YOUR LOCAL ARCHITECT
Dandenong Ranges + Yarra Valley Specialists
Dandenong Ranges + Yarra Valley Specialists
Yarra Architects is a small, locally-focused practice based in the Dandenong Ranges. We work closely with our clients and find practical solutions to challenging sites that often feature bushfire overlays, significant vegetation, and steep slopes. Our work stretches across a variety of landscapes including the urban fringe of Melbourne’s Eastern Suburbs, the steep slopes of Mt Dandenong, and the rural areas of the Yarra Valley and Warburton. We love a challenge and are willing to take on residential and commercial projects of all types and sizes!
We are based in ‘the hills’ and specialise in the unique character, challenges and opportunities of our local area. Bushfire, erosion management and landslip, native vegetation, steep slopes and lack of stormwater and sewer infrastructure are issues we deal with every day.
We have a passion for sustainable design – we want to make sure every project responds to the natural environment to reduce carbon footprints and improve building performance. This includes correct solar orientation of spaces, optimisation of window placements and shading and designing for cross ventilation and solar systems as part of every design.
All of our work is fully 3D modelled to provide clients with the best possible understanding how their project will look and function inside and out – no need to be able to read plans or interpret drawings when you can take a virtual walk through the project.
We embrace options as part of the design process and will engage you in the conversation on what works and what doesn’t with each option. We listen to what you want and work hard to develop design solutions which take them to the next level.
There are a lot of external reports, designs and assessments required to inform the way a project is designed and to successfully navigate town planning and building permit requirements. We organise multiple quotes from experienced and qualified consultants to ensure everything that is needed is covered, and you are getting the best value for money.
We work with a number of local builders which allows us to verify project budgets are appropriate at early stages and gives you confidence that construction will be in good hands.
To successfully navigate any building project there are a lot of moving parts that require careful management, and particularly so on the complex projects we specialise in. Our process is intended to make our clients projects fully inclusive, but as easy and stress-free as possible, with a particular focus on making sure project budgets are as realistic as possible from early stages.
The Dandenong Ranges and Yarra Valley consist of a diverse range of landscapes and often feature steep slopes, dense or sensitive vegetation and bushfire risks. This comes with a strict set of rules and requirements which our local knowledge can help you navigate.
We work within Yarra Ranges Council, Cardinia Shire Council, Knox City Council and Nillumbik Shire Council on a regular basis and are available to go further afield as required. Understanding the zones and overlays administered by the council’s is critical to a smooth process through town planning, and we offer the below outlines for general background, with more detailed and specific analysis available as part of our design and documentation process.
To find out what zoning and overlays apply to your land visit VicPlan.
Bushfire Management Overlay (BMO)
If your property is within a BMO area it is at risk of being affected by bushfire and there are requirements to reduce that threat that must be implemented to achieve town planning approval. All new dwellings or renovations and extensions >50% of the existing floor area are required to comply with the four main requirements of the BMO:
Construction Standard – your property will be assessed to determine the level of risk of radiant heat and wind-borne ember attack from a bushfire known as a Bushfire Attack Level (BAL) rating. This rating is determined by the type and proximity of vegetation to your home as well as the direction and steepness of any slope and will result in one of five ratings:
Defendable Space – you will need to create a defendable space around your home which is maintained during the fire danger period to meet a strict set of requirements in terms of proximity and density of vegetation.
Water Supply – you will need to provide a static water supply for the purposes of bushfire protection. This is an above ground concrete or steel water tank which depending on the size of your property and proximity to a fire hydrant may be for personal or Country Fire Authority (CFA) use in a bushfire situation.
CFA Access – for more rural sites with extended driveways there are requirements to ensure the roadway is suitable for access by CFA trucks in the case of a bushfire emergency.
As part of a town planning submission where the BMO is triggered a Bushfire Management Statement and Bushfire Management Plan is required to be prepared by a qualified Bushfire Consultant that addresses the specific application of the requirements. In this instance we will organise fees from suitable consultants and ensure the outcomes best support your interests.
Erosion Management Overlay (EMO)
If your property is subject to an Erosion Management Overlay, it often means the land is steep and therefore vulnerable to erosion and potentially landslip events. It is therefore important to carefully design the buildings foundations, stormwater systems and landscape embankments, as well as retain vegetation where possible so as to reduce the risks as best as possible.
As part of a town planning submission where the EMO is triggered a Geotechnical and Landslip Risk Assessment is required to review the ground conditions and proposed works and make recommendations to mitigate the risk of erosion and landslip. In this instance, we will organise fees from suitable consultants and ensure the outcomes best support your interests.
Significant Landscape Overlay (SLO)
The Dandenong Ranges and Yarra Valley are areas of significance defined by their unique landscapes and this overlay is in place to preserve and maintain that character. There are specific objectives depending on the specific location but generally projects in these areas need to demonstrate that they:
In a significant landscape area we are careful to design projects that fit within these guidelines and demonstrate how this has been done in the town planning submission with 3D visualisations and materials, finishes and colour schedules.
Vegetation Protection Overlay (VPO)
When a Vegetation Protection Overlay is applied to a site it means there are particular restrictions on removing vegetation in the local area. The significance of the vegetation is dependent on the specific area but quite often features remnant indigenous vegetation and/or mature exotic species which is providing habitat to native fauna or protecting local waterways from erosion.
Within a Vegetation Protection Overlay we are careful to design projects to retain as much vegetation and replace it where possible. As part of a town planning application we often need to organise and work with suitability qualified Arborists and Ecologists to provide reports and recommendations to support the application.
Environmental Significance Overlay (ESO)
If your property is within this overlay it means the local area includes sites of botanical or zoological significance that contribute to the ecological processes and biodiversity of the region. The nature of the requirements in this overlay is dependent on the specific significance of the area but generally the overlay is to ensure any works are sensitively designed so as not to be detrimental to the unique environmental characteristics of the area.
In an area of environmental significance, we are careful to design projects to fit within the specific guidelines, retain as much vegetation as possible and work to enhance the ecology of the site. As part of a town planning application we often need to organise and work with suitability qualified Ecologists and Arborists to provide reports and recommendations to support the application.
Design and Development Overlay (DDO)
Properties within a Design and Development Overlay have specific development controls in place designed to preserve the unique characteristics or heritage significance of an area. It aims to preserve or enhance the area’s distinctive qualities by setting design guidelines, height and setback requirements, and/or landscaping requirements with the specific requirements being quite localised.
In these areas we design our projects to strictly fit within the guidelines in order to ensure the planning process is as smooth as possible.
Bushfire Prone Land
For any building permit in an area designated as Bushfire Prone Land whether required under a Bushfire Management Overlay (BMO) or not a Bushfire Attack Level (BAL) assessment is required to determine the construction standard the project is to be built to. As within a BMO this rating is determined by the type and proximity of vegetation to your home, direction and steepness of any slope and will result in one of five ratings:
For any projects on bushfire prone land we can organise a suitability qualified Bushfire Consultant to determine the BAL rating for your project and work with them on how to reduce the BAL rating if it is of benefit.
In addition to our comprehensive architectural design and documentation services, we are also offer a consulting service aimed at sharing our extensive local knowledge and technical expertise with clients who have unique requirements. Our consulting services encompass the following areas:
Pre-Purchase Advice
If you are looking to buy an existing property requiring a renovation/extension, a vacant block of land, or a knock-down rebuild site we can assist by reviewing the site, existing conditions, zones and overlays and provide preliminary advice. Our goal is to enable you to fully comprehend the potential opportunities and limitations of the site, empowering you to make an informed purchase decision. We can also advise on what to expect during the design, approval, and construction processes – demystifying the process.
Feasibility Studies
If you have a challenging site and what to find out what is possible for the site we can complete a feasibility study to make an informed assessment. This can be in conjunction with specialist bushfire, native vegetation or planning advice to make sure you fully understand what can or can’t be done with your site.
Master Planning
If you aren’t ready to undertake a full design process, but want to develop a master plan for your property we are able to work with you to develop a long-term plan and identify separable portions within it which can be rolled out over time. We can advise on the planning and building permit requirements for each stage based on your zoning and overlays.
Design Consultation
If you don’t think you need an architect for your project, but would still like some expert advice to refine your ideals or help you understand what is possible/feasible for your extension or renovation project we can hold an onsite design consultation to assist.
Plan Reviews
If you are working on your own plans, or with a building designer, draftsperson or builder and would like some specialist advice or a second opinion we are happy to assist. We can review preliminary plans for environmental design, planning compliance, cost effectiveness or any other design issues you are concerned about.
Documentation Reviews
If you have building permit plans and are concerned about the coordination or completeness of the package which affects your ability to get a solid fixed-price construction contract, we are able to review and provide advice to address your concerns.
We encourage you to reach out to us to discuss how we can assist you with your specific needs.
Nominated Architect
Victorian Architects Registration No: 18667
NSW Architects Registration No: 10723
Phone 0408 442 166
Email [email protected]