South Geelong Station IHDA Local Context

Transcription

1 Local Context MUZ B2Z Matthew Flinders SC Matthew Flinders SC MYERS STREET Victorian Fitness Acadey (Fitness) Victorian Fitness Acadey (Massage) Centre of Excell. Trng and Beauty BELLERINE STREET MALOP STRE The is located around the South Geelong railway station on the line between Melbourne, Geelong and the Western District. The site of South Geelong station was fi rst used during as a ballast and bluestone loading point and is now a ajor couter station during the week, being surrounded by a large carpark and residential streets with all day parking. The surrounding residential area has a strong heritage character, predoinantly Victorian and Edwardian in era. A ajor landark in the area is the Victorian Austin Terraces and Hall with three storey central clock tower clock tower constructed around Brentwood Private Nursing Hoe B5Z B5Z MUZ GHERINGHAP STREET MUZ Gordon Inst of TAFE (Moorabool St) KILGOUR STREET St Marys Catholic MCKILLOP STREET MUZ SYDNEY PARADE Geelo Statistical Data SSC Household Size 2.2 persons Faily households 56.5% (SS) Single Person Households 35.4% Separate housing stock 70.1% Sei-detached, townhouses housing stock 9.1% Units or apartents housing stock 20.8% Median House Price $377,500 (EIB 2012) Weekly Rental Value (3BR House) $ (EIB 2012) B1Z CARR STREET Previous Residential Character Study Findings (2001) B4Z SETTLEMENT ROAD LATROBE TERRACE LATROBE TERRACE B4Z B4Z B4Z B4Z MOORABOOL STREET South Geelong PS YARRA STREET B1Z MUZ RRABOOLROAD Karalee SETTLEMENT ROAD The area is distinctive in Geelong due to its older style dwellings and doinance of weatherboard in ost streets. Soe of the area has heritage signifi cance due to the large proportion of intact and single and double fronted Victorian and Edwardian styles in certain streets. The reainder of the area contains any exaples of odest pre and interwar buildings. A cottage style character is derived fro the doinance of these styles of architecture and the use of weatherboard, pitched roofs and odest garden settings. In general, dwellings are not ostentatious in decoration or size, and have sall and average front setbacks, but a spaciousness is created by regular side setbacks and open style front fences. Architectural styles are a ixture of Victorian, Edwardian/Federation and interwar with soe 1950s; Predoinantly single storey with occasional two storey; Gardens are generally established cottage style with sall areas of low-level gardens; Front setbacks are oderately sized with sall-average side setbacks; Buildings are usually constructed of tiber; Front fences are provided and are usually of average height and open style, with soe areas having low fences; and Standard road and kerb treatents, soe bluestone. BARWON TERRACE South Geelong Train Station: Approx. 400 (fro centre of IHDA) Geelong CBD: Approx. 1.5 k Geelong Train Station: Approx. 2.5 k Eastern Beach: Approx. 2.9 k FYANS STREET M IHDA boundary Education uses Aged care accoodation Ceetry BUSINESS 1 ZONE BUSINESS 2 ZONE BUSINESS 3 ZONE BUSINESS 4 ZONE BUSINESS 5 ZONE MIXED USE ZONE Preferred Future Character - Key Design Recoendations Retain the identifi ed heritage buildings and City South Heritage Area by ensuring adjacent dwellings respect the for, scale and aterials of the buildings and streetscapes; Encourage the use of lighter looking building aterials and fi nishes (i.e. particularly tiber and other non-asonry cladding); Encourage recessive eleents for buildings three storeys or ore; and Encourage the planting of trees where possible.

2 Site Context PM AM PM AM IHDA Size: 14 ha No. of Dwellings: 189 Population (UPR) (ABS 2011): 267 persons Winter sun path Suer sun path 2.5 contours Long range view Activity centre core Above: Station area landarks and views

3 Lot Size & Density Above: Typical housing stock throughout IHDA No. of Lots: 242 Average Lot Size (ax. value reoved): 417 sq Gross Residential Density: 15.4 du/ha Net Residential Density: 21.8 du/ha Gross Lots/ha: 24 Net Lots/ha: 16.9 Lot size (sq) Activity centre core Above: Dwelling Density Cohorts 2012 (2) Source: Spatial Econoics, Housing Developent Data

4 Building Heights Housing stock is predoinately single storey with dispersed two storey developent IHDA Activity centre core Roof Height < >8.5 Above: Typical built for throughout IHDA

5 SUT TON S LANE S T R E E T N S L A N E D EW STREET E E T E E T SCH OO L STREET YARRA STREET LONSDAL E STREET VE RNER ST REET D EW STREE T Street Setbacks S CH OOL STREET Y ARRA STREET S UTTONS LANE LONSDALE S T REET V ERNER ST REET Average Setback Distance: 4.7 IHDA boundary Zero > M Above: Close-up of various blocks within the IHDA

6 Site Coverage YARRA STREET MUNDY STREET YARRA STREET MUNDY MUNDY STRE E T EET VERNER STREET VERNER STREET Mean Site Coverage: 42 % Median Site Coverage: 42 % % site coverage M Above: Close-up of various blocks within the IHDA

7 Recent Residential Developent Maud Street op Street Ghe Faggs Place Kilgour Street Carr Street Moorabool Street Bellerine Street Bean Str Brewis Lane Bowen Way Lonsdale Street Lab Place Upton Lane Morrison Street Derricks Mckenzie Street Hablings Lane Tyne Co New Residential Construction Nuber of New Residential Construction Projects by Dwelling Yield Range ( ): Source: Spatial Econoics, Housing Developent Data Residential Dwelling Stock Residential Dwelling Stock ( ): Source: Spatial Econoics, Housing Developent Data Stringers Lane Capbell Place Lonsdale Street R Foster Street eet Ballian Total Net Dwelling Count Change ( ): 11 Average Annual Change ( ): 1 (or 0.9% p.a.) New dwellings :1 Replaceent Total

8 Public Real Quality Kilgour Street Moorabool Street Lab Place Faggs Place Maud Street ( Carr Street Foster Street Yarra S Sutherland Street Upton Lane Little Maud Street Morrison Street Mckenzie Street Lonsdale Street Bellerine Street Mckillop Stre Derricks Plac Brewis Lane Bean St Stringers Lane Capbell Place Balliang Street e e Street et Above: Typical public real throughout IHDA IHDA walkable catchent Street Trees Footpaths () > 2.51 Bicycle routes Off road path existing Off road path proposed On road path existing On road path proposed Activity centre core

9 Constraints Relevant Design Objectives HO1641: City South Heritage Area Retain the wide nature strips, street planting, generous building setbacks and garden settings. Maintain the distinctive patterns of for and siting deterined by street width, where ajor roads have double fronted houses with generous setbacks and separation, and narrower streets have single fronted houses with saller setbacks, subdivisions and less separation. Protect intact groups of Victorian, Edwardian and, to a lesser extent, Californian Bungalow styles. Encourage the conteporary interpretation of traditional building design within the area. Encourage the use of traditional construction aterials in the area. Encourage the use of appropriate fence types, designs and locations. Encourage the appropriate developent, for and scale of garages and/or carports. HO1641 Business zones Heritage Overlay

10 Opportunities 1. Sites in heritage areas 2. Sites in heritage precincts 2 3. Sites in areas experiencing change 4. Sites in walkable distance when carpark pedestrian paths are considered 1 HO Sites in heritage areas experiencing change and developent pressure 6. Sites in heritage precincts and experiencing change 3 4 Heritage Overlay Land Subject to Inundation Overlay Developent Constraints Design Considerations High Opportunity Area Interfaces Considered

11 Opportunities 1. Sites iediately adjacent to train line 2. Sites opposite station 6 3. Key developent site in station carpark 4. Sites along ajor road 1 7 t 5. Rear lane sites along ajor road 6. Rear access sites Large sites adjacent to station and in areas experiencing change 8. Older housing stock on subdivided land Business zones 2.5 contours High Opportunity Area