Street Setbacks
Street setbacks establish the alignment of buildings along the street frontage, spatially defining the width of the street. Combined with building height and road reservation, street setbacks define the proportion and scale of the street and contribute to the character of the public domain.
For mixed use buildings with retail uses at the ground floor a
zero setback is appropriate
This example provides a landscaped setback which contributes to the residential character of the street
Streetscapes are defined by a combination of public elements (carriageways, kerbs, verges and footpaths) and private elements (street setbacks, fences and building facades)
In a centre, the street setback or building line may be set at the property boundary defining the street corridor with a continuous built edge. In a suburban context, the street setback may accommodate front gardens, contributing to the landscape setting of buildings and the street. Street setbacks provide space for building entries, ground floor apartment courtyards and entries, landscape areas and deep soil zones.
Aims
• establish the desired spatial proportions of the street and define the street edge
• provide space that can contribute to the landscape character of the street where desired
• create a threshold by providing a clear transition between the public and private realms
• assist in achieving visual privacy to apartments from the street
• create good quality entries to lobbies, foyers or individual dwellings
• promote passive surveillance and outlook to the street.
Considerations In Setting Street Setback Controls
Street setbacks should be consistent with existing setback patterns in the street or setbacks that achieve the desired future character of the area.
• define a future streetscape with the front building line
• match existing development
• step back from special buildings
• retain significant trees
• in centres the street setback may need to be consistent to reinforce the street edge
• consider articulation zones accommodating balconies, landscaping etc. within the street setback
• use a setback range where the desired character is for variation within overall consistency, or where subdivision is at an angle to the street
• manage corner sites and secondary road frontages
Align street setbacks with building use. For example in mixed use buildings a zero street setback is appropriate.
Consider nominating a maximum percentage of development that may be built to the front build-to line, where one is set, to ensure modulated frontages along the length of buildings.
Identify the quality, type and use of open spaces and landscaped areas facing the street so setbacks can accommodate landscaping and private open space.
In conjunction with height controls, consider secondary upper level setbacks to:
• reinforce the desired scale of buildings at the street frontage
• minimise overshadowing of the street and other buildings
To improve passive surveillance, promote setbacks which ensure a person on a balcony or at a window can easily see the street.
Consider increased setbacks where street or footpath widening is desired.
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