20 Howey Street Gisborne VIC 3437

Yet another double storey development that will block public sight lines. This one will potentially block the view to Mt Macedon from the northern stretch of Worcester Rd.
Simple pleasures such as access to a pretty view while making your way around town might sound like a small thing but it's the accumulation of small things like these that make life in the Macedon Ranges so special.
Please give consideration to retaining as many sight lines to our valley and mountain views as possible. It's written in as a priority in your Planning Scheme but seems to be increasingly ignored.

I object to Planning Application PLN/2026/186 for the construction of eight double-storey dwellings at 20 Howey Street, Gisborne.

While I recognise the need to provide additional housing within the Macedon Ranges, development must occur in a way that respects the planning objectives of the Macedon Ranges Planning Scheme and preserves the unique character that defines Gisborne. In my view, this proposal represents an overdevelopment of the site and is inconsistent with the established neighbourhood character.

The proposal seeks to construct eight double-storey dwellings on a residential allotment of approximately 1,268 square metres. This level of density is excessive for a site of this size and introduces a built form that is out of scale with the surrounding neighbourhood.

One aspect that deserves particular consideration is the relationship between the size of the site and the number of dwellings proposed. At approximately 1,268 square metres, the site provides an average of only around 158 square metres per dwelling before any land is allocated for the common driveway, visitor parking, manoeuvring areas, accessways or landscaping. Once these shared areas are accounted for, the amount of land available to each dwelling is substantially reduced. This demonstrates that the proposal is attempting to achieve a level of development intensity that is unlikely to provide sufficient space for meaningful landscaping, canopy tree planting, private open space or adequate separation between buildings. In practical terms, the site is simply being asked to accommodate more development than it can reasonably support.

The Macedon Ranges Planning Scheme places significant emphasis on ensuring that new development respects neighbourhood character, maintains the landscaped garden setting of residential areas and minimises visual bulk. This proposal instead replaces an open residential allotment with an intensive built form, extensive hard surfaces and multiple vehicle accessways, leaving limited opportunity to retain or establish the substantial vegetation that contributes to Gisborne's identity.

The cumulative impact of eight two-storey dwellings will create excessive building bulk and visual dominance within the streetscape. Rather than complementing the existing neighbourhood, the proposal introduces an urban form that is inconsistent with the low-scale, spacious and landscaped character that residents value and that the Planning Scheme seeks to protect.

I am also concerned that the proposal fails to adequately satisfy the objectives of Clause 55 (ResCode), particularly in relation to:

Respecting the existing and preferred neighbourhood character.
Providing sufficient garden area and opportunities for deep soil planting.
Minimising visual bulk and avoiding an overdeveloped appearance.
Protecting residential amenity through appropriate building separation, overlooking and overshadowing controls.
Providing adequate private open space for future residents.
Ensuring that landscaping, rather than built form and hard surfaces, remains the dominant feature of the site.

In addition to these concerns, the proposal will increase traffic movements, vehicle parking demand and general activity on a local residential street. While these impacts may individually appear modest, the cumulative effect of increasingly dense developments throughout Gisborne is steadily transforming the character of the township into one that is more suburban and inconsistent with the vision established by the Macedon Ranges Planning Scheme.

The Planning Scheme recognises the importance of protecting the landscape qualities, village atmosphere and distinctive identity of Gisborne. These values are gradually diminished through incremental approvals of developments that maximise dwelling yield at the expense of landscaping, openness and neighbourhood character.

I am also concerned about the precedent this application would establish. Approval of eight double-storey dwellings on a site of this size would encourage similar redevelopment of surrounding residential properties, resulting in the gradual erosion of the spacious, green character that makes Gisborne unique within the Macedon Ranges.

Planning decisions should not be based solely on maximising housing numbers. They must strike an appropriate balance between accommodating growth and protecting neighbourhood character, environmental values, residential amenity and the long-term vision for the township.

For these reasons, I respectfully request that Council refuse Planning Application PLN/2026/186. Alternatively, I request that the proposal be substantially redesigned to reduce the number of dwellings, lower the overall building bulk and site coverage, provide significantly greater opportunities for landscaping and canopy tree planting, and ensure that any future development responds appropriately to the established character and planning objectives for Gisborne.