Residential (Central Plains) Policy Area 9
Residential (Central Plains) Policy Area 9 comprises the suburbs of Westbourne Park, Hawthorn and Kingswood and is identified on Maps Mit/28 and 29.
The area retains an important and distinctive character due to a very high proportion of single storey detached housing constructed predominantly in the period from 1880’s to the 1940’s and a relatively intact sub-division pattern. The predominant housing styles of that era are symmetrical cottages, villas and bungalows. A smaller proportion of newer housing forms exist in the area which have generally been built since the 1940’s on original vacant allotments or more recently subdivided new allotments, or as a replacement of former original dwellings. Some of the new housing includes blocks of flats and semi- detached dwellings. The post 1940’s housing is not typical of the predominant built-form and character and is dispersed generally throughout the area.
The policy area has a distinctive charm and character derived from the relatively homogeneous style of the predominant early housing forms. This is reflected in the pattern of single-storey detached dwellings on individual allotments, with road frontage, landscaped front yards, substantial side boundary set-backs, and generally large backyards. The existing high ratio of private open space to building area allows most allotments to be generously landscaped, many with substantial trees, which adds significantly to the character of the area. Dwelling set-backs from roads are usually uniform within each street, with minor variations between some streets.
Dwellings constructed post War generally do not reflect the pattern and character established by earlier development, due to variations to front and side boundary set-backs, the scale and bulk of the newer building forms, and a lesser emphasis on the use of finishes such as stone facing and stucco.
More recent subdivision of some allotments has affected the character of the area by creating allotment shapes, dimensions and locations that promote a new pattern of built-form that is inconsistent with the predominant detached housing and streetscape character. West of Belair Road, the policy area is also disadvantaged by a relatively poor provision of public open space that is both available and usable for passive recreation, playground and general play areas.
New development within the area should maintain, complement and enhance the existing predominant character. As minor variations in dwelling style and characteristics occur from street to street, new development should seek to reinforce the predominant character and style of development within its immediate locality and complement the local streetscape.
As the majority of dwellings are in good condition, new development should be directed at the replacement of existing non-conforming development, and additions or alterations to existing dwellings without significantly altering their appearance from the street. Infill development on sites may be considered where the predominant characteristics of the area can be retained. Higher density development in the area should not occur as this would result in a significant reduction in the amount of open space able to be landscaped with substantial trees and hence alter the existing character of the area. In addition, such development would be severely disadvantaged by the lack of available public open space. Residential flat buildings may be developed in duplex form in appropriate locations where they are in context with existing streetscapes and do not detract from the predominant character of the locality.