The draft Plan sets out urban design principles to shape Glen Huntly's built form of the future, in ways that respect the existing urban structure, whilst responding to the future character of Glen Huntly as a major activity centre.
These principles relate to:
- Identity - the distinctive features of Glen Huntly Road
- Public realm amenity - improving accessibility, interest, invitation and human scale
- Vibrancy - engagement, day/night, activation and activity
- Resilience and sustainability - endurance of design and surround public realm
- Building massing - delivery of elegant architectural compositions
- Fine grain street wall - retaining and respecting the character of the street along the Glen Huntly shopping strip
- Residential character - respecting and responding to the existing and preferred character of residential streets
- Sensitive interfaces - respecting amenity and transitions to spaces and interfaces
- Sky view - openness within the street
- Design excellence - a high standard of design
Following this, the draft Plan then considers a built form framework. You can find this on Page 20 of the draft Plan.
The Built Form Framework presents heights and setbacks designed to accommodate development that will fit the scale and character of the Glenhuntly Road shopping strip. The framework starts with these urban design principles.
Urban designers then used 3D modelling to test how buildings of different heights and setbacks might look. The following aspects were considered:
- street wall height;
- building height and street relationship;
- street and upper level setbacks; and
- impacts of visual bulk and overshadowing.
Currently there are no height limits on the commercially-zoned land in Glen Huntly. The proposal is to introduce discretionary height limits to most of the commercial area based on the detailed urban design analysis.
For the centre of the commercial strip where old shop fronts are intact, height limits are proposed to be mandatory, to better ensure the village character is protected. Some of the land in the Western Mixed Use Precinct is residential. Current planning controls limit those heights to three storeys. The Plan proposes a mandatory limit of four storeys, also based on urban design analysis. Buildings along the shopping strip are intended to accommodate retail uses at the ground floor, and a mix of offices and residences above.