HOWARD BARLETT'S BSFG RESPONSE TO THE HOMES VICTORIA BENALLA WEST CONSULTATION, DEADLINE IS 4 JUNE 2025.
You can respond directly to Homes Victoria here
https://engage.vic.gov.au/benalla-west-housing
The concept plan provides, (see plan concepts in the photo gallery below).
48 Dwellings:
One Bedroom Homes (25)
2 Bedroom Units (15)
3 Bedroom Units (8)
Plan 1 provide an outline of the site.
Plan 2 shows existing road access
Plan 4 shows the existing road reserve widths. The existing road reserves are 18m and 16m wide. They contain an 8.0m and 10.0m wide road pavements, footpaths driveways and power poles, leaving little room for advanced trees and the establishment of a tree canopy.
The Concept Plan provided does not comply with the BSFG position that all living room windows face north and be protected from shading at noon in Mid-Winter. 19 dwellings face east or west.
Houses overlooking Waminda Park
Lots 36 and 37 on the northeast side of a driveway have views across the driveway to the park.
Lots 27 to 35 (9 lots) back onto Waminda Park.
Four overlook the park from the second storey. (lots 29,30,31&32)
Five are single-story dwellings (lots 27,28,33,34 &35)
BSFG has submitted to the Inquiry into the Supply of Housing in Regional Victoria, link to this submission.
This proposal is in line with the BSFG submission regarding the shortage of accommodation for single and couple renters.
The consultation does not clarify if any houses will be available to buy as house and land or as completed homes.
The concept plan does not reflect BFSG priorities regarding:
The surveillance of Waminda Park is poor in this proposal. It is still hidden from the general public's view by side fences and houses. Only eleven new dwellings have a direct benefit. Most passersby will miss the narrow openings as they walk or drive past.
Suggestions
The road network is influenced by the existing sewer easement running northward through the back of the existing lots Plan 1
The result is lots running east-west with access from the laneway.
An alternative plan prepared by BSFG:
Provides two new roads running east-west.
Public Road frontage is provided to Waminda Park. Plan 3
All road reserves are 18.0m wide. Plan 5
Existing road reserves are widened to 18m wide with two metre widening to existing roads provided by the new development.
18m provides indented right-angle parking and street trees.
It is noted that existing power poles on the north side of Ballantine Street and East side of Kelly Court will require additional road widening for mature trees not provided in the BSFG layouts below.
BSFG Layouts
It deletes laneways. Two new roads running east-west
Public Road frontage is provided to Waminda Park.
Lots with accessed from internal roads with a 6.0m wide road pavement, leaving 6.0m for driveways, which can count as visitor parking and advanced trees.
Footpaths, if required, should be on one side only.
Plan 6 provides 28 lots
Plan 7 Provides 39 lots
Provision of further refinements, including House Siting Policy for every lot, could improve the yield to the 48 provided in the consultation plans.
A house siting policy proposal
Party walls or touching walls on common boundaries running north-south.
Glass doors, windows, and private open space on the north side of the dwellings.
Ridge lines running east-west to support photovoltaic cells facing north.
Protection from overshadowing in winter by locating two-storey dwellings where they only shade road reserves.
Paired driveways.
Party walls for carports and garages.
Pedestrian access from the street to private open spaces for garden refuse and rubbish removal through carports (not through the house).
Garages and Carports to be structurally independent of the house for staged construction or never built.
Contact Howard Bartlett about Smart Block Design.
0409 504 420.
View Concept and Smart Block Design Plans Below.
You can respond directly to Homes Victoria here
https://engage.vic.gov.au/benalla-west-housing
The concept plan provides, (see plan concepts in the photo gallery below).
48 Dwellings:
One Bedroom Homes (25)
2 Bedroom Units (15)
3 Bedroom Units (8)
Plan 1 provide an outline of the site.
Plan 2 shows existing road access
Plan 4 shows the existing road reserve widths. The existing road reserves are 18m and 16m wide. They contain an 8.0m and 10.0m wide road pavements, footpaths driveways and power poles, leaving little room for advanced trees and the establishment of a tree canopy.
The Concept Plan provided does not comply with the BSFG position that all living room windows face north and be protected from shading at noon in Mid-Winter. 19 dwellings face east or west.
Houses overlooking Waminda Park
Lots 36 and 37 on the northeast side of a driveway have views across the driveway to the park.
Lots 27 to 35 (9 lots) back onto Waminda Park.
Four overlook the park from the second storey. (lots 29,30,31&32)
Five are single-story dwellings (lots 27,28,33,34 &35)
BSFG has submitted to the Inquiry into the Supply of Housing in Regional Victoria, link to this submission.
This proposal is in line with the BSFG submission regarding the shortage of accommodation for single and couple renters.
The consultation does not clarify if any houses will be available to buy as house and land or as completed homes.
The concept plan does not reflect BFSG priorities regarding:
- Orientation
- Room for advanced trees and the establishment of a tree canopy.
The surveillance of Waminda Park is poor in this proposal. It is still hidden from the general public's view by side fences and houses. Only eleven new dwellings have a direct benefit. Most passersby will miss the narrow openings as they walk or drive past.
Suggestions
The road network is influenced by the existing sewer easement running northward through the back of the existing lots Plan 1
The result is lots running east-west with access from the laneway.
An alternative plan prepared by BSFG:
Provides two new roads running east-west.
Public Road frontage is provided to Waminda Park. Plan 3
All road reserves are 18.0m wide. Plan 5
Existing road reserves are widened to 18m wide with two metre widening to existing roads provided by the new development.
18m provides indented right-angle parking and street trees.
It is noted that existing power poles on the north side of Ballantine Street and East side of Kelly Court will require additional road widening for mature trees not provided in the BSFG layouts below.
BSFG Layouts
It deletes laneways. Two new roads running east-west
Public Road frontage is provided to Waminda Park.
Lots with accessed from internal roads with a 6.0m wide road pavement, leaving 6.0m for driveways, which can count as visitor parking and advanced trees.
Footpaths, if required, should be on one side only.
Plan 6 provides 28 lots
Plan 7 Provides 39 lots
Provision of further refinements, including House Siting Policy for every lot, could improve the yield to the 48 provided in the consultation plans.
A house siting policy proposal
Party walls or touching walls on common boundaries running north-south.
Glass doors, windows, and private open space on the north side of the dwellings.
Ridge lines running east-west to support photovoltaic cells facing north.
Protection from overshadowing in winter by locating two-storey dwellings where they only shade road reserves.
Paired driveways.
Party walls for carports and garages.
Pedestrian access from the street to private open spaces for garden refuse and rubbish removal through carports (not through the house).
Garages and Carports to be structurally independent of the house for staged construction or never built.
Contact Howard Bartlett about Smart Block Design.
0409 504 420.
View Concept and Smart Block Design Plans Below.
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