ASSESSMENT OF LANDCAPE PROVISIONS FOR PROPOSED PLAN CHANGE 1. Inner Business Zone. Outer Business Zone PALMERSTON NORTH CITY COUNCIL

Save this PDF as:
 WORD  PNG  TXT  JPG

Size: px
Start display at page:

Download "ASSESSMENT OF LANDCAPE PROVISIONS FOR PROPOSED PLAN CHANGE 1. Inner Business Zone. Outer Business Zone PALMERSTON NORTH CITY COUNCIL"

Transcription

1 A division of Hudson Group Ltd ASSESSMENT OF LANDCAPE PROVISIONS FOR PROPOSED PLAN CHANGE 1 Inner Business Zone Outer Business Zone PALMERSTON NORTH CITY COUNCIL 1

2 2

3 A division of Hudson Group Ltd Prepared by Hudson Associates Registered Landscape Architects PO Box 8823 Havelock North Ph For PALMERSTON NORTH CITY COUNCIL 23 February

4 4

5 TABLE OF CONTENTS 1 EXECUTIVE SUMMARY OF RECOMMENDATIONS BACKGROUND INNER BUSINESS ZONE OUTER BUSINESS ZONE STREETSCAPE PUBLIC PLANTING STREETSCAPE PRIVATE PLANTING STREETSCAPE PEDESTRIAN PARKING AREAS SHRUB PLANTING OUTER BUSINESS ZONE/RESIDENTIAL ZONE INTERFACE CONCLUSION

6 6

7 TABLE OF FIGURES Figure 1 Proposed Plan Change 13 Figure 2 Streetscape improvements significantly enhance amenity around The Square. 17 Figure 3 Street tree planting in public land at a scale that creates character for the whole street. 17 Figure 4 Countdown frontage planting contributes positively to streetscape.. 19 Figure 5 Woolworths frontage planting contributes to streetscape. 19 Figure 6 New World planting forms an edge to the streetscape.. 21 Figure 7 Auto Service Centre planting has cumulative benefit with adjacent 21 New World planting. Figure 8 Dick Smith centre car park with expansive pavement and no trees within the car park 23 Figure 9 Broadway New World with large trees in the car park.. 23 Figure 10 Fergusson St PaknSave with expansive pavement and no trees within the car park 25 Figure 11 Bryant St New World with expansive pavement and no trees within the car park 25 Figure 12 Tree planting within the Countdown car park.. 27 Figure 13 Successful shrub planting at the King and Teppett Interiors car park 29 Figure 14 Successful shrub planting at the Modena car park 29 Figure 15 Some planting is poor due to species selection and maintenance 29 Figure 16 Poor species selection, ground preparation and maintenance. 31 Figure 17 Existing trees squeezed along car park edge. 31 Figure 18 Street trees overcome poor private frontage planting 31 Figure 19 Auto Service Centre planting on the footpath frontage, more effective for pedestrians amenity.. 33 Figure 20 Partmaster planting is back against the building, less effective for pedestrian amenity.. 33 Figure 21 Street trees can be dominant character and unify different zones either side of road. 35 Figure 22 Common boundary between OBZ and Residential 35 Figure 23 2m height at boundary and 30 0 recession plane gives similar results as existing provisions

8 8

9 1 EXECUTIVE SUMMARY OF RECOMMENDATIONS Inner Business Zone It is recommended that policies are amended as follows: 3.3 To ensure that a core pedestrian area is provided in the Inner Business Zone that is compact, conveniently interconnected, pleasant, safe and has a high standard of landscape design. 7.2 usability of buildings and their relationship with public space and publicly used private space. 7.9 Ensure that public spaces in the IBZ (including privately owned spaces that are characterised by patterns of public use) are suitably designed and lit. Outer Business Zone It is recommended that street tree planting be encouraged throughout the entire OBZ. Planting in the public realm has the potential to greatly benefit the entire street, and the street s individual properties along the way. It is trees that have the major effect in terms of streetscape as they are of a scale that relates to the width of the street and the speed of the traffic, whereas shrub planting relates to the scale of pedestrian activity. For the reason of the trees having a positive benefit on the streetscape scale, the current provisions requiring specimen trees within any frontage planting should be retained. By virtue of its size, a tree is of sufficient scale to make a far greater contribution to streetscape amenity than small edge planting, where their contribution is more towards pedestrian amenity. 9

10 In some cases, private carparks can be quite extensive, and can also be quite barren. Expansive sealed surfaces are dominant, shade is totally lacking, and the scale of the parking area is accentuated due to its unbroken expanse. The amenity of the carpark would be significantly improved if planting was incorporated into the layout, particularly with the inclusion of trees. This breaks up the expanse, provides shade in summer, and introduces an element that is taller than the car, thereby reducing the dominance of the vehicle It is recommended that planting within private car parks be required at the ratio of 1m 2 /car park This planting ratio can be reduced to 0.75m 2 /car park if large specimen trees are used at the ratio of one tree for every 7m 2 of planting An additional car parking assessment criterion is added that states: The extent to which planting within the carpark is designed and distributed to reduce the open expanse of asphalt and the apparent scale of the car park, and improve the amenity for users and viewers of the car park. An effective means of improving the amenity issues that arise where there is a road interface between the Outer Business Zone and the Residential Zone is to undertake street tree planting. Such planting can be of a scale that becomes sufficiently prominent to reduce the conflicting scale between the Outer Business and Residential zones. In reviewing a range of OBZ interface areas, it appears that setback land is not well used. In some cases it is used for driveway access, is built up to the boundary, or becomes an unused yard that gathers weeds and rubbish. In light of this situation, it appears that it is not necessary to have a setback within the OBZ land, but it could be feasible to allow building right to the boundary. However, there is merit in still requiring a recession plane to allow sunlight. This could be 2m height permitted on the boundary and 30 0 recession angle. This has a similar effect on the residential land as a 2m high boundary 10

11 fence, which is a permitted activity, but has the benefit of allowing full use of the Business Zone land. The effect of the currently proposed 4m 30 0 and 3m 30 0 requirements is very similar to the effect of a 2m boundary height and 30 0 recession plane. Amend Policy 2.3 to be: Promote the use of landscape or architectural design at the interface with residential areas to manage the visual effects of development. The review of sites throughout the city shows that the landscaping provisions appear to work in a satisfactory manner, but the variable results that are evident arise from poor design, implementation or maintenance. These are all factors that can be addressed by the Council without the need to amend the current provisions. The fact that many situations exist where good outcomes have been achieved demonstrates that the provisions can work well, provided the supporting horticultural expertise and monitoring is utilised in the process. 11

12 2 BACKGROUND PNCC is undertaking a change to the District Plan in relation of the Inner and Outer Business Zones. Current landscape provisions, which are aimed at improved amenity, have had mixed results. As background work to this plan change, Council has undertaken a review of all land that will be affected by the rezoning and of past consents granted within these areas. It is apparent that non compliance with signage and carparking provisions has been the primary reason triggering the need for resource consent, with other provisions such as height control coinciding with the areas of non compliance. It is also apparent that maintenance standards vary considerably, with well motivated consent holders maintaining planting to a high standard and this providing an excellent outcome, while unmaintained planting results in very poor outcomes. The review undertaken by Council suggests this as a compliance issue, whereby consent holders should be required to maintain their planting to a good standard in order to fulfil their conditions of consent. Where this is not being done, the review suggests that enforcement is the means of achieving the intended result. Mixed outcomes resulting from the existing provisions do not mean that such provisions should not exist. Because some outcomes are good, this indicates that owner motivation is a key factor in achieving high standards. Therefore it is possible that the existing approach can lead to good results. If greater compliance can improve the poorer sites, and enforcement is the way of addressing this, it is not necessarily the provisions themselves that are at fault. However, as part of my assessment, I have reflected on the practicality of the current provisions in light of the results achieved and considered this as part of my review of the landscape provisions. Part of Council s strategy in promoting the plan change is to reduce the extent of the Inner Business Zone so that it is more intensively developed and more pedestrian orientated. Coupled with this is recognition of the fact that the Outer Business Zone is primarily providing a service to people accessing the area by cars, whereas the Inner Business Zone primarily provides a service to pedestrians. As part of the plan change, greater emphasis is being placed on building design and urban design. 12

13 Figure 1. Proposed Plan Change 13

14 3 INNER BUSINESS ZONE When considered in relation to the Inner Business Zone, the intensification emphasis is primarily evidenced through the reduction of Inner Business Zoned land. Within this reduced area, pedestrian amenity is evidenced through provisions relating to setbacks, verandas and building height, amongst other things. Being focused on pedestrian amenity and comparative retail, the scope for landscape design in the private realm is limited, particularly as it relates to soft landscaping, except in relation to car parks and connectivity. Large new developments, such as The Plaza, have incorporated landscape design into their carpark, which is an essential component of the mall s and the adjacent Countdown s facilities. While the shops and buildings of the Inner Business Zone may have limited scope for landscape design, their associated facilities such as carparks and walkways do offer the opportunity for such design work, including both hard and soft landscaping. It should be noted that there is significant scope for landscape design in the public realm in the Inner Business Zone, as has been demonstrated by the excellent landscape design work in The Square. However, as these District Plan provisions relate to business zoned land, the public realm works fall outside their control. While Inner Business Zone objectives and policies promoted in the Plan Change relate to buildings and activities on private land, it is important that their inter reaction with public land is considered throughout the design phase to ensure private and public complementarity. While there is scope for landscape design considerations in the Inner Business Zone in relation to buildings and beyond facilities such as carparks and walkways, such considerations are typically at a scale that relate to the ambit of urban design and will be considered under these provisions. These landscape design factors concerning buildings include issues such as building form, location, relationship with local character, and relationship with public and private spaces, all of which will be considered as part of the urban design assessment (Objective 6, Policy 6.1, Objective 7 policy ). Connectivity will be considered under Objective 3 and policies 3.2, 3.3 and 3.5. To emphasis the role high quality landscape design (e.g. quality paving) can play in IBZ connectivity, it is recommended that policy 3.2 be amended to include the following: 14

15 3.2 To ensure that a core pedestrian area is provided in the Inner Business Zone that is compact, conveniently interconnected, pleasant and safe, and has a high standard of landscape design. To ensure the relationship of buildings to public space is considered in building design, it is recommended that policy 7.2 be amended to include the following additional words: 7.2 To enhance the public environment of the Inner Business Zone by guiding the design of new building development, and enhancing the accessibility and usability of buildings and their relationship with public space and publicly used private space. Connectivity is also referred to in both the proposed IBZ and OBZ assessment criteria which refer to the need for a Comprehensive Development Plan for all large scale development. I support this proposal, as the assessment criteria considers: the extent to which direct and safe public through site links are provided on very large blocks, where these provide a useful link between known or predicted destinations. To help achieve safety in these areas of public space, it is recommended that policy 7.9 be amended to include the need for safe design as well as good lighting. While lighting is a key to safety, CPTED principles include many design features that can be incorporated when planning new developments. 7.9 Ensure that public spaces in the IBZ (including privately owned spaces that are characterised by patterns of public use) are suitably designed and lit. 15

16 While there is scope for landscape design factors such as paving and hard landscaping to be included in the Inner Business Zone provisions, these are potentially covered in the architectural aspects of the provisions and also the urban design assessment criteria (Policies , particularly 7.2 as amended above). For these reasons, it is proposed to focus specific landscape provisions in the Inner Business Zone on issues relating to car parking, and to incorporate consideration of the other landscape issues noted above under the urban design and building design provisions of the zone as covered by the objectives and policies. The recommended landscape provisions for the Inner Business Zone typically relate to assessment criteria for buildings that fall within the discretionary (restricted) activity status, except for planting standards within car parks which applies to the permitted activities within this zone. 4 OUTER BUSINESS ZONE As part of the plan change, it is proposed that the extent of Outer Business Zone be expanded. Some of this expansion has come about through land that was formerly zoned as Inner Business being changed to Outer Business, while other expansion has occurred through land that was Residential being rezoned as Outer Business. Because of the recognised emphasis on cars, the need to consider vehicle oriented effects on amenity within this zone becomes particularly apparent. An assessment of the character of the Outer Business Zone shows that landscape amenity can be considered in relation to three separate aspects: Streetscape Parking (on site) Pedestrian Considering each of these in turn: 16

17 Figure 2. Streetscape improvements significantly enhance amenity around The Square Figure 3. Street tree planting in public land at a scale that creates character for the whole street 17

18 4.1 STREETSCAPE PUBLIC PLANTING The streetscape aspect relates to the character of the public road and the influence that landscaping can have. The streetscape effects of landscaping can be influenced through planting within the public road and/or planting within private land abutting the public road. In terms of the streetscape scale, it is typically tree planting that affects amenity and character. Small shrubs and strips of planting along front boundaries have lesser effect on the streetscape. In terms of planting within the public road, this is within Council s control rather than private control. Typically, landscaping within the street is oriented towards large trees, which are at a scale appropriate for the width and activity that occurs on a public road. The Council s City Square redevelopment is a good example of the manner in which Council has identified an area that is capable of accepting significant tree planting and also contribute in a major way to the amenity and character of the city. The Square is now an outstanding amenity feature for the city that could well be used as a catalyst for additional streetscape development throughout the central city in order to leverage off the significant investment and qualities that the Square offers. One such area of streetscape work that does leverage off the Square is the narrowed street and extended pavement in the southwest corner (Figure 2). In my view, extending this right around The Square and along George St would be one of the simplest and most effective ways of significantly enhancing the image and amenity of Palmerston North. In addition to this project, many streets within both the IBZ and OBZ have the potential to accommodate street tree planting that will make a positive contribution to the amenity and character of these streets and the city. In comparison to tree planting on individual private landholdings fronting the street, it is typically the public realm of the road that has the scale capable of accepting significant tree planting (Figure 3). This is particularly the case in Palmerston North due to the generous width of many streets. Additionally, the street provides the opportunity for repetitive street tree planting that can develop into avenues of a scale that cannot be achieved by piecemeal planting on individual properties. For these reasons, it is recommended that consideration be given to investigating street tree planting throughout the OBZ. 18

19 Figure 4. Countdown frontage planting contributes positively to streetscape Figure 5. Woolworths frontage planting makes valuable contribution to streetscape 19

20 4.2 STREETSCAPE PRIVATE PLANTING Streetscape is also affected by trees on private land. However, as noted above, while planting on individual properties can be undertaken, it does not normally have the extensiveness or opportunity for repetitiveness that can be achieved with street tree planting. Despite this, tree planting on frontages of private land as part of a development can make a very meaningful contribution to the streetscape. This is especially the case where extensive frontages occur, such as with the Woolworths carpark in Featherston Street and the Countdown carpark in Ferguson Street. The Ferguson Street example will show over time as the trees mature that planting of large trees on private land can have a significant effect on streetscapes (Figure 4). In this case, the combined effect of planting on private plus Council planting within the road will amplify the positive effect. Similarly, the Woolworths Featherston Street example shows how planting has along the frontage (Figure 5), will have major benefits for the streetscape. It must be noted that while tree planting within smaller private sites may make a lesser contribution to streetscapes than extensive frontage planting and planting within the public road, private planting can undoubtedly make a very positive contribution to the amenity of the individual property concerned. Current provisions require the planting of one specimen tree every 7m along a private frontage, along with shrub planting to form a border. Observation suggests that it is the trees that have the major effect in terms of streetscape as they are of a scale that relates to the width of the street and the speed of the traffic. The shrub planting relates to the scale of pedestrian activity, as discussed below. For the reason of the trees having a positive benefit on the streetscape scale, I fully support retention of the current provisions requiring specimen trees within any frontage planting. By virtue of its size, a tree is normally of sufficient scale to make a far greater contribution to streetscape amenity than small edge planting, where their contribution is more towards pedestrian amenity. 20

21 Figure 6. New World planting forms an edge to the streetscape Figure 7. Auto Service Centre planting has cumulative benefit with adjacent New World planting 21

22 4.3 STREETSCAPE PEDESTRIAN As discussed above, border planting with shrubs is typically of a scale that relates to pedestrian amenity. The size of plants, the width of the border, the variety of species, colours and textures that can be achieved with shrubs all contribute to the amenity that is perceived at the scale of pedestrian activity. The positive effect of border shrub planting as it contributes to streetscape amenity is increased when there is scope for greater lengths of such planting. This can occur when there are extensive lengths of borders, such as occurs at Woolworths and Countdown as noted above, or when there is recurring planting in individual private properties along the street. One of the expected outcomes of the current landscape provisions is that, over time, repetitive private planting will occur as successive developments occur along a street and their cumulative effects become apparent. Some indication of this is already occurring in Bryant Street where the New World planting (Figure 6) and the adjacent Auto Service Centre planting (Figure 7) are growing to form a continuous edge to the streetscape. In this case, both tree and shrub planting are present, with the trees (particularly the New World trees) contributing to the vehicle scale and the shrubs contributing to the pedestrian scale of activities and their combined effect contributing to the streetscape amenity of the area. On site parking is often enclosed by border planting, which provides some screening of parked vehicles and softens the appearance of parking areas. 22

23 Figure 8. Dick Smith centre car park with expansive pavement and no trees within the car park Figure 9. Broadway New World with large trees in the car park 23

REVIEW OF LANDSCAPE PROVISIONS. For PROPOSED PLAN CHANGE 12. Airport Zone PALMERSTON NORTH CITY COUNCIL

REVIEW OF LANDSCAPE PROVISIONS. For PROPOSED PLAN CHANGE 12. Airport Zone PALMERSTON NORTH CITY COUNCIL Ha es ay O ce PO Box 8823 Havelock North Hawke s Bay 4157 www.hudsonassociates.co.nz john@hudsonassociates.co.nz Ph 06 877-9808 M 021 324-409 A division of Hudson Group Ltd REVIEW OF LANDSCAPE PROVISIONS

More information

CITY OF BUNBURY LOCAL PLANNING POLICY LANDSCAPING

CITY OF BUNBURY LOCAL PLANNING POLICY LANDSCAPING CITY OF BUNBURY LOCAL PLANNING POLICY LANDSCAPING PURPOSE: The purpose of this policy is to provide Council with a clear set of guidelines to apply standards for landscaping of residential, commercial

More information

(2) To provide information so that plant materials can be appropriately selected and properly used.

(2) To provide information so that plant materials can be appropriately selected and properly used. YUBA COUNTY LANDSCAPING ORDINANCE 12.87.010 Findings Whenever large numbers of people are closely grouped together in an urban environment, numerous landscape decisions must be made to accommodate their

More information

Once you have read the guidelines and gathered your thoughts about the design of your home, you can have your plans approved by:

Once you have read the guidelines and gathered your thoughts about the design of your home, you can have your plans approved by: As part of the building process, each house design at Te Whāriki will need to have been approved prior to work starting on site. To assist in this process, the following Design Guidelines have been developed

More information

c. assist in the preparation of any future secondary plan, community improvement plan, or other relevant planning documents; and,

c. assist in the preparation of any future secondary plan, community improvement plan, or other relevant planning documents; and, Section 8. Urban design encompasses the arrangement of elements within the built and natural environment that contribute to an individual s sense of place and appreciation of that place. It includes the

More information

28.0 Development Permit Area #2 (Neighbourhood District)

28.0 Development Permit Area #2 (Neighbourhood District) 28.0 Development Permit Area #2 (Neighbourhood District) Goals and Objectives To provide a guide for infill and new development in the Neighbourhood District. To outline the nature, form and character

More information

Walls of buildings should be set back from streets: At least the distance specified in a schedule to the zone, or

Walls of buildings should be set back from streets: At least the distance specified in a schedule to the zone, or 55.03 SITE LAYOUT AND BUILDING MASSING 55.03-1 Street setback objective To ensure that the setbacks of buildings from a street respect the existing or preferred neighbourhood character and make efficient

More information

Shaping Whanganui. Have your say, korero mai

Shaping Whanganui. Have your say, korero mai Shaping Whanganui Have your say, korero mai Outer Commercial Design Guidelines Discussion Document Background The Outer Commercial zone of the District Plan sits on the outside of the central shopping

More information

Residential Design Low Density, Character and Low medium Density Code

Residential Design Low Density, Character and Low medium Density Code Residential Design Low Density, Character and Low medium Density Code 1 Application This Code will apply in assessing a material change of use and/or building work for a multi unit dwelling in: a Low medium

More information

Its Our Home Affordable Housing Apartments 193 Clarke Road, London Urban Design Brief

Its Our Home Affordable Housing Apartments 193 Clarke Road, London Urban Design Brief Its Our Home Affordable Housing Apartments 193 Clarke Road, London Urban Design Brief June 2013 Nicholson Sheffield Architects Inc. 358 Talbot Street London, Ontario N6A 2R6 Tel. 519-673-1190 Fax 519-673-1490

More information

SCHEDULE 16 TO THE SPECIAL USE ZONE. Shown on the planning scheme map as SUZ16. BALLARAT RAILWAY STATION PRECINCT. Purpose

SCHEDULE 16 TO THE SPECIAL USE ZONE. Shown on the planning scheme map as SUZ16. BALLARAT RAILWAY STATION PRECINCT. Purpose SCHEDULE 16 TO THE SPECIAL USE ZONE Shown on the planning scheme map as SUZ16. BALLARAT RAILWAY STATION PRECINCT Purpose To facilitate the revitalisation of the Ballarat Station Precinct in accordance

More information

Minimum subdivision design requirements are as follows:

Minimum subdivision design requirements are as follows: Authorised by : Parks & Gardens Manager Page 1 of 5 PART 7: STREET LANDSCAPING 7.1 INTRODUCTION This section applies to all proposed road reserve landscape design or works in any part of the Hamilton City

More information

Bowen Hills Local Plan

Bowen Hills Local Plan 1 Introduction This Local Plan contains specific additional local planning requirements. Where it conflicts with the requirements of the City Plan, this Local Plan prevails. In using this Local Plan, reference

More information

4. Recognise the land use and functional requirements of the adjoining local centre on the corner of South Terrace and Wray Avenue.

4. Recognise the land use and functional requirements of the adjoining local centre on the corner of South Terrace and Wray Avenue. D.G.F29 SUFFOLK TO SOUTH STREETS LOCAL AREA OBJECTIVE The objectives of this Policy are to: 1. Ensure that any new development in or adjoining the policy area contributes to the preservation and enhancement

More information

IV. LIGHTING. General Lighting Principles

IV. LIGHTING. General Lighting Principles IV. LIGHTING Introduction General Lighting Principles Driveways Parking Lots, Outdoor Sales & Service Areas Pedestrian Spaces Building Facades & Landscape Lighting Gas Station, Convenience Stores & Drive-Through

More information

an increase in the floor area or site area of an existing use; or

an increase in the floor area or site area of an existing use; or 52.06 CAR PARKING 29/10/2015 VC101 Purpose To ensure that car parking is provided in accordance with the State Planning Policy Framework and Local Planning Policy Framework. To ensure the provision of

More information

CITY OF MADISON LANDSCAPE WORKSHEET

CITY OF MADISON LANDSCAPE WORKSHEET CITY OF MADISON LANDSCAPE WORKSHEET Section 28.142 Madison General Ordinance Project Location / Address Name of Project Owner / Contact Contact Phone Contact Email ** Landscape plans for zoning lots greater

More information

PART 9 LANDSCAPE REGULATIONS

PART 9 LANDSCAPE REGULATIONS PART 9 LANDSCAPE REGULATIONS SECTION 88 APPLICABILITY (1) Any new Development shall require Landscaping of the Site in accordance with this Section where applicable. An expansion or change to an existing

More information

B. Improve the appearance and character of areas surrounding new development.

B. Improve the appearance and character of areas surrounding new development. Chapter 4.3: Landscape Regulations Sections: 4.301 Purposes 4.302 Applicability 4.303 General Provisions 4.304 Landscape Maintenance 4.301 Purposes The purposes of these regulations are to: A. Promote

More information

LAND USE ELEMENT GOALS AND POLICIES

LAND USE ELEMENT GOALS AND POLICIES City of Pasadena General Plan LAND USE ELEMENT GOALS AND POLICIES Excerpt of policies for Design Commission review Urban Form and Placemaking "Urban form" is often defined as (a) the "general pattern of

More information

Relevant Planning History P/2006/1070: Demolition of building and construction of supermarket and 14 2 bed flats. Withdrawn.

Relevant Planning History P/2006/1070: Demolition of building and construction of supermarket and 14 2 bed flats. Withdrawn. P/2010/1404/MPA St Marychurch Ward Former G A Insurance Buildng, Greenway Road/St Marychurch Road, St Marychurch Torquay Demolition of former G A building; formation of up to 7 retail units for purposes

More information

Site Plan Drawing Requirements Site Plan Control

Site Plan Drawing Requirements Site Plan Control Minimum Site Plan requirements (for Pre-application Consultation purposes only) Note: Site Plan must be sufficiently detailed for City staff to review. Required Information: North arrow Dimensioned property

More information

Town Planning Application No. 4 Gwenda Street, Dandenong (Planning Application No. PLN10/0055): Attachment No : 3

Town Planning Application No. 4 Gwenda Street, Dandenong (Planning Application No. PLN10/0055): Attachment No : 3 Clause 55 Page 1 of 11 The proposal has been assessed against the various standards and objectives contained within Clause 55 of the Greater Dandenong Planning Scheme and is considered to be satisfactory.

More information

VISION, DESIGN PRINCIPLES & OVERALL PLANNING STRATEGY

VISION, DESIGN PRINCIPLES & OVERALL PLANNING STRATEGY 3 VISION, DESIGN PRINCIPLES & OVERALL PLANNING STRATEGY The overall planning strategy for the Bank Street CDP is to ensure that future development is undertaken in a coordinated and planned approach, supported

More information

Landscape Design Rationale

Landscape Design Rationale Landscape Design Rationale Culture and History Streetscape and Entry Outdoor Rooms Shapes and Numbers The Chinatown district of Vancouver is rich with Chinese culture, history and landscape imagery. Throughout

More information

OFFICIAL COMMUNITY PLAN BYLAW 6000 INNOVATIVE HOUSING FOR NEIGHBOURHOODS: TRIPLEX AND QUADRUPLEX INFILL DESIGN GUIDELINES

OFFICIAL COMMUNITY PLAN BYLAW 6000 INNOVATIVE HOUSING FOR NEIGHBOURHOODS: TRIPLEX AND QUADRUPLEX INFILL DESIGN GUIDELINES CITY OF NANAIMO OFFICIAL COMMUNITY PLAN BYLAW 6000 INNOVATIVE HOUSING FOR NEIGHBOURHOODS: TRIPLEX AND QUADRUPLEX INFILL DESIGN GUIDELINES Guidelines for Development Permit Area No. 21 - Commercial, Industrial,

More information

Downtown Core Sub-district

Downtown Core Sub-district 3-10 Land Use Downtown Core Sub-district District development will be most intense and most urban in character in the Downtown Core. The objective is to establish this area as a citywide and regional retail

More information

Landscaping Regulations

Landscaping Regulations 1003.162 Landscaping Regulations 1. Scope of Provisions. This section contains the landscaping regulations that apply to all zoning districts. Developments subject to the conditional use permit procedure

More information

side extensions 1 Building Line

side extensions 1 Building Line Introduction This advice leaflet has been produced to help in the planning of your house extension, by identifying the main points to consider, in order to achieve an acceptable proposal. This leaflet

More information

TYPICAL UNIT SIZE 450 to 1,200 square foot average unit (studio to three bedroom) DENSITY dwelling units/acre. Building Placement

TYPICAL UNIT SIZE 450 to 1,200 square foot average unit (studio to three bedroom) DENSITY dwelling units/acre. Building Placement FACULTY/ STAFF APARTMENT Apartments for faculty and staff are two to four stories in height. Building heights are varied to reduce massing and create visual interest, with two-story buildings typically

More information

Contents. The purpose of this Signs Guide. How to use this Signs Guide when preparing a planning application

Contents. The purpose of this Signs Guide. How to use this Signs Guide when preparing a planning application Signs Guide Contents Vision and Objectives...1 Types of Signs...2 General Sign Guidelines...4 Sign design...4 Buildings and sites with multiple occupancies...4 Multi-language signs...5 Safety...5 Maintenance...5

More information

STAFF REPORT. December 20, 2004. North District Community Council. Director of Community Planning - North

STAFF REPORT. December 20, 2004. North District Community Council. Director of Community Planning - North STAFF REPORT December 20, 2004 To: From: Subject: North District Community Council Director of Community Planning - North Preliminary Report Respecting Revised Application OPA & Rezoning Application 01

More information

LANDSCAPING REQUIREMENTS FOR DEVELOPMENTS

LANDSCAPING REQUIREMENTS FOR DEVELOPMENTS LANDSCAPING REQUIREMENTS FOR DEVELOPMENTS Using this guide The intent for the bufferyard and landscape guide is to create a user-friendly tool to assist the development community and citizens of Auburn

More information

Street Audit Tool: Web 2.0 Tools

Street Audit Tool: Web 2.0 Tools Name: Email: Instructions: Auditor Information (1) Use all three tools for your assessment (2) If the tool can not determine the criteria, check (3) Indicate the tools used (4) Rate the effectiveness of

More information

17.0 Lighting. Figure A Illumination Level Standards Table. Lights in the plaza s canopy allows this area to be used at night.

17.0 Lighting. Figure A Illumination Level Standards Table. Lights in the plaza s canopy allows this area to be used at night. 17.0 Lighting 17.1 Intent 17.2 General Lighting Standards 17.3 Backlight, Uplight and Glare Standards 17.4 Design and Fixture Standards 17.5 Circulation Standards: Streets 17.6 Circulation Standards: Pedestrian,

More information

3.5 Apartment typologies, layouts and mix

3.5 Apartment typologies, layouts and mix 3.5 Apartment typologies, layouts and mix This section contains examples of the main types of apartment, what are considered to be high quality residential apartment floor plans, and an example of a desirable

More information

Lincoln Downtown Master Plan Update

Lincoln Downtown Master Plan Update Lincoln Downtown Master Plan Update Table of Contents Executive Summary........................................... 1 Complete Streets Framework.................................... 3 Promenade Creating

More information

24. Were Street. Context. Sense of Place 3.24.1

24. Were Street. Context. Sense of Place 3.24.1 24. Were Street Context Were Street is an asymmetrically aligned double-sided Activity Centre, split into 2 activity clusters separated by residential housing. The centre is approximately 145 metres long

More information

Article X Landscape Regulations. Landscaping - Trees

Article X Landscape Regulations. Landscaping - Trees Article X Landscape Regulations Landscaping - Trees 1 LANDSCAPING Division 51A-10.120 Current Code MANDATORY: Single family and Duplex use Uses other than single family and duplex: Perimeter Landscape

More information

WESTFIELD-WASHINGTON ADVISORY PLAN COMMISSION December 7, 2015 1512-SPP-24 & 1512-ODP-24

WESTFIELD-WASHINGTON ADVISORY PLAN COMMISSION December 7, 2015 1512-SPP-24 & 1512-ODP-24 Petition Number: Subject Site Address: Petitioner: Request: East side of Oak Road, north of 151 st Street Langston Development Co. Primary Plat and Overall Development Plan amendment review for Mapleridge

More information

COMMUNITY PLAN. Landscaping Standards

COMMUNITY PLAN. Landscaping Standards Section 12 Landscaping Standards 12.1 Introduction The street system and building form set the parameters for the landscaped areas within the community. Typically, buildings and structures dominate urban

More information

The overwhelming majority of pedestrian routes cross a mixture of land types [13, 139].

The overwhelming majority of pedestrian routes cross a mixture of land types [13, 139]. 5 Approaches to providing for pedestrians Adopt the best approach for each place Who gets considered first? road user hierarchy Getting it right on private land too Consider solutions in this order Concepts

More information

Discussion Document - Summary RESIDENTIAL GROWTH

Discussion Document - Summary RESIDENTIAL GROWTH Discussion Document - Summary PROVIDING FOR RESIDENTIAL GROWTH IN WATERLOO, EPUNI AND CBD EDGE Earlier this year, Council released the 2012-2032 Urban Growth Strategy, which contained a target of increasing

More information

Outdoor Advertising. Policy and Guidelines. CITY OF DAREBIN 350 High Street, Preston 3072 Telephone 9230 4444. January 2001

Outdoor Advertising. Policy and Guidelines. CITY OF DAREBIN 350 High Street, Preston 3072 Telephone 9230 4444. January 2001 Outdoor Advertising Policy and Guidelines January 2001 CITY OF DAREBIN 350 High Street, Preston 3072 Telephone 9230 4444 CONTENTS PREAMBLE... 1 PURPOSE AND OBJECTIVES OF THE POLICY AND GUIDELINES... 2

More information

C. Enforcement: The provisions of this section shall be administered and enforced by the director of development services or his designee.

C. Enforcement: The provisions of this section shall be administered and enforced by the director of development services or his designee. Sec. 53. Landscaping regulations. A. Purpose: It is the purpose of this section to establish certain regulations pertaining to landscaping within the City of Grapevine. These regulations provide standards

More information

Executive Director s Recommendation Commission Meeting: March 5, 2015

Executive Director s Recommendation Commission Meeting: March 5, 2015 Executive Director s Recommendation Commission Meeting: March 5, 2015 PROJECT Curseen-Morris Processing and Distribution Center Parking Lot 900 Brentwood Avenue NE Washington, DC SUBMITTED BY United States

More information

LONDON ROAD SEVENOAKS

LONDON ROAD SEVENOAKS WELCOME TO THE BERKELEY HOMES EXHIBITION Train Station Gr anv i ll e Dar tford Road Lo ad Ro nd on ad Ro Eard SITE Th ed riv e ley R oad on R oad A 224 Gord Pem b rok e Roa d Site Location Since the submission

More information

Planning should achieve high quality urban design and architecture that: Contributes positively to local urban character and sense of place.

Planning should achieve high quality urban design and architecture that: Contributes positively to local urban character and sense of place. 15 BUILT ENVIRONMENT AND HERITAGE 15/07/2013 VC100 Planning should ensure all new land use and development appropriately responds to its landscape, valued built form and cultural context, and protect places

More information

OVERVIEW PROJECT SUMMARY

OVERVIEW PROJECT SUMMARY OVERVIEW Cesar Chavez showcases how to successfully redesign a primary arterial route into a neighborhood destination, improving modal share, water sensitive design, biodiversity and safety whilst maintaining

More information

Industrial Suburban District Regulations City of St. Petersburg City Code Chapter 16, Land Development Regulations

Industrial Suburban District Regulations City of St. Petersburg City Code Chapter 16, Land Development Regulations 16.20.110 - Industrial Suburban District ( IS ) Figure REFERENCE Typical Buildings in the IS District Figure REFERENCE Site Plan of a typical development in the IS District Sections: 16.20.110.1 Composition

More information

Topic 2 11/28/2012 Blocks & Street Network

Topic 2 11/28/2012 Blocks & Street Network TOPIC 2 Blocks & Street Network Implementation Note: 1. Some recommendations are summarized in the tables herein. For complete recommendation language, please see the. 2. Recommendations referenced in

More information

Understanding the Residential Development Standards (ResCode)

Understanding the Residential Development Standards (ResCode) Understanding the Residential Development Standards (ResCode) Planning Practice Note 27 JUNE 2015 The purpose of this practice note is to ensure a common interpretation and consistent application of the

More information

Section 19C 19C Education Centre 2 Zone (Faith Bible College - Sub-Zones A & B)

Section 19C 19C Education Centre 2 Zone (Faith Bible College - Sub-Zones A & B) Section 19 19 Education entre 2 Zone (Faith Bible ollege SubZones A & B) All activities in the Education entre 2 Zone shall have the status identified in Table 19.1: Education entre Zones (Faith Bible

More information

LANDSCAPING REQUIREMENTS

LANDSCAPING REQUIREMENTS LANDSCAPING REQUIREMENTS I. Landscaping Purpose and Intent. These landscape standards are hereby established to create and maintain an aesthetically appealing community character that minimizes the negative

More information

COUNTY OF SACRAMENTO CALIFORNIA

COUNTY OF SACRAMENTO CALIFORNIA COUNTY OF SACRAMENTO CALIFORNIA Control No.: PLNP2008-00214 Type: UPP-VAZ-DRS TO: FROM: SUBJECT: CARMICHAEL OLD FOOTHILL FARMS COMMUNITY COUNCIL PLANNING AND COMMUNITY DEVELOPMENT DEPARTMENT AUBURN BOULEVARD

More information

BLOCK 400 PLANNED COMMUNITY DISTRICT

BLOCK 400 PLANNED COMMUNITY DISTRICT BLOCK 400 PLANNED COMMUNITY DISTRICT Newport Center December 1983 Newport Beach, California Ordinance 88-119 Adopted December 12, 1988 Amendment No. 672 Resolution No. 95-115 Adopted October 9, 1995 Amendment

More information

Transforming Paraparaumu

Transforming Paraparaumu The plan for the transformation of the Paraparaumu town centre includes developing Rimu Road as the main street featuring more retail and other business, more public open space around Wharemauku Stream

More information

Help shape the future of Brighton Marina

Help shape the future of Brighton Marina Help shape the future of Brighton Marina Brighton Marina Supplementary Planning Document Masterplan Stakeholder Consultation Draft Issues and Study June 2008 01 Context Introduction The Study Area Brighton

More information

URBAN DESIGN BRIEF SITE PLAN APPLICATIONS Terms of Reference

URBAN DESIGN BRIEF SITE PLAN APPLICATIONS Terms of Reference 1.0 PURPOSE An Urban Design Brief is intended to describe and illustrate the proposed design solution for a new development project within the Town of Richmond Hill, and to demonstrate comprehensively

More information

WELCOME STRATFORD CENTRE. Transforming the heart of Stratford

WELCOME STRATFORD CENTRE. Transforming the heart of Stratford WELCOME Transforming the heart of Stratford The Stratford Centre, which sits at the heart of Stratford Island has been providing for the needs of residents and visitors for 35 years. Catalyst Capital manage

More information

Parkway Forest Context Plan

Parkway Forest Context Plan Parkway Forest Context Plan City of Toronto June 11, 2007 Final WZMH Architects Table of Contents: 1.0 Introduction and Background 1.1 Location 1.2 Context Plan Area 1.3 Surrounding Features 1.4 Existing

More information

Design Considerations

Design Considerations Chapter 7 Design Considerations INTRODUCTION The design of the built environment is important. It influences the day-to-day experiences of the residents of the Boroughs as they commute, work and spend

More information

HOUSING AND BUSINESS MIX Design Guidelines Manual. October 31, 2006

HOUSING AND BUSINESS MIX Design Guidelines Manual. October 31, 2006 HOUSING AND BUSINESS MIX Design Guidelines Manual Table of Contents INTRODUCTION 1 Why is there a Design Guidelines Manual for the Housing and Business Mix (HBX) zones?... 1 Overall intent of the HBX Design

More information

CLAREMONT NORTH EAST PRECINCT STRUCTURE PLAN ADDENDUM - 10 OCTOBER 2014

CLAREMONT NORTH EAST PRECINCT STRUCTURE PLAN ADDENDUM - 10 OCTOBER 2014 CLAREMONT NORTH EAST PRECINCT STRUCTURE PLAN ADDENDUM - 10 OCTOBER 2014 BACKGROUND Between 2005 and 2008, the Town of Claremont undertook the preparation of a Structure Plan for the area known as the Claremont

More information

2.50 Retirement villages - section 32 evaluation for the Proposed Auckland Unitary Plan

2.50 Retirement villages - section 32 evaluation for the Proposed Auckland Unitary Plan 2.50 Retirement villages - section 32 evaluation for the Proposed Auckland Unitary Plan 1 OVERVIEW AND PURPOSE...2 1.1 Subject Matter of this Section...2 1.2 Resource Management Issue to be Addressed...2

More information

VEHICLE CROSSOVER INFORMATION PACK

VEHICLE CROSSOVER INFORMATION PACK VEHICLE CROSSOVER INFORMATION PACK CONTENTS Introduction Section A Section B Section C Section D Section E Criteria for approving a vehicle crossover application (Diagrams to demonstrate measurement criteria)

More information

Strategic Design Guidance

Strategic Design Guidance 34 7 Strategic Design Guidance 7.1 Introduction 7.1.1 The Transforming Trowbridge UDF identifies a number of key aims regarding appropriate design for the corridor. This will ensure that the character

More information

05 AREA/SITE SPECIFIC GUIDELINES

05 AREA/SITE SPECIFIC GUIDELINES 05 AREA/SITE SPECIFIC GUIDELINES Site 1 - Glass Yard The leisure centre that is currently located on this site should move to a more central location in the town centre close to the existing public squares.

More information

Residential Design Guide

Residential Design Guide Residential Design Guide Table of Contents INTRODUCTION - Application - Intentions - Interpretation 1 Building Form, Location and Site Planning - Comprehensive, integrated site planning - Positive open

More information

Obtaining a Building Permit

Obtaining a Building Permit Renovating and Building in Westmount Annex 1 Obtaining a Building Permit 1 When is a building permit required? A building permit is a document that grants legal permission to start construction of a building

More information

ZBA-BRA DESIGN REVIEW

ZBA-BRA DESIGN REVIEW NOT APPROVED ZBA- PURPOSE OF DESIGN REVIEW PROCESS + NEXT STEPS The purpose of Zoning Board of Appeal (ZBA) - Boston Redevelopment Authority (BRA) design review is to ensure that the design of the proposed

More information

PLANNING POLICY 3.3.5

PLANNING POLICY 3.3.5 PLANNING POLICY 3.3.5 CHILD CARE PREMISES 1. Introduction A Child Care Premises is used to provide a child care service within the meaning of the Child Care Services Act 2007, but does not include a Family

More information

CITY OF SURREY BY-LAW NO THE CITY COUNCIL of the City of Surrey, in open meeting assembled, ENACTS AS FOLLOWS:

CITY OF SURREY BY-LAW NO THE CITY COUNCIL of the City of Surrey, in open meeting assembled, ENACTS AS FOLLOWS: CITY OF SURREY BY-LAW NO. 17789 A by-law to amend Surrey Zoning By-law, 1993, No. 12000, as amended THE CITY COUNCIL of the City of Surrey, in open meeting assembled, ENACTS AS FOLLOWS: 1. Surrey Zoning

More information

CORPORATION OF THE TOWNSHIP OF GUELPH/ERAMOSA

CORPORATION OF THE TOWNSHIP OF GUELPH/ERAMOSA CORPORATION OF THE TOWNSHIP OF GUELPH/ERAMOSA LANDSCAPE DESIGN STANDARDS 8348 Wellington Road 124, P.O. Box 700 Rockwood ON N0B 2K0 Tel: 519-856-9596 Fax: 519-856-2240 Toll Free: 1-800-267-1465 A critical

More information

SCHEDULE 2 TO THE COMPREHENSIVE DEVELOPMENT ZONE. Carlton Brewery Comprehensive Development Plan October 2007

SCHEDULE 2 TO THE COMPREHENSIVE DEVELOPMENT ZONE. Carlton Brewery Comprehensive Development Plan October 2007 SCHEDULE 2 TO THE COMPREHENSIVE DEVELOPMENT ZONE Shown on the planning scheme map as CDZ2 CARLTON BREWERY Carlton Brewery Comprehensive Development Plan October 2007 Land Carlton Brewery, bounded by Victoria

More information

Palo Alto Municipal Code Applicability of regulations Establishment of districts Required determinations.

Palo Alto Municipal Code Applicability of regulations Establishment of districts Required determinations. 1 of 9 3/12/2014 3:36 PM Palo Alto Municipal Code Sections: 18.38.010 Specific purposes. 18.38.020 Applicability of regulations. 18.38.030 Permitted uses. 18.38.040 Conditional uses. 18.38.050 Establishment

More information

Introduction. Welcome. 358-364 London Road, Mitcham

Introduction. Welcome. 358-364 London Road, Mitcham Introduction View from the southern junction of London Road and Cricket Green Welcome Thank you for attending our public exhibition and viewing the latest proposals for 358-364 London Road. As you may

More information

Appendix C. Sign Design Guidelines. Sign Types and Placement

Appendix C. Sign Design Guidelines. Sign Types and Placement Appendix C Sign Design Guidelines Because signage is intended to be visible and attract attention, it has significant visual impact on the area in which it is placed, particularly in a community that is

More information

FILE NO.: Z-6915-C. Gamble Road Short-form PCD and Land Alteration Variance Request

FILE NO.: Z-6915-C. Gamble Road Short-form PCD and Land Alteration Variance Request FILE NO.: Z-6915-C NAME: Gamble Road Short-form PCD and Land Alteration Variance Request LOCATION: Located on the Northwest corner of Chenal Parkway and Gamble Road DEVELOPER: Davis Properties P.O. Box

More information

Trees & Development - A Guide to Best Practice is sponsored by:

Trees & Development - A Guide to Best Practice is sponsored by: Trees & Development - A Guide to Best Practice is sponsored by: The Forest of Belfast The Planning Service Landscape Architects Branch, Construction Service, Central Procurement Directorate, DFP and and

More information

West Grove. Photographs and video may be taken at this event. Please speak to a member of staff if you do not wish your image to be used.

West Grove. Photographs and video may be taken at this event. Please speak to a member of staff if you do not wish your image to be used. West Grove Welcome to the third public exhibition for West Grove, the second phase of Elephant Park - the new name for the regeneration of the former Heygate Estate. The exhibition boards and application

More information

Design Guidelines in the City of Birmingham: Process, Methods & Outcomes

Design Guidelines in the City of Birmingham: Process, Methods & Outcomes Design Guidelines in the City of Birmingham: Process, Methods & Outcomes November 16, 2006 Downtown Birmingham 2016 Plan The 2016 Plan was a master plan created in 1996 for downtown Birmingham 2016 Plan

More information

2967 Sheppard Avenue East Zoning Amendment Application Final Report

2967 Sheppard Avenue East Zoning Amendment Application Final Report STAFF REPORT ACTION REQUIRED 2967 Sheppard Avenue East Zoning Amendment Application Final Report Date: April 21, 2016 To: From: Wards: Reference Number: Scarborough Community Council Acting Director, Community

More information

APPLICATION FOR CONVERSION OF EXISTING WATER TOWER INTO 1 DWELLING & 2 NEW RESIDENTIAL DWELLINGS PRE-APPLICATION REFERENCE NO: 128765 AT

APPLICATION FOR CONVERSION OF EXISTING WATER TOWER INTO 1 DWELLING & 2 NEW RESIDENTIAL DWELLINGS PRE-APPLICATION REFERENCE NO: 128765 AT DESIGN AND ACCESS STATEMENT August 2013 APPLICATION FOR CONVERSION OF EXISTING WATER TOWER INTO 1 DWELLING & 2 NEW RESIDENTIAL DWELLINGS AT COX S WATER TOWER by Framework Architecture and Urban Design

More information

Division 7 Assessment Criteria for the Local Industry Zone

Division 7 Assessment Criteria for the Local Industry Zone Division 7 Assessment Criteria for the Local Industry Zone 5.14 Local Industry Zone The provisions in this division comprise the assessment criteria for the Local Industry Zone. They are: Overall outcomes

More information

Peninsula West Masterplan spd

Peninsula West Masterplan spd Peninsula West Masterplan spd april 2012 lifschutz Davidson sandilands 2 CONTENTS Peninsula West 1. Introduction 2. Vision 3. Objectives 4. Development Principles 5. Development Framework 6. Urban Form

More information

Proposed Heavy Equipment (Nortrax) Sales & Service Facility

Proposed Heavy Equipment (Nortrax) Sales & Service Facility Proposed Heavy Equipment (Nortrax) Sales & Service Facility 130 David Manchester Road Planning Rationale Prepared by: McIntosh Perry Consulting Engineers Ltd. 115 Walgreen Road Carp, ON K0A 1L0 July 2013

More information

PLANNING COMMISSION REPORT

PLANNING COMMISSION REPORT PLANNING COMMISSION REPORT REZONING CASE NO. RZ-11-001 REPORT DATE: May 21, 2012 CASE NAME: Lakewood Gateway Official PLANNING COMMISSION DATE: June 6, 2012 Development Plan (ODP) Rezoning ADDRESS OF REZONING

More information

Economic Development Queensland. Low rise buildingsnd

Economic Development Queensland. Low rise buildingsnd Economic Development Queensland Low rise buildingsnd PDA guideline no. 07 May 2015 State of Queensland, April 2015. Published by the Department of Infrastructure, Local Government and Planning, 100 George

More information

FOR TOWN USE ONLY. Information Requirements

FOR TOWN USE ONLY. Information Requirements SITE PLAN APPLICATION AND PROCEDURE PICKERING BEACH NEIGHBOURHOOD LOW DENSITY RESIDENTIAL DEVELOMENT (under Section 41(13) of the Planning Act, RSO 1990, c. P. 13) SP-PB Planning and Development Services

More information

1. Introduction Precinct Conditions and Preferred Future Built Form Outcomes Precinct Locations and Current Conditions...

1. Introduction Precinct Conditions and Preferred Future Built Form Outcomes Precinct Locations and Current Conditions... RESIDENTIAL BUILT FORM GUIDELINES September 2014 1 CONTENTS 1. Introduction... 5 2. Precinct Conditions and Preferred Future Built Form Outcomes... 7 Precinct Locations and Current Conditions... 7 Preferred

More information

LISBON ROUTE 196 CORRIDOR DESIGN STANDARDS. Sec. 70 X10 Definitions under Design Standards

LISBON ROUTE 196 CORRIDOR DESIGN STANDARDS. Sec. 70 X10 Definitions under Design Standards LISBON ROUTE 196 CORRIDOR DESIGN STANDARDS Sec. 70 X10 Definitions under Design Standards (1) The following words, terms and phrases, when used in this Section, shall have the meanings ascribed to them

More information

Canterbury Riverside - Transforming Kingsmead

Canterbury Riverside - Transforming Kingsmead Canterbury Riverside - Transforming Kingsmead Welcome to our exhibition of proposals to regenerate the existing Serco Depot and former coach park in the Kingsmead area of Canterbury. The exhibition provides

More information

INDUSTRIAL DESIGN GUIDELINES

INDUSTRIAL DESIGN GUIDELINES DEVELOPMENT OF INDUSTRIAL DESIGN GUIDELINES FOR OF INDUSTRIAL AREAS Office of the C.A.O. Economic Development Division, Corporation of the City of Cambridge, 50 Dickson Street, 2nd Floor, P.O. Box 669,

More information

PLANNED UNIT DEVELOPMENT & SIDEWALK WAIVER REQUEST STAFF REPORT Date: November 7, 2013

PLANNED UNIT DEVELOPMENT & SIDEWALK WAIVER REQUEST STAFF REPORT Date: November 7, 2013 PLANNED UNIT DEVELOPMENT & SIDEWALK WAIVER REQUEST STAFF REPORT Date: November 7, 2013 NAME LOCATION Audubon Properties, LLC. 4700 & 4960 Dauphin Island Parkway West side of Dauphin Island Parkway, 580

More information

143 RUMBUSH LANE SHIRLEY SOLIHULL

143 RUMBUSH LANE SHIRLEY SOLIHULL 2014/514 143 RUMBUSH LANE SHIRLEY Application No: Ward/Area: Location: 2014/514/S BLYTHE 143 RUMBUSH LANE SHIRLEY SOLIHULL Date Registered: 14/03/2014 Applicant: Proposal: MR JAMIE LONG DEMOLITION OF GARAGE

More information

55.04 AMENITY IMPACTS Side and rear setbacks objective

55.04 AMENITY IMPACTS Side and rear setbacks objective 55.04 AMENITY IMPACTS 10/12/2013 VC99 55.04-1 Side and rear setbacks objective 10/12/2013 VC99 To ensure that the height and setback of a building from a boundary respects the existing or preferred neighbourhood

More information

SPACE AROUND NEW DWELLINGS AND FLATS

SPACE AROUND NEW DWELLINGS AND FLATS Development Control Standard No.2 SPACE AROUND NEW DWELLINGS AND FLATS Civic Centre Ham Road Shoreham by Sea Telephone : 01273 263222 PETER DAVIES West Sussex BN43 6PR Facsimile : 01273 263203 Head of

More information

Treverbyn House. Planning and Design Brief. June Treverbyn House CITY COUNCIL DEPARTMENT OF DEVELOPMENT

Treverbyn House. Planning and Design Brief. June Treverbyn House CITY COUNCIL DEPARTMENT OF DEVELOPMENT Treverbyn House Planning and Design Brief June 2004 CITY COUNCIL DEPARTMENT OF DEVELOPMENT Treverbyn House CITY COUNCIL DEPARTMENT OF DEVELOPMENT Background Plymouth City Council has prepared this planning

More information

ADMINISTRATION POLICY TRADING IN THOROUGHFARES AND PUBLIC PLACES ADOPTION DATE: 16 AUGUST 2011 LAST REVIEW

ADMINISTRATION POLICY TRADING IN THOROUGHFARES AND PUBLIC PLACES ADOPTION DATE: 16 AUGUST 2011 LAST REVIEW ADMINISTRATION POLICY POLICY NO: A.14 POLICY SUBJECT: TRADING IN THOROUGHFARES AND PUBLIC PLACES ADOPTION DATE: 16 AUGUST 2011 LAST REVIEW STATEMENT OF INTENT This policy provides guidelines for the establishment

More information