20
A high front fence may be appropriate adjacent to main roads for noise protection of the dwelling. However this fence should be: articulated, and set back allowing landscape screen planting, including existing trees and shrubs to the street frontage, and properly designed to be compatible with the dwelling and constructed of quality enhance the streetscape. materials to
Side boundary fences, between the street boundary to the alignment of the nearest wall of a dwelling, should be lower than 1.2 metres, except where the side fence is a rear fence to an adjoining property A transition panel between the different fence heights may extend into the front setback area as shown.
The materials and finishes of a rear fence abutting areas that function as recreational public open space (or proposed Public Open Space) should be sympathetically designed to complement the character of the public open space.
Variances to ResCode Standard Separate provision for front fences.
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B33
ResCode Reference
Common property objectives
Monash Outcomes To ensure that communal open space, car parking, access areas and site facilities are practical, attractive and easily maintained. To avoid future management difficulties in areas of common ownership.
Monash Guidelines Developments should clearly delineate public, communal and private areas.
Common property, where provided, should be functional and capable of efficient management.
63
Site services objectives
ResCode Reference
B34
.
Monash Outcomes To ensure that site facilities of developments are appropriately located so as not to effect the amenity of the area or adjoining land. To provide site facilities which are adequate and convenient for residents needs. To ensure that site services can be installed and easily maintained. To ensure that site facilities are accessible, adequate and attractive.
Monash Guidelines Appropriate provision should be made for the storage of garbage bins away from common property areas and the street frontage. Minimum requirements for waste bins.
Adequate access should be provided to the rear garden of a dwelling to allow for movement of garbage bins, lawn mowers and the like.
Meter boxes and other services, should be combined and located discretely. They should not be located on the street alignment or within the front setback.
Council's requirements for the location of meter boxes are detailed in:"A Guide to Electricity Supply Meter Boxes in Monash".
Mailboxes should be provided and located for convenient access as required by Australia Post. .
64
B34
Outdoor clothes drying facilities should: be located in an appropriate area of sufficient dimension to facilitate the drying of clothes. not located within the area of primary secluded open space. not located where they can be viewed from a street or common property area.
The design and layout of dwellings and residential buildings should provide sufficient space (including easements where required) and facilities for services to be installed and maintained efficiently and economically.
Variances to ResCode Standard Separate provision for site services.
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RESIDENTIAL DEVELOPMENT

MONASH DEVELOPMENT GUIDE

Single Dwelling - (Planning Permit required)

Two or more Dwelling - (Planning Permit required)

Single Dwelling Element A1

Two or More Dwellings Element B1 B2 B3 B4 B5 B6 B7 B8 B9 B10 B11 B12 B13

Neighbourhood character Residential policy Dwelling Diversity Infrastructure

City of Monash 12 February 2004

MONASH DEVELOPMENT GUIDE

City of Monash 12 February 2004

MONASH DEVELOPMENT GUIDE

City of Monash 12 February 2004

MONASH DEVELOPMENT GUIDE

Neighbourhood character objectives

City of Monash 12 February 2004

MONASH DEVELOPMENT GUIDE

City of Monash 12 February 2004

MONASH DEVELOPMENT GUIDE

City of Monash 12 February 2004

MONASH DEVELOPMENT GUIDE

Residential policy objectives

City of Monash 12 February 2004

MONASH DEVELOPMENT GUIDE

Dwelling diversity objective

City of Monash 12 February 2004

MONASH DEVELOPMENT GUIDE

City of Monash 12 February 2004

MONASH DEVELOPMENT GUIDE

Integration with the street objective

City of Monash 12 February 2004

MONASH DEVELOPMENT GUIDE

High fencing in front of dwellings should be avoided if practicable.

See Element B32 for front fence Guideline.

City of Monash 12 February 2004

MONASH DEVELOPMENT GUIDE

Street setback objective

City of Monash 12 February 2004

MONASH DEVELOPMENT GUIDE

City of Monash 12 February 2004

MONASH DEVELOPMENT GUIDE

Building height objective

City of Monash 12 February 2004

MONASH DEVELOPMENT GUIDE

City of Monash 12 February 2004

MONASH DEVELOPMENT GUIDE

Site coverage objective

Variances to ResCode Standard Separate provision for Site Coverage.

City of Monash 12 February 2004

MONASH DEVELOPMENT GUIDE

Variances to ResCode Standard Separate provision for on-site permeability.

City of Monash 12 February 2004

MONASH DEVELOPMENT GUIDE

City of Monash 12 February 2004

MONASH DEVELOPMENT GUIDE

Developments should be designed so that solar access to north-facing windows is maximised.

City of Monash 12 February 2004

MONASH DEVELOPMENT GUIDE

Open space objective

City of Monash 12 February 2004

MONASH DEVELOPMENT GUIDE

City of Monash 12 February 2004

MONASH DEVELOPMENT GUIDE