Local Context Montpellier PS MT PLEASANT ROAD Highton PS ROSLYN ROAD SHANNON AVENUE ROBERTS ROAD Roslyn PS The Highton IHDA is located around a traditional strip centre anchored by a Safeway superarket. It has a village-type atosphere with a high degree of pedestrian activity supported by an attractive streetscape including large canopy trees and traffic caling. The centre is priarily food based however there are a sall nuber of niche non-food traders. The suburb has hilly terrain which affords it views across the river and city, and over Corio Bay. Housing developent fro the 1950s has taken advantage of the areas topography and views. Statistical Data SSC Household Size 2.6 persons Faily households 73.3% (SS) Single Person Households 23.1% Separate housing stock 85.2% Sei-detached, townhouses housing stock 2.3% Units or apartents housing stock 12.5% Median House Price $450,000 (EIB 2012) Weekly Rental Value (3BR House) $355 (EIB 2012) Previous Residential Character Study Findings (2001) This IHDA is distinctive for its low level architectural styles, usually with pitched and gabled roof fors, and the regular pattern of front setbacks. Gardens in soe areas are established with occasional ediu height trees, and with the frequent lack of front fencing this creates an open streetscape. In other areas gardens are establishing and could in future have siilar garden doinated frontages. Architectural styles include a ix of 60s - 80s, recent grand urban and recent odern villa. Gardens are predoinantly establishing with pockets of low-level and established. All setbacks are generous in size with exception of one sall pocket with saller setbacks. Brick, tiles and iron doinate the type of building aterials used. The ajority of dwellings have open frontages. H VALLEY ROAD 0 125 250 500 Meters Barwon Valley School Belont High School Preferred Future Character - Key Design Recoendations Ensure dwellings are off-set fro at least one side boundary; Encourage a balance between roof tops and vegetation in long distance views of the town; Encourage buildings to include low pitched doinant roof fors; Encourage recessive eleents for buildings three storeys or ore; Encourage developent within 100 etres of the activity area along Barrabool Rd, Bell Vue Ave, Roslyn Rd and Taylor Court to be adaptable for potential future use other than residential; Encourage the planting of trees where possible; and Encourage low or open style front fencing. Marshall Train Station: Approx. 5.4 k (fro centre of IHDA) Highton Recreation Reserve: Approx. 180 IHDA boundary Education uses Aged care accoodation BUSINESS 1 ZONE BUSINESS 2 ZONE BUSINESS 3 ZONE BUSINESS 4 ZONE BUSINESS 5 ZONE MIXED USE ZONE Ceetry
Site Context PM AM Ta ylo r Court Violet Street PM AM Maus Street 0 50 100 IHDA Size: 42 ha No. of Dwellings: 544 Population (UPR) (ABS 2011): 881 persons Winter sun path Suer sun path 2.5 contours Long range view Activity centre core Above: Activity area landarks & views
Lot Size & Density Fe rn d Ha rrison C o urt Du gg an C o urt ale Pa ra d e Els ve rn A ven u e Ta ylo r C o u rt Be lle Vue Arc ad e Villa ge W a lk Ma us S tr ee t Io n a Ave nue Te rra en Above: Typical housing stock throughout IHDA 128 117 Sa ng l Be lle Vu e ce Av en ue No r an C o urt Clark e A ve nu e Ro slyn R oad 66 81 61 22 0 50 9 100 No. of Lots: 595 Average Lot Size (ax. value reoved): 530 sq Gross Residential Density: 14.8 du/ha Net Residential Density: 19.9 du/ha Gross Lots/ha: 18.88 Net Lots/ha: 14.1 Above: Dwelling Density Cohorts 2012 (2) Source: Spatial Econoics, Housing Developent Data Lot size (sq) 0-150 151-300 301-400 401-500 501-600 601-750 751-900 901-1500 1501-3000 3001-10000 Activity centre core 21 19 16 3 1
Building Heights Ta ylo r Court Violet Street Maus Street 0 50 100 Housing stock is predoinately single storey with dispersed two storey developent IHDA Activity centre core Roof Height <5 5-8. 5 >8.5 Above: Typical built for throughout IHDA
B A R R A B O O L R O F ERNDALE PA R A D E E L S V E R N A V E N U E I O N A AVEN U E I O N A A V E N U E VIO LET ST R EET S ANGLEN TERRAC E HAR TAYLOR COUR T BE LLE VUE ARCADE V ILLAGE WALK S AN AVENUE MA US S T RE E T B ARRABOOL R OAD C L A RKE AV E NUE ELS V E RN AVENUE Street Setbacks FERND ALE PA R A DE DUG GAN COUR T HAR RISON COU RT TAYLOR COUR T B ELLE VUE A RCADE VIL LAGE WAL K NORMAN COU RT P A TERN STREET SA N G LEN TERR AC E BE LLE VU E AVEN U E VIO L E T STREET MA US STREET 0 50 100 200 Average Setback Distance: 7.3 IHDA boundary Zero 1-3.9 4-5.9 6-7.9 >8 015 30 60 90 120 M Above: Close-up of various blocks within the IHDA
RND A L E P ARADE ELSVERN AVENUE ELSVERN A V E N U E I O N A AVE N U E MONTAGUE STREET RT T LSVERN AVENUE GE WALK TAYLOR COURT BELLE VU AVENUE SANGLEN T SANGLEN TERRACE MAUS STR EET Site Coverage F ERNDALE PARADE M ONTAGUE S T R EET TAYLOR COURT HARRISON COURT VILLAGE WALK NORMA N COURT IONA AVENUE SANGLEN TERRACE BELLE VUE AVENUE PATERN STREET MAUS STREET 0 50 100 200 Mean Site Coverage: 37 % Median Site Coverage: 31 % % site coverage 0 1-10 11-20 21-30 31-40 41-50 51-60 61-70 71-80 81-90 0 25 50 100 150 M Above: Close-up of various blocks within the IHDA
Jellindale Court Cara Road Recent Residential Developent New Residential Construction Nuber of New Residential Construction Projects by Dwelling Yield Range (2005-2012): Source: Spatial Econoics, Housing Developent Data Residential Dwelling Stock Residential Dwelling Stock (2005-2012): Source: Spatial Econoics, Housing Developent Data Fernhill Drive Mt Pleasant Road Lichen Grove Marlyn Court Roncliffe Road Barrabool Road Elizabeth Street North Valley Road Montague Street Arkana Avenue Tiverton Stree Duggan Court Fairbrae Avenue Brocka Avenue Taylor Court Bracken Court Uno Stre Shoubra Drive Patern Street Nicholson Court Digby Avenue Maus Street Savage Street Larcobe Street South Valley Road Helena Street Reynolds Road Cobden Street Caroline Street Jewell Place 0 50 100 200 Total Net Dwelling Count Change (2005-2012): 28 Average Annual Change (2005-2012): 4 (or 0.8% p.a.) New dwellings 2005-2012 1 2 3 4 5-9 10-19 20+ 1:1 Replaceent 1 2 3 4 5-9 10-19 20+ Total 3 3 6 15 4 7 0 0 38 2005 2006 2007 2008 2009 2010 2011 2012 516 519 526 530 535 539 543 544 nt
Public Real Quality rrabool Road ent Gretton Court Shoubra Drive Mt Pleasant Road Roncliffe Road Arkana Avenue South Valley Road Morven Court 0 50 100 Jewell Place North Valley Road Cobden Street Elizabeth Street Nelson Avenue Larcobe Street Montague Street Helena Street Caroline Street Marlyn Court Cara Road Patern Street Maus Street Lichen Grove Cedar Grove Fernhill Drive Taylor Court Violet Street Savage Street Jellindale Court Killara Court Reynolds Road Fairbrae Avenue Digby Avenue Tiverton Stree Brocka Avenue Uno Str Above: Typical public real throughout IHDA IHDA - 400 walkable catchent Street Trees Footpaths () 0-1.0 1.1-1.5 1.51-2.0 2.1-2.5 > 2.51 Bicycle routes Off road path existing Off road path proposed On road path existing On road path proposed Activity centre core
Constraints Business zones Heritage Overlay Montague Street Taylor Court Violet Street Maus Street 0 50 100 No Relevant Design Objectives Apply
Opportunities Montague Street et 3 4 Taylor Court 1 Heritage Overlay Land Subject to Inundation Overlay Developent Constraints Design Considerations High Opportunity Area Interfaces Considered Violet Street et Maus Street t 0 50 100 2 5 6 1. Sites in heritage areas 2. Sites with signifi cant counity value 3. Sites with signifi cant counity value 4. Sites in established areas or estates with liited access 5. Sites between heritage areas and at edge of boundary 6. Sites on boundary adjacent to heritage and residential areas
Opportunities 1. Sites in areas experiencing change 2. Main road sites oppostive activity area 3. Sites with high aenity and views 4. Main road sites adjacent to activity area 5. Sites with high aenity and views 6. Sites in leafy areas with high aenity 7. Sites opposite counity use/activity area 8. Sites in leafy areas with views Har ris i on C ou r Fe e ar a 3 1 2 4 Ta ylor C ou rt r Arc ade 5 Vi llage W alk an Maus e Be l le on a Vu e Av ve nue en ue 6 Clark e A ve nue Ros ly n R oa d 7 Nor an C ou o urrt rt Els vern Bel le Vue ree 8 0 50 100 Business zones 2.5 contours High Opportunity Area