Guidance for renovating 189 Auburn Road, Hawthorn. The property is in HCTZ2 (activity-centre-focused zone introduced by VC257/GC252) with Heritage Overlay HO433 protecting a c.1887 Victorian villa. Key regulatory limits: 11m/3-storey height (13.5m/4-storey exception for large sites), 70% maximum site coverage, minimum 20% permeability, no mandated garden area. Heritage overlay triggers permits for external works and visible services; design guidance favours recessive, distinguishable rear additions that retain original fabric. Building height is measured from 'natural ground level' (subject to VCAT case law — existing vs pre-development levels), requiring surveyor and possibly historical evidence. Five priority areas for a three-storey rear extension: setbacks (large formula-derived distances up to ~6.1m at 11m), heritage visibility, overshadowing (Sept 22 test; 40sqm×5hrs), privacy/overlooking (cone-of-vision 1.7m/9m/25% permeability), and stormwater/site coverage requirements (BPEM targets, MUSIC modelling). Recommend early surveyor engagement, heritage citation review, and pre-application meeting with Boroondara Statutory Planning.
Questions this document answers
11 metres (3 storeys).
13.5 metres (4 storeys) for sites ≥1,000 m² with ≥20 m frontage.
70% of the site.
20% pervious area (minimum).
HO433 (grading C).