2
We all believe Dollar to be a special
place, with a unique harmony between
the community and the surrounding
environment. It is an attractive and
welcoming place to live and for that reason
is a magnet for an increasing number of
residents. The Scottish Government and
Clackmannanshire Council have stipulated
a requirement for the expansion of our
community. In the absence of a communityled Masterplan, we would be at the mercy of
individual and sporadic development without
the cohesion of a strategic vision.
We in the Community Council felt it essential
that we create this document which aims
to allow the community to influence the
development that is planned for the town
during the term of the local development
plan and beyond.
This document is our response to
Clackmannanshire
Council’s
Local
Development Plan (LDP). The LDP states the
need for a significant number of new homes
to be developed over the next 20 years. With
the Masterplan we hope to offer a structure
as to the location, type and layout of these
houses and associated development.
A steering group was formed comprising all
the major stakeholders in the town. All the
local landowners, Harvistoun, Dollarfield
(Arndean), and Dollar Academy are
represented on the committee as are Dollar
Community Council and Clackmannanshire
Council. We prepared a brief and went
through a competitive tender process
resulting in the appointment of local
consultants The Paul Hogarth Company.
The Masterplan identifies the need for a
new or extended Primary School, alongside
a replacement for the existing Civic and
Health Centres. This, coupled with upgrades
to the road and sewage networks, account
for a substantial funding investment. The
stakeholders unanimously endorsed the
need for Dollar’s unique architectural
heritage and streetscape to be reflected
in the new housing stock. They also agreed
that a design code should be developed that
would allow any new housing applications to
be evaluated against this code. This design
code must also be flexible enough to allow
good quality, modern design to be realised
without detriment to the overall character of
the town. It is our hope that the Masterplan
will be used by the Planning Authorities
to assist in assessing suitability of future
development.
This Masterplan is very much a document
stating a desired outcome for the town. It
is inevitable that many factors including
economics will affect how this plan is
implemented over the next 20 years. The
Masterplan will need to be considered as
independent planning applications are
submitted from interested parties. The detail
of house designs, densities, open space
and road configuration may change while
remaining in keeping with the broad vision
conveyed by the Masterplan.
This document outlines how we intend
to influence the enhancement and
development of our town over the next
20 years and will form the basis for our
response as your Community Council to any
and all future planning applications.
Mick Rice
Chairman, Dollar Community Council
May 2014
Dollar Community Masterplan
It is with great pleasure that I can now
present the ‘The Dollar Masterplan’. The
Masterplan is a logical follow on to our
Community Plan which we produced in 2012.
The Community Plan gave us the concept
and the vision; the Masterplan adds detail to
that vision.
LET’S GET IT RIGHT FOR DOLLAR
MESSAGE FROM
THE CHAIRMAN
DOLLAR COMMUNITY
COUNCIL
As part of the development of the
Masterplan, plans were drawn up and a
major public consultation took place. It
became obvious early on that in order to
provide the substantial infrastructure that
this scale of development required, more
houses than were initially envisaged would
need to be built.
3
4
1
introduction
7
2
some questions and answers
8
3
masterplan approach
4
community masterplan
5
key masterplan concepts
6
design code
7
consultation feedback
20
8
plan delivery
22
9
conclusion
24
appendix 1 (consultation feedback)
27
appendix 2 (design code)
41
Dollar Community Masterplan
TABLE
OF CONTENTS
10
12
14
18
LET’S GET IT RIGHT FOR DOLLAR
5
6
Dollar Community Masterplan
1
introduction
The town of Dollar has a special place in the
hearts of its residents. Therefore any proposition
to increase its size must be given very careful
consideration, so to ensure that growth has a
positive and not a negative impact on the place
and its people. Rather than leaving such an
important exercise to property developers and
their commercial interests (as would often happen)
we firmly believe that it is the community who
should lead the process of determining how plans
proceed.
This has led to the production of this
Masterplan and Design Code by the Community
Council, working in partnership with the
area’s main landowners, in consultation with
Clackmannanshire Council, the guidance of a
professional consultant team and above all the
input of Dollar’s residents.
LET’S GET IT RIGHT FOR DOLLAR
The Dollar Community Masterplan sets out our
vision of how the town should grow over the next
20 years. It was initiated by Dollar Community
Council in October 2013 in response to proposals
for a significant expansion of the town contained
within the Clackmannanshire Proposed Local
Development Plan.
7
2
some questions and
answers
WHAT IS A MASTERPLAN?
A Masterplan is a document that shows how the
expansion of Dollar should physically take place
over the next 20 years. It identifies the location and
layout of roads and streets, buildings and open
spaces, in a manner that will fulfil the community’s
vision for the future of the town. Central to
the masterplan approach is the concept of
‘placemaking’, which strives to ensure the creation
of successful and attractive places, as opposed to
a series of separate housing developments.
WHAT IS A DESIGN CODE?
The Design Code is a set of instructions to
developers and their architects on how buildings
and spaces are to be designed. This allows a
further degree of control over design quality and
will be used to help ensure that new development
is of an appropriate style and character to Dollar.
8
The Community Council does not, however,
own land. It has therefore engaged with
the area’s main landowners to encourage
participation and a commitment to delivering
the masterplan in partnership with the
community.
HOW WILL THE PLAN BE USED?
The first role of the masterplan is to form
Dollar Community Council’s response
to the consultation
process
on
the
Clackmannanshire
Proposed
Local
Development Plan. This will be reviewed by
Clackmannanshire Council and a decision
made on how to incorporate its proposals
within their Plan. The Community Council
will be petitioning to have the masterplan
formally adopted by Clackmannanshire
Council.
The second role of the Masterplan is to guide
landowners and their agents on how their
land should be developed, so as to ensure
quality of the eventual outcome in line with
the vision set out in the Dollar Community
Plan. The Masterplan provides a framework,
rather than a blue print for development.
Therefore, its detail will invariably evolve over
time, but the principles to which it adheres
are intended to be constant.
Dollar Community Council
Harviestoun
Dollarfield
Dollar Academy
Clackmannanshire Council
Client and Chair of Process
Landowner & Partner
Landowner & Partner
Landowner & Partner
Landowner & Local Authority
STEERING GROUP
CONSULTANT TEAM
The Paul Hogarth Company
Etive Consulting
Sam Shortt Consulting
Robin Kent Architecture
Guard
Masterplanner
Engineer
Transport Consultant
Conservation Architect
Archaeologist
Dollar Community Masterplan
Dollar Community Council, in partnership
with Harviestoun, Dollarfield, Dollar Academy
and Clackmannanshire Council, initiated and
led the process of developing this plan on
behalf of the local community.
WHO WOULD PAY FOR THE
DEVELOPMENT?
It is expected that proposals will be funded from
a variety of sources with private developers
making contributions to necessary infrastructure
in line with land use planning legislation and
Development Plan requirements. Developers will
be expected to follow the detailed requirements
set out in the masterplan and design code.
WHAT WOULD HAPPEN WITHOUT A
MASTERPLAN AND DESIGN CODE?
Without this masterplan and design code, local
people would have a very limited say in how
large areas of land zoned for housing in Dollar
is developed. Whilst subject to the planning
process, individual housing developers would
take forward their schemes in a manner they see
fit, normally prioritising commercial interests and
often with limited consideration to the character
of the place within which they are building.
LET’S GET IT RIGHT FOR DOLLAR
WHO IS BEHIND THE PLAN?
9
3
masterplan approach
DOLLAR COMMUNITY PLAN
In 2012 Dollar Community Council prepared
a Community Plan with local residents.
The
purpose of the plan was to set out a vision for
the future of the entire town and to explore the
implications of expanding Dollar as proposed by
Clackmannanshire Council. The Draft Plan was
consulted upon in May 2012.
The Plan includes a range of regeneration
initiatives. With regards to the size of Dollar, it
was concluded that whilst some would prefer
there to be no change in the town, the majority
of residents felt that Dollar would benefit from
some appropriate growth. The Community Plan
emphasised that this must be carried out to a very
high standard of planning and design, leading to
the following potential benefits:
• Increased population to support and sustain
local shops and services;
• Provision of new homes, including affordable
units for local people ‘priced out’;
• New facilities including an improved primary
school, park, cemetery and sports fields;
• Opportunities for employment via new office
space and a sports campus.
However if handled inappropriately, growth could
damage Dollar by detracting from its urban and
rural beauty. To avoid this happening, a more
10 detailed masterplan led by the community was
proposed.
Dollar Community Plan 2012 (not to scale)
LET’S GET IT RIGHT FOR DOLLAR
N
11
Dollar Community Masterplan
ue
e
yln
SCHOOL OPTION 2
n
Ave
M
SCHOOL OPTION 3
an
or
M
M
s
den
Gar
t
tree
ar S
w
e
D
Walton Crescent
community masterplan
ain
rM
Lo
we
ad
n Ro
Devo
The adjacent masterplan shows our vision of
an expanded Dollar in 2035, twenty years from
adoption of the Local Development Plan. It builds
on proposals of the Community Plan, with the
benefit of detailed studies and consultation.
s
THE 2035 VISION
The area of proposed development spans from
the north and east of Lower Mains in the south
west to the former railway line in the north, and
east across Devon Road and Dollar Burn, towards
Park Place, Muckhart Road (A91) and The Ness.
er
w
Lo
ns
ai
M
O
LO
RF
EA
0Y
20
D
AIN
PL
The main components of the plan are a network
of new streets, extended where possible from
existing ones. Along these streets are located a
mixture of detached, semi-detached and terraced
housing, modelled on the Georgian and Victorian
houses found in Dollar’s ‘New Town’ either side of
Bridge Street. Other key features of the plan are
a large sports campus to the east of Devon Road.
This connects eastwards across to the Dollar
Burn, where it meets with land that can be used
for public events that will ultimately be displaced
from the current public open space adjacent
to Park Place. Sites for proposed business use
are located at two locations on the plan (Devon
Road and Muckhart Road) and a new cemetery
is shown in the east alongside Kelly Burn. A new
enlarged Strathdevon Primary School is shown in
one of three possible locations near Park Place,
12 connected by an extensive network of existing
and proposed foot and cycle paths.
Dollar Community Masterplan 2014 (not to scale)
t
Stree
r
Cou
abb
M
ad
n Ro
t
lm
o
alc
eet
l Str
pbel
Cam
inn
ig
Cra
McN
an
Devo
4
et
Bridge Stre
e
lac
P
ay
urr
ree
McNabb St
Harviestoun Road
reet
McNabb St
oad
House R
Th
e
Ne
Academ
y Place
Dollar Community Masterplan
Dr
um
Co
ur
t
ss
style
Kirk
oad
t R
har
ck
Mu
e
y
Kell
burn
Park
West Burnside
McN
Park Place
r‘s
an
Lo
n
Statio
CEMETERY
SCHEDULED
ANCIENT
MONUMENT
LL
Y
BU
RN
Road
Stra
th
devo
KE
n Pl
STATION
SQUARE
STRATHDEVON
COMMUNITY SCHOOL
SPORTS CAMPUS
PUBLIC OUTDOOR
EVENTS AREA
LAR
DOL
N
BUR
WETLANDS
LET’S GET IT RIGHT FOR DOLLAR
t
Stree
ve
Lo
abb
t
tree
ar S
Dew
Pl
iew
Hillv
Lan
East Burnside
t
C airnpark Stree
et
et
Bridge Stre
e
Lorn
ad
e Ro
Mans
ad
Manor House Ro
N
FORMER
RAILWAY EMBANKMENT
1313
5
key masterplan concepts
A primary objective of the Dollar Community
Masterplan is bringing about sustainable growth
of an appropriate style and character to the
historic town. Accordingly a number of key
concepts were agreed and established at an early
stage of the masterplan process. These were
formulated as a result of comprehensive analysis
of the town, including its historical context as well
as the existing urban and rural form.
Together these concepts, which aim to identify
and emulate those characteristics which
encapsulate the essence of Dollar, set in place
a broad structure around which the masterplan
then evolved;
• Seek wherever possible to extend existing
streets, footpaths and character areas as the basis
for new development;
• Study, interpret and harness the urban,
landscape and architectural qualities specific to
Dollar;
• Prioritise ease of pedestrian
movement over vehicular routes;
and
cycle
• Protect and enhance those urban and rural
characteristics found along Dollar’s edges.
14
The layout of the masterplan has been
directly informed by Dollar’s existing historic
grid iron street pattern. An extension of
this permeable network allows for a more
even spread of vehicular traffic throughout
the area and avoids the need for distributor
roads which would be incongruous to the
alking
00m w
character of the town. In the cases where streets
do not physically connect, in keeping with the
unique rural charateristics of Dollar, it is key that
visual connections are retained down streets and
beyond to the wider landscape.
Principal vehicular access is proposed from
Devon and Muckhart Roads, thereby minimising
any potential traffic impact upon Bridge Street
and other busy parts of the existing town. A
small roundabout on Muckhart road will assist
in distributing and calming traffic along this
important approach road.
The layout and characteristics of individual streets
within this framework have been informed by the
Place Making criteria as detailed in Designing
Streets (A Policy Statement for Scotland).
Proposed streets are also based on the unique
cross-sections of existing streets such as Devon
Road, McNabb Street and Campbell Street, with
similar dimensions and junction spacings. This
will in part contribute to the creation of safer
streets through reduced vehicle speeds, also
achieved through the provision of on-street
parking. Off street parking is also provided within
building plots and in the internal mews courtyards
of larger urban blocks.
Dollar Community Masterplan
Walking and cycling encourages increased
community interaction, promotes a healthier
lifestyle and reduces congestion and
pollution. Local facilities and services within
walking distance bring residents together
while promoting methods of transport other
than the private car. As can be seen from
the circulation plan below, the masterplan
advocates a highly walkable community
which takes into consideration walking
distances from both existing and proposed
facilities. The quality of these walking and
cycling routes is important, particularly
where they cross elements such as railway
cuttings, rivercourses or busy roads.
The proposed street network has been
purposefully designed so that new homes
are largely within a 2.5 to 5 minute (200400 metre) walking distance from the town
centre (Bridge Street).
mins)
ce (2.5
distan
Bridge
Street
ad
n Ro
Devo
ce
distan
alking
00m w
)
(5mins
4
urn
ar B
Doll
Circulation Plan
Existing Streets
Proposed Streets
Walking/cycling routes
Rivercourse
Walking Distance
LET’S GET IT RIGHT FOR DOLLAR
2
15
a
STREETS
SPACES
The Dollar Community Masterplan comprises
an interconnected network of streets. Distinct
from roads, streets consist of buildings along
each side, thereby becoming important settings
of houses and their associated activity, as well
as the passage of pedestrians, cyclists and
vehicles. The proposed street layout is based
on the attractive and functional grid pattern
of continuous streets and frontages that exist
within the centre of Dollar. This differs from
many modern housing schemes which often
include access roads and cul-de-sacs.
A variety of new public open spaces are
proposed which include small neighbourhood
parks, many of which will feature play
equipment, seating, planting and areas for
small gatherings. A new ‘Station Square’ is
also proposed at the site of the former railway
station, providing opportunities to restore the
platform and tell the story of the Devon Valley
Railway. The masterplan also proposes a new
cemetery next to Kelly Burn, which has been
identified for some time, as the existing Parish
Church grave yard nears capacity. Adjacent
to the cemetery will be a park, the location of
which has been stipulated by the existence
of the archaeological remains of an Iron Age
palisaded enclosure.
A mixture of house types and housing tenures
will be spread across the area. For example,
by having 2, 3 and 4 bedroom houses of
private, rented, affordable and social tenure
along the same street, a mixed community will
arise comprised of people of varied age and
socioeconomic profile. Again, this differs to
housing estates comprised of single type units
and helps to avoid the emergence of areas
stereotyped or even stigmatised based on the
people that live there.
The design of houses will be strictly controlled
by a Design Code (see Chapter 6 / Appendix
2), which will ensure they share many of the
characteristics found in Dollar’s traditional
houses (e.g. slate roofs, stone facades, varied
roof heights etc).
16
b
Finally, an important part of the Plan is the
agricultural land to the south-east of the
expansion area. Accessed from the Burnside,
Lover’s Loan and Muckhart Road via new
streets proposed in the east. Harviestoun, the
landowner, with prior notice and agreement,
will accommodate informal games and events
such as the Dollar Gala and Bonfire Night taking
place in this area. Outwith such events, the land
will be used for a variety of activities including
dog walking, jogging and agriculture as it has
for the last 20 years to the benefit of the Dollar
Community. Wetland near the River Devon will
be improved as wildlife habitat.
SPORTS
SCHOOL
An exciting feature of the Masterplan is a new
Sports Campus. This large facility would be
located on land to the east of Devon Road
and consist of high quality pitches for rugby,
football and hockey, as well as indoor courts for
tennis and other covered training facilities. A
landmark sports building and terraced seating
would form the central hub of the campus.
Strathdevon Primary School is nearing capacity
and its buildings are in need of renewal. It is
therefore proposed to provide a new primary
school that also incorporates the Health Centre
and Community Centre adjacent to the existing
building.
It is envisaged that the Sports Campus would
be owned and operated as a regional / national
centre of excellence by Dollar Academy. A
variety of models and funding arrangements
are theoretically possible, with community
access a central aspect of any strategy.
One model also proposes new boarding
accommodation next to the campus at the end
of Station Road. During term time this could
be used by the Academy and at other times
the accommodation would be available for
hire by sports teams and organisations using
the facilities. This development would not
only provide the community and the Academy
with first class sports facilities, but would
also generate economic activity by bringing
people to the town and creating employment
opportunities.
Alongside
the
masterplan
process,
Clackmannanshire Council are conducting a
feasibility study to assess options for the school
development. At present three options are
being explored. The first is to refurbish and
extend the existing building. The second is to
construct a new building on the current site
of the school football pitch. The third option,
preferred by the Community Council, is to enter
into a land agreement with Dollar Academy
who own the New Field pitches to the south
the existing school.
This would enable the
construction of a new school adjacent to the
proposed Sports Campus. The existing school
site would then be developed for housing.
Safe and efficient access to the school is an
important consideration.
It is proposed to
connect the school with as many foot and cycle
paths to surrounding areas as possible. This
approach would be most effectively acheived
via the school configuration as illustrated within
the masterplan (page 13).
Dollar Community Masterplan
d
LET’S GET IT RIGHT FOR DOLLAR
c
17
One potential result of the Design Code
6
design code
A priority of the Dollar Community Plan is to
ensure that any new development is of an
appropriate character to Dollar - a place with
great natural beauty, attractive streets and
stone buildings. All too often new housing
developments look the same. Typically housing
units and road types are designed and modified
by a developer and architect and then applied
to different sites across the country, with little
regard to the unique attributes of the place.
To avoid this happening, Dollar Community
Council has developed a Design Code to
accompany the Masterplan. This document,
which is included within Appendix 2, provides
direction to developers and architects on
unique attributes of specific character areas.
This, in addition to the planning application
process, will help to ensure that new
development ‘fits’ within the Dollar context.
Through the use of a design code, it is possible
to set ‘parameters’ for new buildings, such
as heights and facade materials, while also
allowing for a more contemporary intrepretation
elsewhere.
A degree of flexibility is also
needed to enable developers to make detailed
adjustments to plans in response to specific
economic and market considerations at their
point of construction.
18
Extensive studies have been undertaken
by the masterplan team to identify those
specific attributes of Dollar which have been
incorporated into the plan. The plans shown
below and opposite, illustrate a number of
these attributes, including street boundary
types, building heights, building materials,
building types and the role of urban blocks.
The area of study is Dollar’s ‘New Town’,
spanning from Harviestoun Road in the west to
Manse Road in the east, and Academy Place in
the north, to the former railway line in the south.
STREET BOUNDARY TYPES
Low Wall (<1m)
Low Wall & Railings
Low Wall & Hedge
Hedge
High Wall (>1m)
Dollar Community Masterplan
URBAN BLOCK ROLES
Outer
Inner
et
Bridge Stre
et
ad
Station Ro
ad
Station Ro
Bridge Stre
*Approximate ridge heights
BUILDING TYPES
Terraced
Semi Detached
Detached
Flatted
BUILDING MATERIALS*
Stone (grey)
Stone (Red)
Rendered
Painted
Other
et
Bridge Stre
ad
Station Ro
ad
Station Ro
*Dominant facade material
et
Bridge Stre
LET’S GET IT RIGHT FOR DOLLAR
BUILDING HEIGHTS*
5 metres and under
6 metres
7 metres
8 metres
9 metres
10 metres and over
19
7
consultation feedback
The Draft Dollar Community Masterplan
was made available to the general public for
comment over a period of 19 days, between
Monday 27 January and Friday 14 February
2014. The consultation process was advertised
via a leaflet which was distributed to every
household within Dollar. Two press releases
were also issued by Dollar Community Council.
The Draft Masterplan and its proposals were
presented on 4 colour A1 panels which included
explanatory text, drawings and photographs.
These panels were put on display for the
duration of the consultation period at Castle
Campbell Hotel and in the front window of No
38 Bridge Street. Copies of the boards were
also posted online at www.dollarcommunity.
org.uk, www.paulhogarth.com and a dedicated
facebook
page
(www.facebook.com/
dollarcommunity).
A total of 3 public ‘drop-in’ events were held
during the consultation period at the Castle
Campbell Hotel on Tuesday 28 January
(7-9pm), Saturday 1st February (11am - 3pm)
and Wednesday 5th February (6-9pm). These
provided members of the public the opportunity
to view draft proposals and to discuss them
with members of the Community Council and
Consultant Team.
20
While sign-in sheets indicated an attendance
of 25, 36 and 28 at each event, as several
members of the public chose not to sign in, the
actual figure exceeded the 89 recorded entries.
Feedback forms were provided at the Castle
Campbell Hotel and online at the 3 websites
listed. These were completed by hand or by
computer and posted in a box provided at the
Castle Campbell Hotel, or sent to a designated
email address ([email protected]) or by
post to the Dollar Community Council.
Dollar Community Masterplan
What elements of the plan do you like least?
20% - proposed housing nos/scale of growth;
15% - creation of traffic/parking problems;
8% - impact on appearance/character of town.
Of the existing features of Dollar, which do you
think are most important to include in the plan?
35% - walking and cycling routes/paths;
33% - views;
21% - vegetation/trees.
How else could we improve the plan?
14% - more parking provision;
11% - plan good as is/none required;
5% - better road layout/transport proposals.
Do you have any more comments?
10% - too much growth;
8% - very exciting/excellent/well designed;
7% - include more parking.
LET’S GET IT RIGHT FOR DOLLAR
Do you support the principle of a
community led masterplan to manage
the 40% growth over 20 years as per the
proposed Local Development Plan?
86% - Yes;
12% - No;
2% - Don’t know.
Q2.
Q1.
The top three responses received to each
of the six questions contained within the
feedback form, are included below;
Q3.
Of the 80 consultation responses received;
• 41 (51.25%) fully supported masterplan;
• 25 (31.25%) supportive with reservations;
• 13 (16.25%) did not support masterplan;
• 1 (1.25%) unrelated to masterplan.
Q4.
A detailed breakdown of the feedback
received during the consultation period can
be found in Appendix 1.
What elements of the plan do you like most?
36% - quality of design and layout of streets;
31% - sports facilities;
19% - new/expanded primary school.
Q5.
OVERVIEW OF FEEDBACK
Q6.
Public drop-in session at Castle Campbell Hotel
21
8
22
plan delivery
The Masterplan and Design Code are only of
value if their proposals can be delivered in the
manner envisaged. Dollar Community Council,
its partners and consultants are working closely
with Clackmannanshire Council to examine how
best this can be achieved. The preferred route
by Clackmannanshire Council, and agreed by
the Steering Group, is to promote the preparation
and submission to Clackmannanshire Council of a
Planning Permission in Principle (PPP) for the full
town expansion, which would be based on this
Community Masterplan.
Landowners will also
have a vital part to play by making delivery of the
masterplan a condition of any agreements with
private developers. The Community Council also
envisage performing an oversight role to work
on behalf of local people to ensure plans are
developed in accordance with the masterplan.
Delivery of the Masterplan in its entirety will
be phased over a number of years and this is
indicatively shown on the diagrams opposite.
Detailed phasing arrangements will be influenced
by the delivery of infrastructure to support the
proposed development such as primary school
provision. The final timing of development, will,
in part, be established by detailed costings plans
and financial appraisals as well as statutory
processes such as that required for the delivery of
primary school provision. Plans and appraisals will
be prepared as part of the ongoing Development
Plan and future planning application processes.
potential phase 1
• Housing units proposed along Devon Road, next
to the approved housing development at Lover’s
Loan and north of Muckhart Road (A91).
• Construction of new cemetery.
potential phase 2
Dollar Community Masterplan
• Extension of historic grid pattern southwards.
• Extension of historic grid pattern westwards.
• Housing units proposed between cemetery and
Muckhart Road.
• Construction of new Strathdevon Primary School.
• Construction of new Sports Campus.
potential phase 3
• Housing units proposed north of Strathdevon
Primary School and east of cemetery.
potential phase 4
• Extension of historic grid pattern southwards.
• Housing units proposed to the west of the Sports
Campus and to the east to the approved housing
development at Lover’s Loan.
LET’S GET IT RIGHT FOR DOLLAR
• Construction of new Town Park.
23
9
24
conclusion
Dollar Community Council recognises that whilst
the expansion of Dollar will remain a contested
topic for some, it is also inevitable given pressures
of population growth. A full commitment has
therefore been made to steer this process
through the masterplan to ensure benefits for
the community and environment of Dollar are
maximised.
The need to prepare a masterplan to guide the
future growth of Dollar emerged as a result of the
Dollar Community Plan, which was completed in
2011 and received overwhelming endorsement
from the local community and Clackmannanshire
Council.
In response to the Community Plan, the people
of Dollar have risen to the challenge of shaping
the future of their town. The Dollar Community
Masterplan represents a community-led initiative,
as opposed to one conducted by local or central
government or external agencies.
Dollar Community Masterplan
The masterplan fully supports policies for
affordable housing which will achieve a
healthy and sustainable social mix. This
will be achieved through the integration
of different house types and tenures,
which in addition to affordable housing, will
also include provision for social housing,
retirement homes and private family homes.
The sustainable expansion of the town will
contribute financially to the construction of
new community facilities and infrastructure
through planning agreements and charters with
landowners.
It is envisaged that the Masterplan will become
part of the planning process and positively
contribute to the town’s future development.
Making reference to a finalised and agreed
masterplan, within Clackmannanshire Council’s
Local Development Plan, would provide a
degree of certainty on implementation as well as
coordinating development over a large area in
accordance with an agreed vision.
Dollar has a special place in all our hearts.
Through this masterplan, the Community Council
and our partners have worked tirelessly to ensure
that proposed growth is not only appropriate, but
adds to these qualities and helps sustain Dollar as
a thriving community for generations to come.
LET’S GET IT RIGHT FOR DOLLAR
Masterplans are an effective way of ensuring
that high standards are maintained in the
design and implementation of development
proposals. The formulation of the Dollar
Community Masterplan has been designled, and as such, respects the town’s existing
character and setting while reinforcing its
unique sense of place.
25
26
appendix
LET’S GET IT RIGHT FOR DOLLAR
Dollar Community Masterplan
1
consultation feedback
27
Public Consultation Report for the Draft Dollar Community Masterplan_______
_21 February 2014
Table of Contents
1.
2.
3.
4.
5.
Introduction ……………………………………………………………………………………………………………………
The Consultation Process ………………………………………………………………………………………………
Overview of Results ………………………………………………………………………………………………………
Breakdown of Responses via Feedback Forms………………………………………………………………
Breakdown of Responses via Correspondence …………………………..……………………………….
1
1
2
3
12
1. Introduction
a. This document presents a summary of findings from the public consultation process
undertaken on the Draft Dollar Community Masterplan.
b. The Draft Masterplan sets out a vision for the future growth of Dollar in
Clackmannanshire, Central Scotland. It was prepared by a consultant team under
the guidance of a steering group comprised of Dollar Community Council, Dollar
Academy, Harviestoun, Dollarfield Estate and Clackmannanshire Council.
2. The Consultation Process
a. The Draft Dollar Community Masterplan was made available to the general public
for comment over a period of 19 days, between Monday 27 January and Friday 14
February 2014.
b. The process was advertised via a leaflet distributed to all households in Dollar, plus
two press releases issued by Dollar Community Council.
c. Draft proposals were presented on 4 colour A1 panels composed of explanatory text,
drawings and photographs.
d. The panels were put on display for the duration of the consultation period at Castle
Campbell Hotel and in the window of No 38 Bridge Street. They were also posted
online at www.dollarcommunity.org.uk, www.paulhogarth.com and
www.facebook.com/dollarcommunity
e. A total of 3 public ‘drop in’ events were held during the consultation period at the
Castle Campbell Hotel. The events provided members of the public the opportunity
to view draft proposals and to discuss them with members of the Community
Council and Consultant Team. These took place between 7 - 9pm Tuesday 28
January, 11am – 3pm Saturday 1st February and 6-9pm Wednesday 5th February.
Sign In sheets indicate an attendance of 25, 36 and 28 for each event respectively,
but as several members of the public chose not to sign in, the real total figure
exceeds the 89 recorded entries.
1
28
f.
_21 February 2014
Feedback forms were provided at the Castle Campbell Hotel and online at the 3
websites listed. These were completed by hand or by computer and either posted in
a box provided at the Castle Campbell Hotel, sent to a designated email address
([email protected]) or sent by post to Mick Rice, Chair of Dollar Community
Council.
g. Upon completion of the consultation period it became apparent that the online
version of the feedback questionnaire differed slightly in content to those
distributed at the consultation venue. This was due to a draft version of the
feedback form being uploaded online. (See Section 4 for further details)
Dollar Community Masterplan
Public Consultation Report for the Draft Dollar Community Masterplan_______
3. Overview of Results
a. Total number of consultation responses received = 80
b. Of all responses, these were:
 Completed Feedback Forms = 70 (87.5%)
 Separate Correspondence = 10 (12.5%)
2
LET’S GET IT RIGHT FOR DOLLAR
c. Of all responses, these can be generally described as:
 Fully supportive of the Draft Masterplan = 41 (51.25%)
 Supportive of the Draft Masterplan, but with reservations = 25 (31.25%)
 Fully unsupportive of the Draft Masterplan = 13 (16.25%)
 Unrelated to the Draft Masterplan = 1 (1.25%)
29
Public Consultation Report for the Draft Dollar Community Masterplan_______
_21 February 2014
4. Breakdown of Responses via Feedback Forms
a. As described in Paragraph 2g, a different version of the feedback form was posted
on line to that used at the consultation venues. Of all completed feedback forms
received,
 Final version = 51 (73%)
 Draft Online version = 19 (27%)
b. The two feedback form versions differed in two questions:
 Question 1a – Final Version) Do you support the principle of a community led
masterplan to manage the 40% growth over 20 years as per the Proposed
Local Development Plan?
 Question 1a – Draft Online Version) Do you support the principle of
expanding Dollar?
 Question 4 - Final Version) Of the existing features of Dollar, which do you
think are most important to include in the plan? Eg views, building materials,
vegetation, walking routes etc.
 Question 4 – Draft Online Version) Of the existing features of Dollar, which
do you think are most important to include in the plan? Eg school, town
centre, countryside, views, open space, recreation, etc
c. As many returned feedback forms were partially completed (i.e. with some
questions left blank), the following breakdown covers the response to each
individual question on all versions of the feedback form. The total number of
completed responses per question is recorded, along with this figure as a
percentage of all forms received. The points raised in answer to the questions are
numbered and shown as a percentage of the number of respondents to that
question. The points are also ranked in order of frequency.
3
30
Public Consultation Report for the Draft Dollar Community Masterplan_______
Completed Responses = 51 (73%)
Dollar Community Masterplan
d. Question 1a (Final Version)
_21 February 2014
Do you support the principle of a community led masterplan to manage the 40%
growth over 20 years as per the Proposed Local Development Plan?
 Yes = 44 (86%)
 No = 6 (12%)
 Don’t Know = 1 (2%)
e. Question 1b (Final Version)
Completed Responses = 48 (69%)
What are your reasons for this answer?
Yes










Community should lead decisions / have control / input = 19 (39%)
Growth / development needs managed / coordinated = 11 (23%)
Masterplan must reflect character / maintain qualities of Dollar = 4
(8.5%)
Mix of houses needed = 3 (6%)
Good to have agreed community vision = 2 (4%)
Growth needed = 2
Like the plan = 2
Facilities needed = 1
Green belt established = 1
More walks = 1





Don’t approve of growth shown = 4 (8.5%)
Don’t approve of community input = 1 (2%)
Will adversely affect my home = 1
Insufficient infrastructure capacity = 1
Flood risk = 1
f.
Question 1a (Draft Online Version)
Completed responses = 19 (27%)
Do you support the principle of expanding Dollar?
 Yes = 11 (58%)
 No = 6 (32%)
 Don’t Know = 2 (10%)
4
LET’S GET IT RIGHT FOR DOLLAR
No
31
Public Consultation Report for the Draft Dollar Community Masterplan_______
g. Question 1b (Draft Online Version)
_21 February 2014
Completed Responses = 18 (26%)
What are your reasons for this answer?
Yes









Growth needed = 3 (17%)
Community should lead decisions / have control / input = 2 (11%)
Masterplan must reflect character / maintain qualities of Dollar = 1
Will support retailers = 1
Growth / development needs managed / coordinated = 1
Mix of houses needed = 1
Part of Clackmannanshire Council’s plan = 1
Will provide new facilities and employment = 1
Will help sustain existing facilities and services = 1





Character of town will be adversely affected = 3 (17%)
Prefer status quo, but growth inevitable = 1
Don’t approve of growth shown = 1
Insufficient infrastructure capacity = 1
“a number of reasons” = 1
No
Don’t Know
 Impact of population increase unclear = 1
 Risk of spoiling such an attractive place = 1
h. Question 2
What elements of the draft plan do you like most? Completed responses = 63 (90%)













Quality of design and layout of streets / buildings = 23 (36%)
Sports facilities = 20 (31%)
New / Expanded Primary school = 12 (19%)
Access to increased community facilities = 8 (13%)
Definition of boundaries / greenbelt = 5 (8%)
Housing mix = 4 (6%)
Control / Design Code = 4 (6%)
Footpaths / cycle paths = 3 (5%)
Health centre = 3
Social / Affordable housing = 3
Town park = 3
Green space = 3
“None” = 2
5
32
Public Consultation Report for the Draft Dollar Community Masterplan_______
Question 3
What elements of the draft plan do you like least?





















Completed responses = 61 (87%)
Proposed housing numbers / scale of growth = 12 (20%)
Creation of traffic / parking problems = 9 (15%)
Impact on appearance / character of the town = 5 (8%)
Loss of countryside = 5 (8%)
“None” / “All Good” / etc = 5 (8%)
Pressure on infrastructure and amenities= 4 (7%)
Impact on appearance of southern approach = 4 (7%)
Proposed phasing too short = 3 (5%)
Proposed sports facilities = 3 (5%)
Proposed location of cemetery = 3 (5%)
Western Expansion / Raspberry Fields / Lower Mains = 3 (5%)
Ecological impact = 2 (3%)
Eastern Expansion = 2
Lack of retail proposals = 2
Proposed phasing of specific facilities too long = 2
Loss of existing green space= 2
Proposed use of Lovers Loan for access =1
Lack of leisure / entertainment proposals = 1
Lack of business proposals = 1
Dollar Glen ill served for tourists = 1
Loss of green space to the east = 1
6
LET’S GET IT RIGHT FOR DOLLAR
i.
“Everything” = 2
Community input = 2
Completeness of the area = 1
Connections to town centre = 1
Connections to landscape = 1
Business opportunities = 1
Low buildings = 1
Space provided = 1
Population increase = 1
Cemetery = 1
Protecting railway line = 1
Infrastructure = 1
Keeping Dollar compact = 1
Absence of parking = 1
Civic Centre = 1
Quality of presentation = 1
Phasing = 1
Dollar Community Masterplan

















_21 February 2014
33
Public Consultation Report for the Draft Dollar Community Masterplan_______
















j.
_21 February 2014
Conservation Area limits = 1
Proposed phasing too long = 1
Light pollution = 1
Proposed Primary school location = 1
Impact on agriculture = 1
Maintaining a green element = 1
Potential lack of control over development = 1
Proposed housing mix = 1
Proposed business uses = 1
Lack of provision for youth = 1
Flood risk = 1
Health / Civic Centre = 1
Going beyond existing greenbelt = 1
Lack of population analysis = 1
Proposed position of football pitch = 1
“Knocking down” Health and Community Centres = 1
Question 4 (Final Version)
Completed responses = 48 (69%)
Of the existing features of Dollar, which do you think are most important to include
in the plan? Eg views, building materials, vegetation, walking routes etc.





















Walking and cycling routes / paths = 17 (35%)
Views = 16 (33%)
Vegetation / Trees = 10 (21%)
Stone / building materials = 9 (19%)
Style of housing = 6 (13%)
Buildings that are compatible / blend in = 4 (8%)
Character / Feel of Dollar = 4 (8%)
Green / open spaces = 4 (8%)
“All of the above” = 4 (8%)
Access to countryside = 3 (6%)
Mix of housing = 3 (6%)
Parks = 2 (4%)
Wildlife / biodiversity = 2
Fields = 2
Clearing of the burn = 2*
Parking = 1
Modern architecture = 1
Compactness = 1
Few commercial signs = 1
Public transport = 1
Street pattern =1
7
34
Public Consultation Report for the Draft Dollar Community Masterplan_______
Southern approach = 1
Too many houses = 1
Gardens = 1
Condition of roads / pavements = 1
“What makes Dollar special and safe” = 1
Lack of industry = 1
Low walls = 1
Visitor parking = 1*
20mph zones = 1*
Enhancement of the community = 1*
New primary school = 1*
Sport facilities = 1*
Dollar Community Masterplan












_21 February 2014
* = Responses that suggest a possible misunderstanding of the question
Question 4 (Draft Online Version)
Completed responses = 19 (27%)
Of the existing features of Dollar, which do you think are most important to include
in the plan? Eg school, town centre, countryside, views, open space, recreation, etc























Access to countryside / open spaces = 5 (26%)
Countryside setting = 5 (26%)
Views = 4 (21%)
School / Schools = 3 (16%)
Character of the Dollar = 2 (11%)
Recreation facilities = 2 (11%)
Town Centre = 2 (11%)
All of the above = 2 (11%)
Improvements / Attention to Town Centre = 2* (11%)
Space = 1 (5%)
Historic architecture = 1
Mix of housing / inhabitants = 1
Streets / Streetscape = 1
Burnside = 1
Rural activities = 1
Hills = 1
Activities for young people = 1
Historic elements = 1
Green spaces = 1
Impact of development on town centre = 1*
Impact of development on conservation area = 1*
Protect River = 1*
Balance between new housing and services = 1*
8
LET’S GET IT RIGHT FOR DOLLAR
k.
35
Public Consultation Report for the Draft Dollar Community Masterplan_______




_21 February 2014
More facilities for young people = 1*
Clearer proposals for health centre, library, CAP = 1*
Plans will give a new heart to the town = 1*
Ensure new housing / streets are of sympathetic design = 1*
* Responses that suggest a possible misunderstanding of the question
l.
Question 5
Completed responses = 65 (93%)
How else could we improve upon the plan?































More parking provision = 9 (14%)
Plan cannot be improved / good as is, etc = 7 (11%)
Better road layout / transport proposals = 3 (5%)
Reduce proposed number of houses = 3 (5%)
Include trees along Devon Road = 2 (3%)
More trees / greenery = 2
Modern architectural design = 2
More detail on development gain = 2
Include housing for elderly = 2
Include swimming pool = 2
Relocate proposed cemetery = 2
More green spaces = 2
Scrap it / destroy it = 2
Prioritise broadband infrastructure = 1
Prioritise energy generation = 1
Include allotments / orchards = 1
More business space = 1
“Put a bomb under Dollar citizens” = 1
Retain current primary school location = 1
More social housing = 1
Better signage = 1
Save existing trees = 1
Build on north of main road = 1
Include skate park = 1
Integrate new and existing areas = 1
Include pedestrian crossings at Bridge St = 1
Include playing field in south west = 1
Relocate proposed health centre = 1
Include petrol station = 1
Put in place restrictions to keep community = 1
Increase sewage treatment works = 1
9
36
Public Consultation Report for the Draft Dollar Community Masterplan_______
Show phasing more clearly = 1
Move sport facility to Phase 1 = 1
Move school expansion to Phase 1 = 1
Include traffic calming = 1
More provision for pedestrians / cyclists = 1
“extend boundary to include areas of Dollar history” = 1
More facilities for young people = 1
Continue working together = 1
Exclude Lower Mains extension = 1
Stronger landscape structure along Muckhart Rd = 1
m. Question 6
Dollar Community Masterplan










_21 February 2014
Completed responses = 59 (84%)




























Too much growth = 6 (10%)
Very exciting / excellent / well designed, etc = 5 (8%)
Include more parking = 4 (7%)
Ensure adoption by Clackmannanshire Council = 3 (5%)
Concern over flood risk = 3 (5%)
Concern over infrastructure capacity = 3 (5%)
Thankyou to Community Council = 3 (5%)
Thankyou to those who worked on the plan = 2 (3%)
Thankyou = 2
Consider relocating proposed business uses = 2
Extend consultation process / access to plans =2
Concern over traffic = 2
Employment / business uses essential / important = 3
Housing for elderly = 2
Loss of Dollar’s character = 2
Swimming Pool = 2
Supportive of the masterplan process = 2
Extend sewage treatment works = 2
Need for mix housing type and size = 1
Plans will be a disaster = 1
Don’t understand how design code is implemented = 1
Need assurances re social housing inclusion = 1
Feedback should not be anonymous = 1
Ensure agreement with landowners = 1
Coordinated school travel plans needed = 1
No social housing or high density on Park Place = 1
To become more involved in the town = 1
Concern over housing market = 1
10
LET’S GET IT RIGHT FOR DOLLAR
Do you have any other comments?
37
Public Consultation Report for the Draft Dollar Community Masterplan_______





















_21 February 2014
“ I will consider leaving Dollar” = 1
Enforce requirements of developers = 1
Danger of “foreign owned corner shops” = 1
Do not build on golf course = 1
Town by-pass = 1
Shops that look like houses = 1
Concern over projected greenhouse gas emissions = 1
Good luck = 1
Business rates opportunity = 1
More green areas = 1
Ensure design quality = 1
Light pollution = 1
Ensure sports provision = 1
Tennis courts = 1
Consult public throughout process = 1
What happens to existing Academy playing fields?= 1
Consult with Clackmannanshire Council = 1
Ensure flexibility of the plan =1
Ensure flexibility of zoning for business uses = 1
“I support the plan entirely” = 1
Include Leisure Centre = 1
11
38
_21 February 2014
Dollar Community Masterplan
 “ I will consider leaving Dollar” = 1
5. Breakdown of Responses via Correspondence
 Enforce requirements of developers = 1
 Danger offrom
“foreign
owned
corner =shops”
=1
a. Correspondence
private
individuals
9
 Do not build
golf course ==11
Correspondence
fromonorganisations
 Town by-pass = 1
 Shopsmade
that look
like houses = 1 these can be generally described as:
b. Of responses
via correspondence,
Concern
over projected
greenhouse
gas emissions
 Fully
supportive
of the Draft
Masterplan
= 2 (20%) = 1
Good luck =of1 the Draft Masterplan, but with reservations = 3 (30%)
 Supportive
Business
rates opportunity
= 1 Masterplan = 4 (40%)
 Fully
unsupportive
of the Draft
More greentoareas
= 1 Masterplan = 1 (10%)
 Unrelated
the Draft
 Ensure design quality = 1
5. Breakdown ofResponses
via Correspondence
Light pollution
=1
c. Points raised
Ensure sports
provision
=1
 Concern
over scale
of proposed
growth = 3 (30%)
a. Correspondence
from
private
individuals
=9
Tennis courts
1
 Concern
over =numbers
exceeding Local Development Plan = 2 (20%)
Correspondence from organisations = 1
Consult public
throughout
process
=1
 Concern
over ability
to enforce
masterplan
/ code = 2 (20%)
What happens
to existing
Academy
playing fields?= 1
 Concern
over traffic
impact
= 2 (20%)
b. Of responses made via correspondence, these can be generally described as:
Consult with
Clackmannanshire
Council = 1
 Support
affordable
housing = 2 (20%)
 Fully supportive of the Draft Masterplan = 2 (20%)
Ensure flexibility
of theimpact
plan =1
 Concern
over parking
= 2 (20%)
 Supportive of the Draft Masterplan, but with reservations = 3 (30%)
Ensure flexibility
of zoning
for business/uses
= 1 =2 (20%)
 Concern
over impact
on infrastructure
amenities
 Fully unsupportive of the Draft Masterplan = 4 (40%)
“I support
the plansports
entirely”
= 1 = 2 (20%)
 Support
proposed
facilities
 Unrelated to the Draft Masterplan = 1 (10%)
Includesports
Leisure
Centreto= earlier
1
 Move
facilities
phase = 1 (10%)
Ensure golf represented in Sports Campus = 1
c. Pointsraised
Thankyouover
to all
involved
in the plan
= 1 = 3 (30%)
 Concern
scale
of proposed
growth
Thankyouover
for the
opportunity
to comment
=1
 Concern
numbers
exceeding
Local Development
Plan = 2 (20%)
 Concern
Support housing
mix
=
1
over ability to enforce masterplan / code = 2 (20%)
 Concern
Support design
approach
= 1= 2 (20%)
over traffic
impact
Support affordable
business opportunities
=1
 Support
housing = 2 (20%)
Support need
for growth
= 1 = 2 (20%)
 Concern
over parking
impact
Potentialover
for energy
=1
 Concern
impactgeneration
on infrastructure
/ amenities =2 (20%)
Public Consultation Reportfor
the
Draft
Dollar
Community
Masterplan_______
_21 February 2014
Need
to
manage
phasing
=
1
 Support proposed sports facilities = 2 (20%)
Propose
no more
thanto200
houses
= 1 = 1 (10%)
 Move
sports
facilities
earlier
phase
Concerngolf
over
flood risk =in1 Sports Campus = 1
 Ensure
represented
 Concern over impact to village character = 1
 Thankyou to all involved in the plan = 1
12
 Need for more civic amenities = 1
 Thankyou for the opportunity to comment = 1
 Plan to increase Council revenues = 1
 Support housing mix = 1
 Plan to increase landowner revenues = 1
 Support design approach = 1
 Maintain access to countryside = 1
 Support business opportunities =1
 Reopen Sheardale Brae = 1
 Support need for growth = 1
 Potential for energy generation = 1
 Need to manage phasing = 1
 Propose no more than 200 houses = 1
 Concern over flood risk = 1
12
11
LET’S GET IT RIGHT FOR DOLLAR
Public Consultation Report for the Draft Dollar Community Masterplan_______
39
40
appendix
LET’S GET IT RIGHT FOR DOLLAR
Dollar Community Masterplan
2
design code
41
F
B
E
A
D
C
Character Areas
design code
High quality design is central
to the creation of sustainable
neighbourhoods within the Dollar
Community Masterplan.
Design
Codes are an effective tool that can
assist both land use planning and
the decision making process by
promoting high quality development
and best practice in urban design
and architecture, while increasing the
efficiency of development.
Design codes set in place a number
of key parameters which collectively
plan and regulate the design of a new
development, so that a higher quality
outcome and product is achieved.
The Dollar Community Masterplan
comprises six distinct character areas,
as highlighted in the plan above.
These character areas define a
number of coherent urban hierarchies,
ranging from the more formal
Boulevard, which runs east-west
through the site, to the more informal
Courtyards proposed centrally within a
number of the larger perimeter blocks.
Details pertaining to each character
42 area are included overleaf.
BOULEVARD
SPINE
A
B
AVENUE
EDGE
C
D
NEIGHBOURHOOD
COURTYARD
E
F
Storey Height : 3-3.5 storeys
A
SPINE
Storey Height : 2-2.5 storeys
B
C
AVENUE
Storey Height : 1.5-2.5 storeys
Ridge Height : 10.5m (max)
Ridge Height : 9.0m (max)
Ridge Height : 9.0m (max)
Eaves Height : 8.5m (max)
Eaves Height : 7.0m (max)
Eaves Height : 7.0m (max)
o
o
o
Roof Pitch : 30 (max)
Roof Pitch : 30 (max)
Roof Pitch : 30 (max)
Front Setback : 2.0m
Front Setback : 2.5m
Front Setback : 2.5m
Side Setback : 2.0-4.0m
Side Setback : 2.0-5.0m
Side Setback : 2.0-5.0m
The main east-west axis,
incorporating a central
pedestrian and cycling corridor.
With narrower gaps between
mainly detached properties and
the potential of three storeys,
the boulevard will form a strong
visual and physical route through
the area and a defined edge
to the north of the community
sports campus.
This character area relates to the
two main north-south axis within
the town expansion area. The
first between Dewar Street and
Lower Mains, and the second
south from Muckhart Road to
one of the Town Park entrances.
Both spines will include a mix
of primarily detached and
semi-detached properties, with
modest front gardens.
The two avenues are informed
by the established urban form
along Devon Road and Park
Place. Both will include a mix of
property heights ranging from 1.5
to 2.5 storeys with narrow front
set-backs. Houses along both
avenues will be punctuated by
the occasional wider set back
between properties, utilised as
side gardens or parking areas.
EDGE
Storey Height : 2-3 storeys
D
NEIGHBOURHOOD
Storey Height : 1-2.5 storeys
E
COURTYARD
Storey Height : 1-2 storeys
Ridge Height : 10.0m (max)
Ridge Height : 8.5m (max)
Ridge Height : 8.0m (max)
Eaves Height : 8.0m (max)
Eaves Height : 6.5m (max)
Eaves Height : 6.0m (max)
o
o
F
o
Roof Pitch : 35 (max)
Roof Pitch : 30 (max)
Roof Pitch : 70 (max)
Front Setback : 2.0m
Front Setback : 3.0m
Front Setback : None
Side Setback : 2.0-4.0m
Side Setback : 2.0-6.0m
Side Setback : 3.0m (max)
Covering more than 50% of
the entire study area, the
neighbourhood character area
includes the widest range of
building heights. Properties
within these areas would also
include some of the larger front
gardens and wider side setbacks,
typical of existing properties
along streets such as Campbell
Street and Station Road.
This character area is defined by
those spaces within the centre
of the larger perimeter blocks.
Here a range of more modest
detached, semi-detached
and terraced properties are
proposed and a wider range
of architectural expression is
encouraged. Shared surfacing
will create a more informal and
pedestrian friendly environment.
This character area is defined as
the prominent southern, eastern
and northern edges of the
expansion area. Incorporating
primarily detached properties
of up to three storeys in height,
with modest front and side
setbacks, these areas will form
strong visual edges, particularly
when viewed along the southern
approach to town.
LET’S GET IT RIGHT FOR DOLLAR
BOULEVARD
Dollar Community Masterplan
character areas - overview
43
1
EAVES HEIGHT
RIDGE HEIGHT
VARIATION
RIDGE HEIGHT
5
4
3
2
STOREY NUMBER
UNIT TYPE
Eave heights are
consistent between
buildings of the
same storey height,
with occasional
variation of less
than 1 metre.
Stretches of
consistent ridge
height exist on
some streets.
Height differences
generally between
1-2 metres.
Ridge heights are
varied along streets.
Predominant ridge
height, interspersed
with variations.
Properties are
predominately
2 storey and 2.5
storey (plus attic)
with some one
storey buildings.
A spread of unit
types comprising
detached, semidetached and
terrace properties.
A number of flatted
properties are also
present.
GENERAL EXISTING
CHARACTER
Consistent eave
heights between
buildings of the
same storey height,
with very occasional
exceptions. Changes
in height shall be
accommodated
within or between
Variations in ridge
heights (1.5m max)
are encouraged
throughout with
small groupings of
consistent ridge
heights permitted.
Ridge heights shall
be used to reinforce
the ryhthm along
streets following
existing topography.
Properties to range
between 1 and 3
storeys. Where an
attic is incorporated
this is counted as
0.5 storey.
A variation of
unit types spread
throughout the
area. Consideration
to be given to the
groupings of various
unit types within
character areas.
(APPLICABLE TO ALL AREAS)
OVERARCHING
DESIGN CODE
Maximum eaves
height of 8.5m.
Eaves should step
to follow any fall in
topography.
Consistent ridge
heights are limited
to a maximum of 3
consecutive units
types along the
same side of the
street.
Max ridge height of
10.5m. Prominence
to be given to
corner plots at
boulevard/spine
junction.
3 to 3.5 storeys.
No unit type may
be replicated
more than 4 times
consecutively along
the same side of the
street.
A
BOULEVARD
SPINE
Maximum eaves
height of 7.0m.
Eaves should step
to follow any fall in
topography.
Consistent ridge
heights are limited
to a maximum of 3
consecutive units
types along the
same side of the
street.
Maximum ridge
height of 9.0m
2 to 2.5 storeys.
No unit type may
be replicated
more than 4 times
consecutively along
the same side of the
street.
B
DOLLAR COMMUNITY MASTERPLAN – PRELIMINARY DESIGN CODE
44
Maximum eaves
height of 7.0m.
Eaves should step
to follow any fall in
topography.
Consistent ridge
heights are limited
to a maximum of 3
consecutive units
types along the
same side of the
street.
Maximum ridge
height of 9.0m
1.5 to 2.5 storeys.
No unit type may
be replicated
more than 4 times
consecutively along
the same side of the
street.
C
AVENUE
EDGE
Maximum eaves
height of 8.0m.
Eaves should step
to follow any fall in
topography.
Consistent ridge
heights are limited
to a maximum of 3
consecutive units
types along the
same side of the
street.
Maximum ridge
height of 10.0m
2 to 3 storeys.
No unit type may
be replicated
more than 4 times
consecutively along
the same side of the
street.
D
CHARACTER AREAS
F
COURTYARD
Maximum eaves
height of 6.5m.
Eaves should step
to follow any fall in
topography.
Consistent ridge
heights are limited
to a maximum of 3
consecutive units
types along the
same side of the
street.
Maximum ridge
height of 8.5m.
1 to 2.5 storeys.
Maximum eaves
height of 6.0m.
Variations are
permitted.
No restrictions
on ridge height
variation.
Maximum ridge/
building height of
8.0m.
1 to 2 storeys.
No unit type may
No restrictions on
be replicated
unit type.
more than 4 times
consecutively along
the same side of the
street.
E
NEIGHBOURHOOD
2
storey buildings.
0.5 storey.
1
5
4
7
4
6
3
2
buildings of the
same storey height,
with occasional
Roofing materials
variation
of less
are mostly
than
1 metre.
consistent as grey
some streets.
Height differences
generally between
1-2 metres.
Stretches of
consistent roof
design
exist on
Eave
heights
are
some
streets.
consistent between
Roof variations.
designs are
with
mostly consistent
as gabled of
roofs.
Stretches
Hipped
roofs
exist in
consistent ridge
some
locations.
height exist on
Properties are
predominately
pitches
are
2Roof
storey
and 2.5
mostly(plus
varied
along
storey
attic)
streets,
within
with
some
one
certainbuildings.
parameters.
storey
Stretches
of are
Ridge heights
consistent
roof
varied along
streets.
pitch
exist
on
some
Predominant ridge
streets.
height, interspersed
Eave
heights
are
A
spread
of unit
consistent
between
types
comprising
buildings of
the
detached,
semisame storey
height,
detached
and
with occasional
terrace
properties.
variation
A
numberofofless
flatted
than 1 metre.
properties
are also
present.
Stretches of
consistent ridge
height exist on
some streets.
Height differences
generally between
1-2
metres.EXISTING
GENERAL
CHARACTER
consecutive units
types along the
same side of the
street.
Hipped roofs shall
be limited to a
maximum eaves
of 2
Maximum
consecutive
units
height of 8.5m.
on
corner
plots.
Eaves should step
corner plots at
Gabled roof design.
boulevard/spine
Overhanging eaves
junction.
to be supported
Consistent
ridge on
btackets,
mouldings
heights are limited
or acornices.
to
maximum of 3
ROOF MATERIAL
2 to 2.5 storeys.
Maximum
eaves
No
unit type
may
height
of 7.0m.
be
replicated
Eaves than
should
step
more
4 times
to follow any fall
in
consecutively
along
topography.
the
same side of the
street.
B
Consistent ridge
SPINE
heights are limited
to a maximum of 3
consecutive units
types along the
same side of the
street.
1.5 to 2.5 storeys.
Maximum
eaves
No
unit type
may
height
of 7.0m.
be
replicated
Eaves than
should
step
more
4 times
to follow any fall
in
consecutively
along
topography.
the
same side of the
street.
C
2 to 3 storeys.
Maximum
eaves
No
unit type
may
height
of 8.0m.
be
replicated
Eaves than
should
step
more
4 times
to follow any fall
in
consecutively
along
topography.
the
same side of the
street.
D
Maximum ridge
height of 10.0m
CHARACTER
AREASridge
Consistent
ridge
Consistent
AVENUE heights are limited
EDGE
heights are limited
to a maximum of 3
to a maximum of 3
consecutive units
consecutive units
types along the
types along the
same side of the
same side of the
street.
street.
Maximum ridge
height of 9.0m
1 to 2.5 storeys.
Maximum
eaves
No
unit type
may
height
of 6.5m.
be
replicated
Eaves than
should
step
more
4 times
to follow any fall
in
consecutively
along
topography.
the
same side of the
street.
E
1 to 2 storeys.
Maximum
eaves
No
restrictions
on
height
of 6.0m.
unit
type.
Variations are
permitted.
F
Maximum ridge/
building height of
8.0m.
Consistent ridge
No restrictions
NEIGHBOURHOOD
COURTYARD
heights
are limited
on ridge
height
to a maximum of 3
variation.
consecutive units
types along the
same side of the
street.
Maximum ridge
height of 8.5m.
to follow any fall in
topography.
Scots or Welsh
natural slate (blue or
black).
street.
Hipped roofs shall
be limited to a
maximum eaves
of 2
Maximum
consecutive
units
height of 7.0m.
on
corner
plots.
Eaves should step
Gabled and
occasional hipped
roof designridge
on
Consistent
corner
plots.
heights are limited
Overhanging
to
a maximumeaves
of 3
to be supported
consecutive
unitson
brackets,
mouldings
types
along
the
or
cornices.
same side of the
to follow any fall in
topography.
Scots or Welsh
natural slate (blue or
black).
street.
Hipped roofs shall
be limited to a
maximum eaves
of 2
Maximum
consecutive
units
height of 7.0m.
on
corner
plots.
Eaves should step
Gabled and
occasional hipped
roof designridge
on
Consistent
corner
plots.
heights are limited
Overhanging
to
a maximumeaves
of 3
to be supported
consecutive
unitson
brackets,
mouldings
types
along
the
or
cornices.
same side of the
street.
Hipped roofs shall
be limited to a
maximum eaves
of 2
Maximum
consecutive
units
height of 6.5m.
on
corner
plots.
Eaves should step
Gabled and
occasional hipped
roof designridge
on
Consistent
corner
plots.
heights are limited
Overhanging
to
a maximumeaves
of 3
to be supported
consecutive
unitson
brackets,
mouldings
types
along
the
or
cornices.
same side of the
height of 6.0m.
Variations are
permitted.
No restrictions
on roof design
variation. eaves
Maximum
No restrictions
on ridge height
variation.
No restrictions on
roof design.
to follow any fall in
to follow any fall in
topography.
topography.
Dollar Community
Masterplan Modern slate
Scots or Welsh
Scots or Welsh
natural slate (blue or natural slate (blue or alternatives which
black).
black).
resemble the colour,
street.
Hipped roofs shall
be limited to a
maximum eaves
of 2
Maximum
consecutive
units
height of 8.0m.
on
corner
plots.
Eaves should step
Gabled and
occasional hipped
roof designridge
on
Consistent
corner
plots.
heights are limited
Overhanging
to
a maximumeaves
of 3
to be supported
consecutive
unitson
brackets,
mouldings
types
along
the
or
cornices.
same side of the
Maximum roof pitch Maximum roof pitch Maximum roof pitch Maximum roof pitch Maximum roof pitch No restrictions on
of 30 degrees.
of 30 degrees.
of 30 degrees.
of 35 degrees.
of 30 degrees.
roof pitches.
Consideration may
also be given to the
use of flat roofs
Max ridge height of Maximum ridge
Maximum ridge
Maximum ridge
Maximum ridge
Maximum
ridge/and/
or
parapets
where
10.5m. Prominence height of 9.0m
height of 9.0m
height of 10.0m
height of 8.5m.
building height
of
appropriate.
to be given to
8.0m.
3 to 3.5 storeys.
Maximum
eaves
No
unit type
may
height
of 8.5m.
be
replicated
Eaves than
should
step
more
4 times
to follow any fall
in
consecutively
along
topography.
the
same side of the
street.
A
Consistent ridge
heightsBOULEVARD
are limited
to a maximum of 3
consecutive units
types along the
same side of the
street.
Variations in
roof designs
are encouraged
Consistent
eave
throughout
with
heights
between
small
groupings
buildings of the
of consistent
roof
same
storey height,
to follow any fall in
design
permitted.
with very occasional topography.
All pitched roofs
to Scots or Welsh
exceptions.
Changes
incorporate
Scots
natural slate (blue or
in
height shall
be
or Welsh natural
black).
accommodated
streets following
Predominantly
existing
topography.
gabled roofs, with
hipped roofs
at
Variations
in ridge
key
junctions.
heights (1.5m max)
Rooflights
and
are
encouraged
renewable energy
throughout
with
installations
to be
small
groupings
of
restricted
to
rear
consistent ridge
elevations.
heights
permitted.
Shallow pitches
of
storeys.
Where an
between
25 and
attic
is incorporated
35 degrees,
with
this
is counted
as
occasional
0.5
storey. stretches
of consistency.
All
Ridge
heights shall
roof
pitches
are
to
be used to reinforce
be
symmetrical.
the ryhthm along
Consistent
A
variation eave
of
heights
between
unit
types
spread
buildings of the
the
throughout
same Consideration
storey height,
area.
with
occasional
to
bevery
given
to the
exceptions.ofChanges
groupings
various
in height
be
unit
typesshall
within
accommodated
character
areas.
within or between
Properties
to range
building plots.
between
1 and 3
(APPLICABLE TO ALL AREAS)
Variations in ridge
heights (1.5m max)
are encouraged
throughout with
small groupings of
consistent ridge
heights
permitted.
OVERARCHING
DESIGN CODE
8
LET’S GET IT RIGHT FOR DOLLAR
ROOF DESIGN
VARIATION
EAVES HEIGHT
RIDGE HEIGHT
VARIATION
ROOF DESIGN
RIDGE HEIGHT
ROOF PITCH
STOREY NUMBER
EAVESTYPE
HEIGHT
UNIT
RIDGE HEIGHT
VARIATION
3
Ridge heights are
Ridge heights shall Max ridge height of Maximum ridge
varied along streets. be used to reinforce 10.5m. Prominence height of 9.0m
Predominant ridge
the ryhthm along
to be given to
height, interspersed streets following
corner plots at
with variations.
existing
boulevard/spine
DOLLAR COMMUNITY
MASTERPLAN
– topography.
PRELIMINARY
DESIGN CODE
junction.
RIDGE HEIGHT
45
81
7
3
5
BUILDING
SETBACK (SIDE)
EAVES HEIGHT
4
11
BUILDING
SETBACK (FRONT)
10
RIDGE HEIGHT
VARIATION
RIDGE
HEIGHT
ELEVATION
MATERIALS
92
ROOF MATERIAL
STOREY NUMBER
UNIT
ROOFTYPE
DESIGN
VARIATION
ROOF DESIGN
6
Eave heights are
consistent between
buildings
the
Detached of
and
same
storey height,
semidetached
with
occasional
buildings
commonly
variation
less
located inofclose
than
1 metre.
proximity
to plot
sides and adjacent
buildings.
height exist on
some streets.
Height
Buildingdifferences
setbacks
generally
between
are consistent
along
1-2
metres.
streets.
Exceptions
entirely 20th
Century in origin.
Ridge
heights are
Front elevations
varied
alongdroved/
streets.
incorporate
Predominant
ridge
stugged cream
height,
or whiteinterspersed
natural
with
variations.
sandstone
ashlar
with variety of
materials on
Stretches
of side
and rear elevations.
consistent
ridge
Properties
are mostly are
predominately
consistent as grey
2slate.
storey
and 2.5
Exceptions
storey
(plus
are tiled
andattic)
almost
with
some
one
entirely
20th
storey
buildings.
Century
in origin.
A
spread of
Stretches
ofunit
types
comprising
consistent
roof
detached,
semidesign exist
on
detached
and
some streets.
terrace properties.
A number of flatted
properties are also
present.
Roofing materials
GENERAL EXISTING
CHARACTER
Roof designs are
mostly consistent
as gabled roofs.
Hipped roofs exist in
some locations.
No
unit type
Hipped
roofsmay
shall
be replicated
limited to a
more
than of
4 times
maximum
2
consecutively
along
consecutive units
the
same side
of the
on corner
plots.
street.
A
Gabled roof design.
BOULEVARD
Overhanging
eaves
to be supported on
btackets, mouldings
or cornices.
No
unit type
Hipped
roofsmay
shall
be replicated
limited to a
more
than of
4 times
maximum
2
consecutively
along
consecutive units
the
same side
of the
on corner
plots.
street.
B
Gabled and
SPINE
occasional hipped
roof design on
corner plots.
Overhanging eaves
to be supported on
brackets, mouldings
or cornices.
No
unit type
Hipped
roofsmay
shall
be replicated
limited to a
more
than of
4 times
maximum
2
consecutively
along
consecutive units
the
same side
of the
on corner
plots.
street.
C
No
unit type
Hipped
roofsmay
shall
be replicated
limited to a
more
than of
4 times
maximum
2
consecutively
along
consecutive units
the
same side
of the
on corner
plots.
street.
D
CHARACTER
AREAS
Gabled and
Gabled
and
AVENUE
EDGE
occasional hipped
occasional hipped
roof design on
roof design on
corner plots.
corner plots.
Overhanging eaves Overhanging eaves
to be supported on to be supported on
brackets, mouldings brackets, mouldings
or cornices.
or cornices.
E
heights between
buildings
of the
Side building
same
storey
setbacks
varyheight,
with
very occasional
throughout.
exceptions.
Changes
Garages or side
in
height shall
be
extensions
must
accommodated
be accommodated
within or
thebetween
setback
are encouraged
throughout with
small
groupings
All front
buildingof
consistent
ridge
setbacks are
to
heights
permitted.
be consistent
per
street. Variations
permitted where
stated.
Consistent
eave
Ridge
heights shall
Droved/stugged
be
usedortowhite
reinforce
cream
the
ryhthm
along
natural
sandstone
streets
ashlar. following
Elevations
existing
finished topography.
in render
and/or timber
permitted in
where
Variations
ridge
stated. (1.5m max)
heights
Maximum eaves
height of 8.5m.
Eaves
should step
For detached/semi
to
follow any
fall in
detached
buildings
topography.
minimum side
elevation to plot
boundary setback
of 2.0m (maximum
4.0m). Greater
types
along
the of
Building
setback
same
2.0m. side of the
street.
Max
ridge height of
Droved/stugged
10.5m.
Prominence
cream or
white
to
be given
to
natural
sandstone
corner
plots
at
ashlar on
front
boulevard/spine
elevation. Side
junction.
and rear elevations
can supportridge
wider
Consistent
variety (rubble
heights
are limited
stone,
harling, brick
to
a maximum
of 3
etc).
consecutive units
Maximum eaves
height of 7.0m.
Eaves
should step
For detached/semi
to
follow any
fall in
detached
buildings
topography.
minimum side
elevation to plot
boundary setback
of 2.0m (maximum
5.0m). Greater
types
along
the of
Building
setback
same
2.5m. side of the
street.
Maximum
ridge
Droved/stugged
height
of white
9.0m
cream or
natural sandstone
ashlar on front
elevation. Side
and rear elevations
can supportridge
wider
Consistent
variety (rubble
heights
are limited
stone,
harling, brick
to
a maximum
of 3
etc).
consecutive units
Maximum eaves
height of 7.0m.
Eaves
should step
For detached/semi
to
follow any
fall in
detached
buildings
topography.
minimum side
elevation to plot
boundary setback
of 2.0m (maximum
5.0m). Greater
types
along
the of
Building
setback
same
2.5m. side of the
street.
Maximum
ridge
Droved/stugged
height
of white
9.0m
cream or
natural sandstone
ashlar on front
elevation.S ide
and rear elevations
can supportridge
wider
Consistent
variety (rubble
heights
are limited
stone,
harling, brick
to
a maximum
of 3
etc).
consecutive units
Maximum eaves
height of 8.0m.
Eaves
should step
For detached/semi
to
follow any
fall in
detached
buildings
topography.
minimum side
elevation to plot
boundary setback
of 2.0m (maximum
4.0m). Greater
types
along
the of
Building
setback
same
2.0m. side of the
street.
Maximum
ridge
Droved/stugged
height
of white
10.0m
cream or
natural sandstone
ashlar on front
elevation. Side
and rear elevations
can supportridge
wider
Consistent
variety (rubble
heights
are limited
stone,
harling, brick
to
a maximum
of 3
etc).
consecutive units
Maximum eaves
height of 6.5m.
Eaves
should step
For detached/semi
to
follow any
fall in
detached
buildings
topography.
minimum side
elevation to plot
boundary setback
of 2.0m (maximum
6.0m). Greater
types
along
the of
Building
setback
same
3.0m. side of the
street.
Maximum
ridge
Droved/stugged
height
of white
8.5m.
cream or
natural sandstone
ashlar on front
elevation. Side
and rear elevations
can supportridge
wider
Consistent
variety (rubble
heights
are limited
stone,
harling, brick
to
a maximum
of 3
etc).
consecutive units
Maximum eaves
height of 6.0m.
Variations
are
For detached/semi
permitted.
detached buildings
side elevation to
plot boundary
setbacks of up
to 3.0m. Greater
distances may be
None.
No restrictions
on ridge height
variation.
Maximum
ridge/
Consideration
will
building
of
be given height
to the use
8.0m.
of traditional render,
brick and timber.
Modern slate
1alternatives
to 2 storeys.
which
resemble the colour,
texture and pattern
of natural slate may
be acceptable.
No
unit type
No restrictions on
Hipped
roofsmay
shall
be replicated
unit
type.
limited to a
on roof
design
more
than of
4 times
maximum
2
variation.
consecutively
along
consecutive units
the
same side
of the
on corner
plots.
street.
F
Consideration may
also be given to the
use of flat roofs and/
or parapets where
appropriate.
Gabled and
No restrictions on
NEIGHBOURHOOD
COURTYARD
occasional
hipped
roof design.
roof design on
corner plots.
Overhanging eaves
to be supported on
brackets, mouldings
or cornices.
Scots or Welsh
Scots or Welsh
Scots or Welsh
Scots or Welsh
Scots or Welsh
Properties
range 3natural
to 3.5 slate
storeys.
to 2.5 slate
storeys.
to 2.5
storeys.
to 3 storeys.
to 2.5 slate
storeys.
incorporatetoScots
(blue or 2natural
(blue or 1.5
natural
slate
(blue or 2natural
slate (blue or 1natural
(blue or
between
1 and 3
or Welsh natural
black).
black).
black).
black).
black).
storeys.
Where
slate (either
newanor
attic
is incorporated
reclaimed).
Scots
this
as
slateistocounted
be laid in
0.5
storey. courses.
diminishing
A
variationinof
Variations
unit
spread
roof types
designs
throughout
the
are encouraged
area.
Consideration
throughout
with
to
be given
to the
small
groupings
groupings
of various
of consistent
roof
unit
types
within
design
permitted.
character
All pitchedareas.
roofs to
Predominantly
gabled roofs, with
hipped roofs at
key junctions.
Rooflights and
renewable energy
OVERARCHING
installations
to be
DESIGNtoCODE
restricted
rear
(APPLICABLE TO ALL AREAS)
elevations.
streets, within
35 degrees, with
certain parameters. occasional stretches
Stretches of
of consistency. All
consistent roof
roof pitches are to
pitch exist
on some be symmetrical.
DOLLAR COMMUNITY
MASTERPLAN
– PRELIMINARY DESIGN CODE
streets.
46
4
A variation
of
Side
building
unit typesvary
spread
setbacks
throughout the
throughout.
area. Consideration
Garages
or side
to be givenmust
to the
extensions
groupings
of various
be
accommodated
unit types
within
the within
setback
character
areas.
area
and recessed
from
the front
Properties are
Properties
to range
building
predominately
betweenline.
1 and 3
2 storey and
2.5 are Chimney
storeys. Where
Chimney
stacks
stacks,an
storey (plusfeature
attic)
attic and
is incorporated
consistent
pots
cowls on
with
some one
thispitched
is counted
of
buildings,
mostly all
roofsasat
storey buildings.
0.5 storey.
located
above
either
gable end,
gable
party
party
or lower
Ridge and
heights
are
Ridgewall
heights
shall
walls,
occasionally
roof
level.
varied along streets. be used to Stone
reinforce
at
lower roof level
match
Predominant
ridge should
the ryhthm
along
above
eaves.
front
walls
with
height, interspersed streets following
projecting
copes or
with variations.
existing topography.
cornices and buff
clay cans.
Stretches of
Variations in ridge
Dormer
windows
Dormer
windows
consistent
ridge
heights (1.5m
max)
are
varied
between
to
be
pitched,
height exist on
are encouraged
pitched,
piended or piended
or rounded
some streets.
throughout
with
rounded
designs.
design
with slatted
Height differences
small groupings
of
Exceptions
20th
cheeks.
Variations
generally between
consistent
ridge
Century
additions.
are
encouraged.
1-2 metres.
heights
permitted.
Dormer size may
not be larger than
windows within
Eave heights are
Consistent eave
storey below
consistent between heights between
Windows should
buildings of the
buildings of the
be square or have
same storey height, same storey height,
vertical proportions.
with occasional
with very occasional
Flat roofs are not
variation of less
exceptions. Changes
permitted.
than 1 metre.
in height shall be
Windows are mostly All
windows to
accommodated
A spread ofand
unit
Detached
types comprising
semidetached
detached,commonly
semibuildings
detached
located
in and
close
terrace properties.
proximity
to plot
A number
of flatted
sides
and adjacent
properties are also
buildings.
present.
(APPLICABLE TO ALL AREAS)
Maximum eaves
height of 8.5m.
Eaves should step
to follow any fall in
topography.
Minimum of 550mm
(2.5 bricks) in width
and longer than
they are wide.
Ridge
chimneys
Max ridge
heighttoof
rise
at
least
1.0m
10.5m. Prominence
above
ridge.
to be given toPots to
be
at least
400mm
corner
plots
at
high
and circular
boulevard/spine
or
hexangonal in
junction.
shape.
Consistent ridge
None.
heights are limited
to a maximum of 3
consecutive units
types along the
same side of the
street.
No unit
type may
For
detached/semi
be replicated
detached
buildings
more thanside
4 times
minimum
consecutively
along
elevation
to plot
the same side
of the
boundary
setback
street.
of
2.0m (maximum
4.0m). Greater
distances may be
considered
in the
3 to 3.5 storeys.
case of larger plots.
A
WINDOW TYPES
Timber vertical
LET’S
14 GET IT RIGHT FOR DOLLAR
EAVES HEIGHT
RIDGE HEIGHT
DORMER
VARIATION
WINDOWS
3
13
RIDGE HEIGHT
2
CHIMNEY STACKS
STOREY NUMBER
1
12
UNIT TYPE
BUILDING
SETBACK (SIDE)
11
10
Timber vertical
Maximum eaves
height of 7.0m.
Eaves should step
to follow any fall in
topography.
Minimum of 550mm
(2.5 bricks) in width
and longer than
they are wide.
Ridge
chimneys
Maximum
ridge to
rise
at
least
1.0m
height of 9.0m
above ridge. Pots to
be at least 400mm
high and circular
or hexangonal in
shape.
Consistent ridge
Pitched,
piended
heights are
limited
or
rounded
design
to a maximum
of 3
with
slatted cheeks.
consecutive
units
types along the
same side of the
street.
No unit
type may
For
detached/semi
be replicated
detached
buildings
more thanside
4 times
minimum
consecutively
along
elevation
to plot
the same side
of the
boundary
setback
street.
of
2.0m (maximum
5.0m). Greater
distances may be
considered
in the
2 to 2.5 storeys.
case of larger plots.
B
cream or white
incorporate droved/ cream or white
cream or white
natural sandstone
stugged cream
natural sandstone
natural sandstone
ashlar on front
or white natural
ashlar. Elevations
ashlar on front
elevation. Side
sandstone ashlar
finished in render
elevation. Side
with variety of
and/or timber
and rear elevations and rear elevations
DOLLAR COMMUNITY
– PRELIMINARY
DESIGN
can support wider
materialsMASTERPLAN
on side
permitted
where
can support
widerCODE
variety (rubble
and rear elevations. stated.
variety (rubble
stone, harling, brick stone, harling, brick
etc). BOULEVARD etc).
SPINE
Building setbacks
All front building
Building setback of Building setback of
BUILDING
2.0m.
2.5m.
SETBACK (FRONT) are consistent along setbacks are to
streets. Exceptions be consistent per
entirely 20th
street. Variations
OVERARCHING
Century
in EXISTING
origin.
permitted
where
GENERAL
DESIGN
CODE
stated.
CHARACTER
MATERIALS
47
Timber vertical
Maximum eaves
height of 7.0m.
Eaves should step
to follow any fall in
topography.
Minimum of 550mm
(2.5 bricks) in width
and longer than
they are wide.
Ridge
chimneys
Maximum
ridge to
rise
at
least
1.0m
height of 9.0m
above ridge. Pots to
be at least 400mm
high and circular
or hexangonal in
shape.
Consistent ridge
Pitched,
piended
heights are
limited
or
rounded
design
to a maximum
of 3
with
slatted cheeks.
consecutive
units
types along the
same side of the
street.
No unit
type may
For
detached/semi
be replicated
detached
buildings
more thanside
4 times
minimum
consecutively
along
elevation
to plot
the same side
of the
boundary
setback
street.
of
2.0m (maximum
5.0m). Greater
distances may be
considered
in the
1.5 to 2.5 storeys.
case of larger plots.
C
Timber vertical
Timber vertical
Maximum eaves
height of 6.5m.
Eaves should step
to follow any fall in
topography.
Minimum of 550mm
(2.5 bricks) in width
and longer than
they are wide.
Ridge
chimneys
Maximum
ridge to
rise
at
least
1.0m
height of 8.5m.
above ridge. Pots to
be at least 400mm
high and circular
or hexangonal in
shape.
Consistent ridge
Pitched
heights or
arepiended
limited
design
with
slatted
to a maximum
of 3
cheeks.
consecutive units
types along the
same side of the
street.
No unit
type may
For
detached/semi
be replicated
detached
buildings
more thanside
4 times
minimum
consecutively
along
elevation
to plot
the same side
of the
boundary
setback
street.
of
2.0m (maximum
6.0m). Greater
distances may be
considered
in the
1 to 2.5 storeys.
case of larger plots.
E
cream or white
natural sandstone
ashlar on front
elevation. Side
and rear elevations
can support wider
variety (rubble
stone, harling, brick
etc).
NEIGHBOURHOOD
Building setback of
3.0m.
Dollar Community Masterplan
Maximum eaves
height of 8.0m.
Eaves should step
to follow any fall in
topography.
Minimum of 550mm
(2.5 bricks) in width
and longer than
they are wide.
Ridge
chimneys
Maximum
ridge to
rise
at
least
1.0m
height of 10.0m
above ridge. Pots to
be at least 400mm
high and circular
or hexangonal in
shape.
Consistent ridge
Pitched,
piended
heights are
limited
or
rounded
design
to a maximum
of 3
with
slatted cheeks.
consecutive
units
types along the
same side of the
street.
No unit
type may
For
detached/semi
be replicated
detached
buildings
more thanside
4 times
minimum
consecutively
along
elevation
to plot
the same side
of the
boundary
setback
street.
of
2.0m (maximum
4.0m). Greater
distances may be
considered
in the
2 to 3 storeys.
case of larger plots.
D
cream or white
cream or white
natural sandstone
natural sandstone
ashlar on front
ashlar on front
elevation. Side
elevation.S ide
and rear elevations and rear elevations
can support wider
can support wider
variety (rubble
variety (rubble
CHARACTER
AREAS
harling, brick
stone, harling,
brick stone,
etc).
etc).
AVENUE
EDGE
Building setback of Building setback of
2.5m.
2.0m.
A range of window
Maximum eaves
height of 6.0m.
Variations are
permitted.
No restrictions
Front
of dormers
on ridge
height
may
form
variation. part of,
and be in the same
plane as, the front of
building.
Chimney stacks
are not mandatory.
Where proposed,
they shall be a
minimum
550mm
Maximum of
ridge/
(2.5
bricks)
in
width
building height
of
and
longer
than
8.0m.
they are wide.
No restrictions
on
For
detached/semi
unit type. buildings
detached
side elevation to
plot boundary
setbacks of up
to 3.0m. Greater
distances may be
considered in the
case
larger plots.
1 to 2ofstoreys.
COURTYARD
F
None.
be given to the use
of traditional render,
brick and timber.
12
consistent feature
of buildings, mostly
located above
gable and party
walls, occasionally
at lower roof level
above eaves.
GENERAL EXISTING
CHARACTER
buildings.
within the setback
area and recessed
from the front
building line.
5.0m). Greater
distances may be
considered in the
case of larger plots.
(2.5 bricks) in width
and longer than
they are wide. SPINE
Ridge chimneys to
rise at least 1.0m
above ridge. Pots to
be at least 400mm
high and circular
or hexangonal in
shape.
No unit type
may
Pitched,
piended
berounded
replicated
or
design
moreslatted
than 4cheeks.
times
with
consecutively along
the same side of the
street.
4.0m). Greater
distances may be
considered in the
case of larger plots.
1
FRONT DOORS
EAVES HEIGHT
5
15
4
RIDGE HEIGHT
VARIATION
3
RIDGE HEIGHT
WINDOW TYPES
142
STOREY NUMBER
UNIT TYPE
DORMER
WINDOWS
13
Front doors of solid
Eave heights are
timber construction
consistent between
with rectangular
buildings of the
transom windows
same storey height,
located above.
with occasional
variation of less
than 1 metre.
Front doors shall
Consistent eave
be solid timber
heights between
in material or
buildings of the
appearance
same storey height,
throughout (except
with very occasional
courtyards).
exceptions. Changes
Doors to be 4
in height shall be
panel, 6 panel or
accommodated
vertically boarded.
within or between
Transom windows
pots and cowls on
all pitched roofs at
either gable end,
party wall or lower
roof level. Stone
should match
front walls with
OVERARCHING
projecting
copes or
DESIGN
cornices
andCODE
buff
(APPLICABLE TO ALL AREAS)
clay
cans.
A spreadwindows
of unit
A variation
of
Dormer
Dormer
windows
types
comprising
unit
spread
are
varied
between to
betypes
pitched,
detached,
semi- or piended
throughout
the
pitched,
piended
or rounded
detacheddesigns.
and
area. Consideration
rounded
design
with slatted
terrace properties.
to be given
to the
Exceptions
20th
cheeks.
Variations
A number
of flatted are
groupings
of various
Century
additions.
encouraged.
properties are also
unit types
within
Dormer
size
may
present.
character
areas.
not
be larger
than
windows
within
Properties are
Properties to range
storey
below
predominately
between
1 and 3
Windows
shouldan
2 storey and 2.5
storeys. Where
be
square
or have
storey (plus attic)
attic
is incorporated
vertical
proportions.
with some one
this is counted
as
Flat
roofs are not
storey buildings.
0.5 storey.
permitted.
Ridge heights are
Ridge heights shall
Windows
are streets.
mostly All
to
varied along
be windows
used to reinforce
consistent
as white
Predominant
ridge be
thetimber
ryhthmvertical
along
painted
timber
sliding
sashes
height, interspersed
streets following
vertical
sliding sash incorporating
1/1,
with variations.
existing topography.
construction of
2/2, 4/4 or 6/6
1/1, 2/2, 4/4 or 6/6
glazing pattern.
Stretches of
Variations in ridge
glazing pattern.
Frosted glass not
consistent ridge
heights (1.5m max)
to be used on main
height exist on
are encouraged
elevation(s). Up to
some streets.
throughout with
35% of building
Height differences
small groupings of
walls facing the
generally between
consistent ridge
street or public
1-2 metres.
heights permitted.
highway may have
windows.
(2.5 bricks) in width
and longer than
they areBOULEVARD
wide.
Ridge chimneys to
rise at least 1.0m
above ridge. Pots to
be at least 400mm
high and circular
or hexangonal in
shape.
No unit type may
None.
be replicated
more than 4 times
consecutively along
the same side of the
street.
Front doors are to
Maximum eaves
be dark painted
height of 8.5m.
painted 6 panel
Eaves should step
construction and
to follow any fall in
centrally positioned
topography.
or aligned with
upper windows.
Doorcases with
pilasters, stone
surrounds or
Max ridge height of
Timber
vertical
10.5m. Prominence
sliding
sashes
to be given
to
incorporating
corner plots at1/1,
2/2,
4/4 or 6/6
boulevard/spine
glazing
junction.pattern.
Traditional vertical
Consistent ridge
or portrait format
heights are limited
with frames set in
to a maximum of 3
the wall surface
consecutive units
(not flush with face).
types along the
Window heads are
same side of the
to be of plain stone
street.
construction.
3 to 3.5 storeys.
A
Front doors
Maximum eaves
are to be dark
height of 7.0m.
painted 6 panel
Eaves should step
construction and
to follow any fall in
centrally positioned
topography.
or aligned with
upper windows.
Doorcases with
pilasters, stone
surrounds or
Maximum ridge
Timber
vertical
height of
9.0m
sliding sashes
incorporating 1/1,
2/2, 4/4 or 6/6
glazing pattern.
Traditional vertical
Consistent ridge
or portrait format
heights are limited
with frames set in
to a maximum of 3
the wall surface
consecutive units
(not flush with face).
types along the
Window heads are
same side of the
to be of plain stone
street.
construction.
2 to 2.5 storeys.
B
DOLLARSTACKS
COMMUNITY
– PRELIMINARY
DESIGN
CODE
Minimum of 550mm
Minimum
of 550mm
Chimney MASTERPLAN
stacks are Chimney
stacks,
CHIMNEY
48
4.0m). Greater
distances may be
considered in the
case of larger plots.
Front doors are to
Maximum eaves
be dark painted
height of 7.0m.
6 panel/ 4 panel
Eaves should step
construction and
to follow any fall in
centrally positioned
topography.
or aligned with
upper windows.
Maximum ridge
Timber
vertical
height of
9.0m
sliding sashes
incorporating 1/1,
2/2, 4/4 or 6/6
glazing pattern.
Traditional vertical
Consistent ridge
or portrait format
heights are limited
with frames set in
to a maximum of 3
the wall surface
consecutive units
(not flush with face).
types along the
Window heads are
same side of the
to be of plain stone
street.
construction.
1.5 to 2.5 storeys.
C
Front doors
Maximum eaves
are to be dark
height of 8.0m.
painted 6 panel
Eaves should step
construction and
to follow any fall in
centrally positioned
topography.
or aligned with
upper windows.
Doorcases with
pilasters, stone
surrounds or
Maximum ridge
Timber
vertical
height of
10.0m
sliding sashes
incorporating 1/1,
2/2, 4/4 or 6/6
glazing pattern.
Traditional vertical
Consistent ridge
or portrait format
heights are limited
with frames set in
to a maximum of 3
the wall surface
consecutive units
(not flush with face).
types along the
Window heads are
same side of the
to be of plain stone
street.
construction.
2 to 3 storeys.
D
Minimum of 550mm Minimum of 550mm
(2.5 bricks) in width (2.5 bricks) in width
CHARACTER
AREAS
and longer than
and longer than
AVENUE
they are wide. EDGE
they are wide.
Ridge chimneys to
Ridge chimneys to
rise at least 1.0m
rise at least 1.0m
above ridge. Pots to above ridge. Pots to
be at least 400mm
be at least 400mm
high and circular
high and circular
or hexangonal in
or hexangonal in
shape.
shape.
No unit type
may
No unit type
may
Pitched,
piended
Pitched,
piended
berounded
replicated
berounded
replicated
or
design
or
design
moreslatted
than 4cheeks.
times
moreslatted
than 4cheeks.
times
with
with
consecutively along consecutively along
the same side of the the same side of the
street.
street.
5.0m). Greater
distances may be
considered in the
case of larger plots.
Front doors are to
Maximum eaves
be dark painted
height of 6.5m.
6 panel/ 4 panel
Eaves should step
construction and
to follow any fall in
centrally positioned
topography.
or aligned with
upper windows.
Maximum ridge
Timber
vertical
height of
8.5m.
sliding sashes
incorporating 1/1,
2/2, 4/4 or 6/6
glazing pattern.
Traditional vertical
Consistent ridge
or portrait format
heights are limited
with frames set in
to a maximum of 3
the wall surface
consecutive units
(not flush with face).
types along the
Window heads are
same side of the
to be of plain stone
street.
construction.
1 to 2.5 storeys.
E
Minimum of 550mm
(2.5 bricks) in width
and longer than
NEIGHBOURHOOD
they
are wide.
Ridge chimneys to
rise at least 1.0m
above ridge. Pots to
be at least 400mm
high and circular
or hexangonal in
shape.
No unit type
may
Pitched
or piended
be replicated
design
with slatted
more than 4 times
cheeks.
consecutively along
the same side of the
street.
6.0m). Greater
distances may be
considered in the
case of larger plots.
Dark painted timber
Maximum eaves
or pressed steel
height of 6.0m.
doors permitted.
Variations are
permitted.
Maximum ridge/
A
range of
window
building
height
of
types
8.0m. may be
considered e.g.
powder coated
aluminium.
Where vertical
No restrictions
sliding sashes are
on ridge height
proposed, they
variation.
shall be of timber
construction and
incorporate 1/1, 2/2,
4/4 or 6/6 glazing
pattern.
1 to 2 storeys.
No restrictions
on
Front
of dormers
unit type.
may
form part of,
and be in the same
plane as, the front of
building.
F
Chimney stacks
are not mandatory.
Where proposed,
COURTYARD
they shall
be a
minimum of 550mm
(2.5 bricks) in width
and longer than
they are wide.
distances may be
considered in the
case of larger plots.
14
C
D
Properties are
predominately
2 storey and 2.5
storey (plus attic)
with some one
storey buildings.
Guttering
and down
pipes
are
mostly
Ridge heights areof
painted
metal.
varied along
streets.
A spread
of unit
Front
doors
of solid
types comprising
timber
construction
detached,
semiwith
rectangular
detachedwindows
and
transom
terrace properties.
located
above.
A number of flatted
properties are also
present.
A variation
Front
doorsof
shall
unitsolid
types
spread
be
timber
throughout
in
material orthe
area. Consideration
appearance
to be given to
the
throughout
(except
groupings of various
courtyards).
unit types
Doors
to bewithin
4
character
areas.or
panel,
6 panel
vertically
Propertiesboarded.
to range
Transom
between windows
1 and 3
encouraged.
storeys. Where an
Porches
not
attic is incorporated
permitted.
this is counted as
Black/dark painted
cast
iron rainwater
Maximum
ridge
goods
height confined
of 9.0m
to rear and side
elevations. Ogee
or similar moulded
cast iron guttering
painted as part of
Consistent ridge
eaves.
heights are limited
to a maximum of 3
0.9m
to 1.1m,units
consecutive
combination
of wall
types along the
formed
from
a stone
same side
of the
base
street.(0.4m max),
wrought iron/cast
iron/steel railings
and hedging
Maximum eaves
(uniform colour and
height of 7.0m.
species). Gates to
Eaves should step
match railings.
to follow any fall in
topography.
Between properties
- 0 to 1.1m
Between properties
- 0 to 1.1m
No unit
type may
Front
doors
be replicated
are
to be dark
more than
4 times
painted
6 panel
consecutivelyand
along
construction
the samepositioned
side of the
centrally
street.
or
aligned with
upper windows.
Doorcases with
pilasters,
stone
2 to 2.5 storeys.
surrounds or
shallow stone
canopies are
acceptable.
Black/dark painted
cast
Max iron
ridgerainwater
height of
goods
10.5m.confined
Prominence
to
and side
to rear
be given
to
elevations.
corner plotsOgee
at
or
similar moulded
boulevard/spine
cast
iron guttering
junction.
paited as part of
Consistent ridge
eaves.
heights are limited
to a maximum of 3
0.5m
to 0.9m,units
consecutive
combination
of wall
types along the
formed
from
a stone
same side
of the
base
street.(0.4m max),
wrought iron/cast
iron/steel railings
and hedging
Maximum eaves
(uniform colour and
height of 8.5m.
species). Gates to
Eaves should step
match railings.
to follow any fall in
topography.
No unit
typeare
may
Front
doors
to
replicated
be dark
painted
more than
4 times
painted
6 panel
consecutivelyand
along
construction
the samepositioned
side of the
centrally
street.
or
aligned with
upper windows.
Doorcases with
pilasters,
stone
3 to 3.5 storeys.
surrounds or
shallow stone
canopies are
acceptable.
18 GET IT RIGHT FOR DOLLAR
LET’S
4
3
17
0.5 storey.
Painted
cast iron
rainwater
goods
Ridge heights
shall
throughout
be used to reinforce
toalong
side
Predominant ridge (confined
the ryhthm
and
rear
elevations
height, interspersed streets following
where
with variations.
existingpossible).
topography.
Should be designed
as part of decorative
Stretches of
Variations in ridge
RIDGE HEIGHT
eaves level on front
consistent ridge
heights (1.5m max)
VARIATION
elevation.
height exist on
are encouraged
Front
Boundary
treatment
BOUNDARY
some boundaries
streets.
throughout
with
are
mostly
low
to
be provided
TREATMENT
Height
differences
small
groupingstoofall
stone
walls
and/
frontages
(FRONT)
generally
between
consistent(varying
ridge
or
hedges,
with
heights).
Openings
1-2 metres.
heights permitted.
occasional high
in front boundaries
walls and railings.
are not to exceed
35% of boundaries
Eave heights are
Consistent eave
EAVES HEIGHT
total area. Garden
consistent between heights between
gates shall be
buildings of the
buildings of the
painted timber/mild
same storey height, same storey height,
steel or wrought
with occasional
with very occasional
iron.
variation of less
exceptions. Changes
Side
Low
level shall
side be
BOUNDARY
than boundaries
1 metre.
in height
treatment
TREATMENT (SIDE) between properties boundary
accommodated
PIPES AND
GUTTERING
RIDGE HEIGHT
162
STOREY NUMBER
1
15
Between properties
- 0 to 1.1m
Between properties
- 0 to 1.1m
F
A range of window
types may be
considered e.g.
powder coated
aluminium.
Where vertical
COURTYARD
sliding sashes
are
proposed, they
shall be of timber
construction and
incorporate 1/1, 2/2,
4/4 or 6/6 glazing
pattern.
Between properties
- 0 to 1.1m
Consistent ridge
heights are limited
to a maximum of 3
1.1m
(max), units
consecutive
combination
of
types along the
wall
sameformed
side offrom
the
astreet.
stone base (0.4m
max), wrought iron
railings/cast iron/
steel and hedging
Maximum eaves
(uniform colour and
height of 6.5m.
species). Gates to
Eaves should step
match railings.
to follow any fall in
topography.
Black/dark painted
cast
iron rainwater
Maximum
ridge
goods.
height of 8.5m.
1 to 2.5 storeys.
Between properties
- 0 to 1.1m
Maximum eaves
height of 6.0m.
Variations are
permitted.
No restrictions
on ridge height
variation.
None.
building height of
8.0m.
Black/dark painted
rainwater
Maximumgoods.
ridge/
1 to 2 storeys.
No unit
typeare
may
No restrictions
on
Dark
painted timber
Front
doors
to
replicated
unit
type. steel
or
pressed
be dark
painted
than
4 times
doors permitted.
6more
panel/
4 panel
consecutivelyand
along
construction
the samepositioned
side of the
centrally
street.
or
aligned with
upper windows.
E
Timber vertical
sliding sashes
incorporating 1/1,
2/2, 4/4 or 6/6
glazing pattern.
Traditional vertical
NEIGHBOURHOOD
or
portrait format
with frames set in
the wall surface
(not flush with face).
Window heads are
to be of plain stone
construction.
Dollar Community Masterplan
Black/dark painted
cast
iron rainwater
Maximum
ridge
goods
height confined
of 10.0m
to rear and side
elevations. Ogee
or similar moulded
cast iron guttering
painted as part of
Consistent ridge
Consistent ridge
eaves.
heights are limited
heights are limited
to a maximum of 3
to a maximum of 3
0.9m
to 1.1m,units
0.5m
to 0.9m,units
consecutive
consecutive
combination
of wall combination
of wall
types along the
types along the
formed
from
a stone formed
from
a stone
same side
of the
same side
of the
base
base
street.(0.4m max),
street.(0.4m max),
wrought iron/cast
wrought iron/cast
iron/steel railings
iron/steel railings
and hedging
and hedging
Maximum eaves
Maximum eaves
(uniform colour and (uniform colour and
height of 7.0m.
height of 8.0m.
species). Gates to
species). Gates to
Eaves should step
Eaves should step
match railings.
match railings.
to follow any fall in
to follow any fall in
topography.
topography.
Black/dark painted
cast
iron rainwater
Maximum
ridge
goods
height confined
of 9.0m
to rear and side
elevations.
1.5 to 2.5 storeys.
No unit
type may
Front
doors
be replicated
are
to be dark
more than
4 times
painted
6 panel
consecutivelyand
along
construction
the samepositioned
side of the
centrally
street.
or
aligned with
upper windows.
Doorcases with
pilasters,
stone
2 to 3 storeys.
surrounds or
shallow stone
canopies are
acceptable.
No unit
typeare
may
Front
doors
to
replicated
be dark
painted
than
4 times
6more
panel/
4 panel
consecutivelyand
along
construction
the samepositioned
side of the
centrally
street.
or
aligned with
upper windows.
B
UNIT TYPE
FRONT
DOORS
A
Timber vertical
Timber vertical
sliding sashes
sliding sashes
incorporating 1/1,
incorporating 1/1,
2/2, 4/4 or 6/6
2/2, 4/4 or 6/6
glazing pattern.
glazing pattern.
CHARACTER
AREASvertical
Traditional
Traditional
vertical
AVENUE or portrait format
EDGE
or portrait format
with frames set in
with frames set in
the wall surface
the wall surface
(not flush with face). (not flush with face).
Window heads are
Window heads are
to be of plain stone to be of plain stone
construction.
construction.
Flat roofs are not
permitted.
Timber vertical
Timber vertical
Windows are mostly All windows to
sliding sashes
sliding sashes
consistent as white be timber vertical
incorporating 1/1,
incorporating 1/1,
painted timber
sliding sashes
DOLLAR COMMUNITY
MASTERPLAN
– PRELIMINARY
DESIGN
2/2, 4/4 or 6/6
2/2, 4/4
or 6/6 CODE
vertical sliding
sash incorporating
1/1,
glazing pattern.
glazing pattern.
construction of
2/2, 4/4 or 6/6
Traditional vertical
Traditional vertical
1/1, 2/2, 4/4 or 6/6
glazing pattern.
BOULEVARD
SPINE
or portrait format
or portrait
format
glazing pattern.
Frosted glass not
with frames set in
to be used on main with frames set in
the wall surface
the wall surface
elevation(s). Up to
(not flush with face). (not flush with face).
35% of building
Window heads are
Window heads are
walls facing the
OVERARCHING
to be of plain stone
to
be
of
plain
stone
street
or
public
GENERAL EXISTING
DESIGN
CODE
construction.
construction.
highway
may
have
CHARACTER
(APPLICABLE TO ALL AREAS)
windows.
WINDOW TYPES
49
A spread
of unit
Front
boundaries
types
comprising
are
mostly
low
detached,
stone
wallssemiand/
detached
or
hedges,and
with
terrace properties.
occasional
high
A number
of flatted
walls
and railings.
properties are also
present.
ANCILLARY
ELEMENTS
EAVES HEIGHT
5
4
20
3
19
18
2
Eave heights are
consistent between
Ancillary
buildingselements
of the
such
satellite
sameas
storey
height,
dishes
and
with occasional
aerials
areofaffixed
variation
less
to
properties
than 1 metre.
throughout the
town (various
positions).
this islevel
counted
Low
side as
0.5 storey. treatment
boundary
between
properties
Ridge heights
shall
and
higher
be used to reinforce
treatment
the ryhthmpermitted
along
where
gardens
streetsside
following
are
proposed.
existing
topography.
Boundaries should
take the form of
Variations in ridge
fencing, walling or
heights (1.5m max)
hedging.
are encouraged
Boundary
treatment
throughout
with
to
be
provided
small groupingstoof
all
rear boundaries.
consistent
ridge
Boundaries
should
heights permitted.
take the form of
fencing, walling,
hedging or tree
Consistent eave
planting.
heights between
Satellite
buildingsdishes,
of the
aerials
and height,
same storey
photovoltaic
with very occasional
cells
are to be
exceptions.
Changes
sited
sensitively,
in height
shall be
preferably
where
accommodated
they
cannot
be seen
within or between
from the public
A variationtreatment
of
Boundary
unit
spread
to
betypes
provided
to all
throughout
the
frontages
(varying
area. Consideration
heights).
Openings
to front
be given
to the
in
boundaries
groupings
of various
are
not to exceed
unit types
within
35%
of boundaries
character
total
area. areas.
Garden
gates
shall to
berange
Properties
painted
timber/mild
between 1 and 3
steel
or wrought
storeys.
Where an
iron.
attic is incorporated
Guttering and down Painted cast iron
pipes are mostly of rainwater goods
painted metal.
throughout
(confined to side
and rear elevations
where possible).
Should be designed
OVERARCHING
of decorative
GENERAL EXISTING as part
DESIGN
CODE
eaves
level on
front
CHARACTER
(APPLICABLE TO ALL AREAS)
elevation.
Properties are
predominately
2 storey and 2.5
storey (plus attic)
with boundaries
some one
Side
BOUNDARY
storey
buildings.
between
properties
TREATMENT (SIDE)
comprise
no are
Ridge heights
RIDGE HEIGHT
treatment
or streets.
else
varied along
low
level hedging,
Predominant
ridge
fencing
and walls
height, interspersed
of
varying
heights.
with
variations.
Higher fences, walls
and hedging define
Stretches of
RIDGE HEIGHT
side gardens.
consistent ridge
VARIATION
height exist on
Rear
BOUNDARY
someboundaries
streets.
generally
comprise
TREATMENT
Height differences
fencing,
hedging,
(REAR)
generally between
walling
or trees up
1-2 metres.
to a height of 2.0m.
STOREY NUMBER
1
17
UNIT TYPE
BOUNDARY
TREATMENT
(FRONT)
PIPES AND
GUTTERING
16
Maximum eaves
height of 8.5m.
Where
possible,
Eaves should
step
satellite
and
to followdishes
any fall
in
aerials
are to be
topography.
sited below ridge
level and to the rear
of the property.
Photovoltaic cells
are to be sited on
Consistent ridge
heights are limited
to a maximum of 3
1.8m
(max height).
consecutive
units
types along the
same side of the
street.
corner plots at
boulevard/spine
junction.
Between properties
- 0 to 1.1m
Defining
Max ridgeside
height of
garden
- 1.1m to
10.5m. Prominence
1.8m
to be (max).
given to
No unit
0.5m
to type
0.9m,may
be replicated of wall
combination
more than
4 times
formed
from
a stone
consecutively
along
base
(0.4m max),
the sameiron/cast
side of the
wrought
street.
iron/steel
railings
and hedging
(uniform colour and
species).
Gates to
3 to 3.5 storeys.
match railings.
A
Black/dark painted
cast iron rainwater
BOULEVARD
goods confined
to rear and side
elevations. Ogee
or similar moulded
cast iron guttering
paited as part of
eaves.
Maximum eaves
height of 7.0m.
Where
possible,
Eaves should
step
satellite
and
to followdishes
any fall
in
aerials
are to be
topography.
sited below ridge
level and to the rear
of the property.
Photovoltaic cells
are to be sited on
Consistent ridge
heights are limited
to a maximum of 3
1.8m
(max height).
consecutive
units
types along the
same side of the
street.
Between properties
- 0 to 1.1m
Defining
Maximumside
ridge
garden
- 1.1m
height of
9.0mto
1.8m (max).
No unit
0.9m
to type
1.1m,may
be replicated of wall
combination
more than
4 times
formed
from
a stone
consecutively
along
base
(0.4m max),
the sameiron/cast
side of the
wrought
street.
iron/steel
railings
and hedging
(uniform colour and
species).
Gates to
2 to 2.5 storeys.
match railings.
B
Black/dark painted
cast iron rainwater
SPINE
goods confined
to rear and side
elevations. Ogee
or similar moulded
cast iron guttering
painted as part of
eaves.
pilasters, stone
pilasters, stone
vertically boarded.
surrounds or
surrounds or
Transom windows
shallow stone
shallow stone
encouraged.
canopies are
canopies are
Porches not
acceptable.
acceptable.
permitted.
DOLLAR COMMUNITY MASTERPLAN
– PRELIMINARY
DESIGN CODE
50
C
Maximum eaves
height of 7.0m.
Where
possible,
Eaves should
step
satellite
and
to followdishes
any fall
in
aerials
are to be
topography.
sited below ridge
level and to the rear
of the property.
Photovoltaic cells
are to be sited on
Consistent ridge
heights are limited
to a maximum of 3
1.8m
(max height).
consecutive
units
types along the
same side of the
street.
Between properties
- 0 to 1.1m
Defining
Maximumside
ridge
garden
- 1.1m
height of
9.0mto
1.8m (max).
No unit
0.9m
to type
1.1m,may
be replicated of wall
combination
more than
4 times
formed
from
a stone
consecutively
along
base
(0.4m max),
the sameiron/cast
side of the
wrought
street.
iron/steel
railings
and hedging
(uniform colour and
species).
to
1.5 to 2.5 Gates
storeys.
match railings.
Maximum eaves
height of 8.0m.
Where
possible,
Eaves should
step
satellite
and
to followdishes
any fall
in
aerials
are to be
topography.
sited below ridge
level and to the rear
of the property.
Photovoltaic cells
are to be sited on
Consistent ridge
heights are limited
to a maximum of 3
1.8m
(max height).
consecutive
units
types along the
same side of the
street.
Between properties
- 0 to 1.1m
Defining
Maximumside
ridge
garden
- 1.1m
to
height of
10.0m
1.8m (max).
No unit
0.5m
to type
0.9m,may
be replicated of wall
combination
more than
4 times
formed
from
a stone
consecutively
along
base
(0.4m max),
the sameiron/cast
side of the
wrought
street.
iron/steel
railings
and hedging
(uniform colour and
species).
Gates to
2 to 3 storeys.
match railings.
D
E
F
Maximum eaves
height of 6.5m.
Where
possible,
Eaves should
step
satellite
and
to followdishes
any fall
in
aerials
are to be
topography.
sited below ridge
level and to the rear
of the property.
Photovoltaic cells
are to be sited on
Consistent ridge
heights are limited
to a maximum of 3
1.8m
(max height).
consecutive
units
types along the
same side of the
street.
Between properties
- 0 to 1.1m
Defining
Maximumside
ridge
garden
- 1.1m
height of
8.5m.to
1.8m (max).
Maximum eaves
height of 6.0m.
Where
possible,
Variations
are
satellite
dishes and
permitted.
aerials are to be
sited below ridge
level and to the rear
of the property.
Photovoltaic cells
are to be sited on
No restrictions
on ridge height
variation.
1.8m (max height).
Between properties
- 0 to 1.1m
Defining
Maximumside
ridge/
garden
building- 1.1m
heighttoof
1.8m
8.0m.(max).
No unit
type may
No restrictions on
None.
1.1m
(max),
be replicated of
unit type.
combination
moreformed
than 4 from
times
wall
along
aconsecutively
stone base (0.4m
the same
side of
the
max),
wrought
iron
street.
railings/cast
iron/
steel and hedging
(uniform colour and
species).
Gates to
1 to 2.5 storeys.
1 to 2 storeys.
match railings.
Black/dark painted
Black/dark painted
Black/dark painted
Black/dark painted
CHARACTER
cast iron rainwater
castAREAS
iron rainwater
cast iron rainwater
rainwater goods.
AVENUE goods confinedEDGE goods.
NEIGHBOURHOOD
COURTYARD
goods confined
to rear and side
to rear and side
elevations.
elevations. Ogee
or similar moulded
cast iron guttering
painted as part of
eaves.
pilasters, stone
surrounds or
shallow stone
canopies are
acceptable.
1
4
3
Eave heights are
consistent between
buildings of the
same storey height,
with occasional
variation of less
than 1 metre.
Stretches of
consistent ridge
height exist on
some streets.
Height differences
generally between
1-2 metres.
Consistent eave
heights between
buildings of the
same storey height,
with very occasional
exceptions. Changes
in height shall be
accommodated
Variations in ridge
heights (1.5m max)
are encouraged
throughout with
small groupings of
consistent ridge
heights permitted.
A
variation
of
Satellite
dishes,
unit
types
aerials
andspread
throughout
photovoltaicthe
area.
Consideration
cells are
to be
to
be sensitively,
given to the
sited
groupings
various
preferably of
where
unit
within
theytypes
cannot
be seen
character
areas.
from the public
footpath. Avoid
Properties are
Properties
to range
breaking 1the
skyline
predominately
between
and
3
with
satellite
dishes/
2 storey and 2.5
storeys. Where an
aerials
and where
storey (plus attic)
attic
is incorporated
possible
avoid as
with some one
this is counted
thestorey.
front of the
storey buildings.
0.5
property.
Ridge heights are
Ridge heights shall
varied along streets. be used to reinforce
Predominant ridge
the ryhthm along
height, interspersed streets following
with variations.
existing topography.
A
spread of
unit
Ancillary
elements
types
comprising
such as
satellite
detached,
dishes andsemidetached
aerials areand
affixed
terrace
properties.
to properties
A
number ofthe
flatted
throughout
properties
are also
town (various
present.
positions).
Maximum eaves
height of 8.5m.
Eaves should step
to follow any fall in
topography.
Consistent ridge
heights are limited
to a maximum of 3
consecutive units
types along the
same side of the
street.
Max ridge height of
10.5m. Prominence
to be given to
corner plots at
boulevard/spine
junction.
No
unitpossible,
type may
Where
be
replicated
satellite
dishes and
more
4 times
aerialsthan
are to
be
consecutively
along
sited below ridge
the
side
ofrear
the
levelsame
and to
the
street.
of the property.
Photovoltaic cells
are to be sited on
roofstoreys.
slopes
3rear
to 3.5
where possible.
A
LET’S GET IT RIGHT FOR DOLLAR
EAVES HEIGHT
RIDGE HEIGHT
VARIATION
RIDGE HEIGHT
2
21
STOREY NUMBER
UNIT
TYPE
ANCILLARY
ELEMENTS
20
19
Maximum eaves
height of 7.0m.
Eaves should step
to follow any fall in
topography.
Consistent ridge
heights are limited
to a maximum of 3
consecutive units
types along the
same side of the
street.
Maximum ridge
height of 9.0m
No
unitpossible,
type may
Where
be
replicated
satellite
dishes and
more
4 times
aerialsthan
are to
be
consecutively
along
sited below ridge
the
side
ofrear
the
levelsame
and to
the
street.
of the property.
Photovoltaic cells
are to be sited on
roofstoreys.
slopes
2rear
to 2.5
where possible.
B
Maximum eaves
height of 7.0m.
Eaves should step
to follow any fall in
topography.
Consistent ridge
heights are limited
to a maximum of 3
consecutive units
types along the
same side of the
street.
Maximum ridge
height of 9.0m
No
unitpossible,
type may
Where
be
replicated
satellite
dishes and
more
4 times
aerialsthan
are to
be
consecutively
along
sited below ridge
the
side
ofrear
the
levelsame
and to
the
street.
of the property.
Photovoltaic cells
are to be sited on
reartoroof
1.5
2.5slopes
storeys.
where possible.
C
F
Maximum eaves
height of 6.5m.
Eaves should step
to follow any fall in
topography.
Consistent ridge
heights are limited
to a maximum of 3
consecutive units
types along the
same side of the
street.
Maximum ridge
height of 8.5m.
Maximum eaves
height of 6.0m.
Variations are
permitted.
No restrictions
on ridge height
variation.
Maximum ridge/
building height of
8.0m.
No
unitpossible,
type may
No
restrictions
Where
Where
possible,on
be
replicated
type.dishes and
satellite
dishes and unit
satellite
more
4 times
aerialsthan
are to
be
aerials are to be
consecutively
along sited below ridge
sited below ridge
the
side
ofrear
the level and to the rear
levelsame
and to
the
street.
of the property.
of the property.
Photovoltaic cells
Photovoltaic cells
are to be sited on
are to be sited on
roofstoreys.
slopes
slopes
1rear
to 2.5
1rear
to 2roof
storeys.
where possible.
where possible.
E
Dollar Community Masterplan
Maximum eaves
height of 8.0m.
Eaves should step
to follow any fall in
topography.
Consistent ridge
heights are limited
to a maximum of 3
consecutive units
types along the
same side of the
street.
Maximum ridge
height of 10.0m
No
unitpossible,
type may
Where
be
replicated
satellite
dishes and
more
4 times
aerialsthan
are to
be
consecutively
along
sited below ridge
the
side
ofrear
the
levelsame
and to
the
street.
of the property.
Photovoltaic cells
are to be sited on
slopes
2rear
to 3roof
storeys.
where possible.
D
garden - 1.1m to
garden - 1.1m to
garden - 1.1m to
garden - 1.1m to
garden - 1.1m to
garden - 1.1m to
and higher
treatment or else
1.8m (max).
1.8m (max).
1.8m (max).
1.8m (max).
1.8m (max).
treatment permitted 1.8m (max).
low level hedging,
where side gardens
fencing and walls
are proposed.
of varying heights.
Higher fences, walls Boundaries should
form of
and hedging
define take the
DOLLAR COMMUNITY
MASTERPLAN
– PRELIMINARY
DESIGN CODE
fencing, walling or
side gardens.
CHARACTER AREAS
hedging.
BOULEVARD
SPINE 1.8m (max height).
AVENUE 1.8m (max height).
EDGE 1.8m
NEIGHBOURHOOD
COURTYARD
Rear boundaries
Boundary treatment 1.8m (max
height).
1.8m (max height).
(max height).
1.8m (max
height).
BOUNDARY
generally comprise to be provided to
TREATMENT
fencing, hedging,
all rear boundaries.
(REAR)
walling or trees up
Boundaries should
to a height of 2.0m. take the form of
OVERARCHING
walling,
GENERAL EXISTING fencing,
DESIGN
hedging
or CODE
tree
CHARACTER
(APPLICABLE TO ALL AREAS)
planting.
51
Produced on behalf of
DOLLAR COMMUNITY COUNCIL
by THE PAUL HOGARTH COMPANY
May 2014
DOLLAR COMMUNITY COUNCIL