GUIDE TO PREPARING A SITE ANALYSIS

The Ballarat Planning Scheme requires that all applications for medium density housing developments (including construction of single dwellings or extensions to single dwellings on lots less than 300 square metres, must be accompanied by:

• a neighbourhood and site description and design response as described in clause 54 to 55 of the Ballarat Planning Scheme
• a design response to the site analysis

Applications not accompanied by an approved neighbourhood and site description and design response will not be considered.

Purpose of a Neighbourhood and Site Description

A neighbourhood and site description should illustrate how the opportunities and constraints of a site and its surrounds have led to the design solution submitted. A neighbourhood and site description must be prepared before the design.

A neighbourhood and site description has a number of benefits to the developer, designer, Council and neighbours by:

• encouraging good design;
• identifying potential concerns of neighbours;
• assisting to complement the existing neighbourhood character;
• providing the developer with a degree of certainty of Council support where the proposal satisfies the guide;
• giving Council and residents a clear understanding of the proposal;
• helping to minimise conflict (and therefore time, delay and costs) between developers, Council and neighbours.

Elements of a Neighbourhood & Site Description

The neighbourhood and site description should generally be presented as a separate scaled context plan of the site (not part of the development site plan) and the surrounding environment. A neighbourhood and site description is not just an existing conditions plan and must show key influences on design and how the dwellings will relate to each other and their immediate surroundings. The plan will therefore probably include written notations and relevant cross sections and views.

The neighbourhood and site description plan should contain the following details:

Contours - Generally 0.5m contours should be depicted. Spot levels if available should be included. This detail should run to adjoining lots. If the site is flat this should be noted on the plan.

Existing vegetation and site features (including native vegitation)
Existing trees and substantial shrubs should be plotted. Large trees close to boundaries on adjacent sites should also be plotted. Other notable features should be plotted. Site fill if known should be detailed.

Buildings and fences - All existing fences and buildings on the site and adjoining properties including sheds to be plotted. Location information may be available from Central Highlands Water (CHW) maps. Buildings to be retained should be identified. Habitable room windows (living areas and bedrooms) of adjoining houses facing the site to be identified.

Services - Drainage and sewerage services including easements should be plotted. Refer to Titles, CHW or Council for easement details.

Access and Street - Existing driveways and crossover details, and kerb and road details outside the site should be shown. Other street features such as trees, poles, bus stops, fire hydrants etc. to be shown.

Orientation- North point to be shown. Shadow diagrams will be required for buildings on boundaries or buildings two storey or greater (existing adjoining and proposed).

Noise sources - Potential noise sources to be identified (i.e nearby pools, shops, rail line, busy road). Could be shown by plotting noise source and direction arrow.

Views - Views to and from the site and from adjoining site to be noted. Could be depicted by direction arrow and brief description.

Private open space - Secluded abutting open space areas adjacent to the site to be shown.

Community facilities - The direction and distance of community facilities should be depicted and described (i.e corner shop, bus stop, parks, schools).

Neighbourhood character - Built form and character of adjacent area (2-3 houses adjoining and opposite) could be shown with a series of photographs with notes on features including fences and gardens. Use A4 or folded A3 sheets.

Design Response

The design response is important as it ties the neighbourhood and site description to the design presented for consideration. The response can be brief and in point form and contain sketches or other annotations. A simple run through the guide's element checklist is not sufficient although this information is useful to provide in addition to the written statement.

The design response must explain how the development's design:

• derives from the neighbourhood and site description
• relates to other dwellings on the site and to surrounding land and development (this must include correctly proportioned street elevations showing the development in the context of adjacent buildings
• avoids future management difficulties of areas in common ownership
• respects, acknowledges and improves the existing neighbourhood character.

The response should identify the neighbourhood character including building styles, materials, setbacks and other common features (as shown on the photos submitted), and how the identified site constraints shown on the site analysis (i.e overlooking, overshadowing, noise sources and existing vegetation) have been addressed and responded to in the design of the dwellings.

The statement provides the designer/developer with the opportunity to highlight the positive aspects of the development. If existing vegetation is to be removed, for example, the statement could provide an opportunity to explain why and what landscaping may be undertaken as a result of the development.

Other useful information

Elevation plans should depict adjoining properties where they exist and any height differential. Elevation plans should include the street elevation and the two side elevations.