Part One concludes by providing a brief overview of the planning and economic context in which residential development must currently operate within the Baulkham Hills Shire. Due to the presence of the retail center there is a variety of housing types from apartments to townhouses.
Dural (Glenhaven)
- Landscape
- Streetscape and Public Realm
- Built Form
There are distant bush/rural vistas that reinforce the environment of the area along the roads and across the lot. The area is focused around a small, relatively intimate mall that represents the "heart" of the area.
- Northern Sector Landscape
- Northern Sector Streetscape and Public Realm
- Southern Sector: Landscape
- Southern Sector: Streetscape and Public Realm
- Southern Sector: Built Form
Substantial stands of mature vegetation at the edge of the road enhance and frame the view. The wide shallow lots with generous setbacks create a quiet, pleasant homely feel to the streetscape, yet have the potential to make infill development prominent in the streetscape.
- Northern Streetscape and Public Realm
- Southern Streetscape and Public Realm
- Speers Road Landscape
- Speers Road Built Form
The sector extends along North Rocks Road and establishes a linear shape and diverse range of lot sizes. Development is located in a valley which creates a moderate to strong landscape framework within a semi-fenced environment.
There is a contrasting character in North Rocks between the northern, southern and Speer road sectors and in this respect it is difficult in terms of character to consider it as a coherent area.
Oatlands
- Streetscape and Public Realm
- Built Form
A notable feature is the presence of white picket fences in places in the streetscape that separate the private and public areas.
DESIGN ELEMENTS: ISSUE STATEMENTS
- Introduction
The site analysis carried out in February and March to determine the character of the areas was a good opportunity to identify emerging issues and examples of the type and form of development that the council does not want to see repeated in the county.
Multi Units
- Landscape
- Driveways
- Fences
Prominent large mature trees, particularly at the front lot boundary, are not protected or replaced, affecting the continuity of the landscape along the street and the landscape character of the Shire. They obscure the view of the development and the public realm, isolating the development perceptually and physically from its surroundings. Where occasional surveillance is poor, and even where it is not, walls are subject to graffiti attacks which further detract from the streetscape's attractiveness.
Balconies
They cover common areas and driveways, thereby exposing apartment residents to unreasonable amounts of noise and local pollution, and reducing the privacy and value of the balcony as a private open space for apartment residents. Similarly, with their dominant presence, they undermine the privacy and comfort of using common open space, especially pools.
Garages
Common Facilities
Townhouses and Villas .1 landscape
- Driveways
- Garages
Visually dominated by garage doors, they lack porous surfaces and different materials and colors to add variety and interest.
- Common Facilities
- Legibility , privacy and Safety
- PLANNING ANALYSIS
- Background
- ECONOMIC Overview
- Background
The width of the planting areas is often too small for the long-term survival of the species, and the density of planting of the appropriate species required for any meaningful visual impact is poor. An extensive review of a number of non-statutory planning instruments has been carried out to form the basis of this document and to assist in the formulation of the development control and planning guidance that the DCP is expected to contain. In the Baulkham Hills DCPs, an illustrative general ordinance is required to show the general character of the area.
Population Growth
Age Distribution
Household Composition
Marital Status
Ethnicity
Housing Characteristics
Growth in Dwelling Stock
Tenure
Dwelling Size
The Future
Housing Demand
PRECINCT CHARACTER STATEMEN TS
- Introduction
- Baulkham Hills
- Carlingford
It represents the Council's vision for residential area development and, where appropriate, provides flexibility in the interpretation of the guidelines that follow where the nature of the guideline supports a flexible interpretation. Buildings should enhance the presence of the center by maximizing the building envelope to take advantage of the views and aspect of the site. Due to the presence of potential excellent public transport to be enjoyed by the residents of the Shire, access to a mix of housing types, including studios and one-bedroom apartments, should be offered to provide greater housing options and choice for the residents of the Shire.
In this regard, each statement must provide a clear visual image of the intent of the desired development quality. Buildings located on sites facing major roads should provide private and shared open spaces that provide a viable alternative in terms of aspects for residents instead of the street through provisions for generous proportions and sizes of such spaces in the middle of the place. As the area may be the only opportunity travelers to Parramatta and Chatswood have to judge the Shire in the future, buildings should incorporate landscape elements at all levels of the facade to enhance the image of the Shire.
6 .4 Castle Hill
6 .5 Dural (Glenhaven)
Northmead
North Rocks
Residential development in the North Cliffs area should reflect and respond to the unique character and attributes within the North, South and Speers Road sectors of the area. Residential development in the northern sector should respond to the sector's linear shape and proximity to retail services through an emphasis on creating a comfortable and attractive public realm at the front boundary/. Full-height solid walls built to the front property boundary should be avoided in favor of more transparent, low-height walls.
Oatlands
Residential development in the southern sector should respond to the ridge setting and presence of the valley of Darling Mills Creek to the west through the balanced distribution of built form throughout the site with an emphasis on ample building separation and dense landscaping within the separation areas to reduce the visual impact of the development from the eastern side of the creek. Development at the street boundary should respond to the role of the streetscape in enhancing the garden-like character of the shire by emphasizing the provision of semi-mature dense landscape that native tree species local to the area and the. Residential development in the Speersweg sector should reflect the semi-fenced vegetated valley environment of the Precinct through generous building separation and boundary setbacks that allow for, and include, dense semi-mature landscaping and trees.
Buildings should maximize building envelope to the front boundary of the property and buildings, and entrances to buildings, should address the street. Setbacks should include predominantly shade trees to accommodate the public realm and buildings should overlook the roadway. View corridors of the North Cliffs in the valley through the sites, where they exist, should be protected and preserved in new development, and adapted by landscape and built form to enrich the appreciation and experience of green by residents and motorists .
STATEMENTS
Introduction
Mill
BAULKHAM HILLS
Keene Street Character Unit
CHARACTER OF THE AREA
Kenneth Avenue Character Unit
Ii MUI
The character is consistent throughout, with tree-lined streets dominating the sub-area as well as individual landscaped gardens. The sub-area is on a gentle slope to the south and has a distant view over the site. 7 cars per housing, where 4 per cent. of the residents within the sub-area use public transport to their place of employment.
Southern Domain -
Watkins Road I Horwood Avenue Character unit
E1: Eastern Domain -
Cross Street Character unit
Ii Mill
E2: Eastern Domain -
Cook Street Character unit
CHARACTER OF THE AREA
The sub-area maintains a pleasant garden character, which continues from the adjacent reserve into the sub-area. There is an average of 1.6 cars per dwelling with 6 percent of the sub-area using public transport to their workplace. On average 2.3 people live within each dwelling with 99% of the sub-area owning 1 or more cars.
ITm I UJl'U 1uOUStng : urualfoesugn QUluehnes
There are approximately 2,000 people living within this section of the area, with one in five people under the age of 15 and 21 per cent over the age of 55.
N2: Northern Domain -
Dobson Crescent Character unit CHARACTER OF THE AREA
Christopher Street Character Unit CHARACTER OF THE AREA
CONTEXTUAL JUSTIFICATION
- Introduction
- Analysis Process
- Key Elements
The Council therefore clearly wants the development proposal to include evidence of the designer's analysis of the site and the capabilities, constraints and characteristics of the environment, and how the proposed development responds to those characteristics. Accordingly, for all developments subject to these draft guidelines, the Council will seek a comprehensive justification of the proposed development in terms of sensitivity to the features of the context. The contextual justification must include analysis that starts from the outside of the site and "works".
ELEMENTS OF GOOD DESIGN
As such, the proposed development will be assessed by the council on the extent to which it meets the design framework set out in the objectives and statements of desired quality for residential development. The development will be assessed by the Council on the extent of the proposed development's compliance with the standard. As mentioned above, the adoption of a particular form of guideline will depend on the nature and importance of the particular design element.
Landscape
- Objectives
- Street Landscape
Preserve and enhance the streetscape and character, by providing vegetation and landscaping that enhance the visual setting of buildings and add to the existing street character.
Front Zone
Front zone should be clearly defined as a transitional space between public streets and the semi-private and private space of the development. Multi-dwelling housing projects should allow for an adequately sized front zone with the promotion of extensive softscape areas and the establishment of semi-mature trees of local species.
Communal Open Space
Private Open Space
In the design and location of private open spaces in any new development, adequate consideration should be given to topography, views, privacy and security, in addition to setbacks and overshadowing. Maintain adequate separation distance between private open spaces and adjacent dwellings, and the pivoted open spaces _.:;..;.,m1or-_._,-of adjacent dwellings. Orient private open spaces to the north for maximum solar access while providing different L d e v i c e s for the sun.
Visitor Parking
Significant Trees
Bushland Interface
Bushland reserves should be protected using appropriate setback distances between bushland and dwellings, housing and outdoor living areas.
Side Setbacks
BuildingNegetation Separation
Deep Planting/Pervious Surfaces
Streetscape
- Objectives
- Front Fence
- Driveways
A maximum slope of any road should be considered to allow for better drainage and vehicle movement. They should be carefully designed as a visual element, to integrate with the landscape, paying attention to paving materials and colors. Driveways should be designed to have a minimum amount of paving and a variety of paving materials should be encouraged.
Acoustic walls/noise barriers
Walls and roofs should be designed to achieve maximum insulation and minimize noise transmission while contributing to the streetscape and character.
1#/Mfl
Building and site entries
Entrances to townhouses, villas and multi-unit residences must be clearly visible from the public and semi-public areas. Lighting should be provided for safety at night. These entries add to the streetscape and character, so they should be considered in the design.
Mail Boxes
In multi-unit projects, townhouses and villas, mailboxes should be designed to provide protection for use against inclement weather. Mail collection areas should be close to the pedestrian entrance and easily identifiable for ease of use, with adequate surveillance from at least one residence. Bin structures should be well designed and considered part of the look of the overall development.
Site Planning
- Ground Floor Level Setback
- Above Ground Level Setbacks and Building Height
- Site Coverage
- Site Entry
- Car Parking
Setbacks will be increased to protect any significant trees (ie with a canopy height of 3.0 meters or more) within the site. Basements that extend more than 0.5 meters above natural ground level will be considered a "building" for site coverage purposes. Maximum eaves height H1 Maximum ridge height H2 Maximum eaves height Maximum ridge height measured vertically above measured vertically above natural ground level or natural ground level or finished ground level finished ground level (whichever which is lower is sometimes measured lower in the mass at the edge of the edge of the building).building).
REQUIRED I
WALL HEIGHT IN RELATION TO EAVES
PARAPET CONDITION
Buildings .1 Objectives
- Walls
- Garages
Walls should be generously set back from driveways of wide landscaped areas with semi-mature trees and plantings to promote long-term privacy. Walls should include a variety of colors to reduce monotony and add variety to the streetscape. Garages and garage doors must be hidden or shielded by planting from the street and the public as far as possible.
Balconies
Storage
Energy Efficiency
Outdoor Spaces
- Objectives
- Community Facilities
- Common Spaces
Ensuring that private and common open spaces are well designed, safe and equipped with appropriate amenities for residents. Facilities should be provided with lighting designed to prevent glare in habitable areas of dwellings. Common open areas should be accessible from, but not dominated by, adjacent driveways and buildings.
Materials and Colours
- Building Colours (walls & roofs)
- Articulation of Walls and Roofs
Walls and roofs are the main elements that determine the development shape, scale and mass. Carefully designed walls with well-balanced vertical and horizontal proportions play an important role in determining the character of the development and. Divide large horizontal facades, both wall and roof, into smaller sections, no longer than 10 meters, while carefully considering materials and colors.
Roofs
Roofs contribute to the appearance and character of the street, therefore, the dominant roof form in the area should be preserved.
