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Apartment Design Guidelines for Victoria PDF

80 Pages·2017·4.01 MB·English
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Apartment Design Guidelines for Victoria © The State of Victoria Department of Environment, Land, Water & Planning 2017 This work is licensed under a Creative Commons Attribution 4.0 International licence. You are free to re-use the work under that licence, on the condition that you credit the State of Victoria as author. The licence does not apply to any images, photographs or branding, including the Victorian Coat of Arms, the Victorian Government logo and the Department of Environment, Land, Water and Planning (DELWP) logo. To view a copy of this licence, visit http://creativecommons.org/licenses/by/4.0/ ISBN 978-1-76047-573-4 (pdf/online) Accessibility If you would like to receive this publication in an alternative format, please telephone the DELWP Customer Service Centre on 136186, email [email protected], or via the National Relay Service on 133 677 www.relayservice.com.au. This document is also available on the internet at www.planning.vic.gov.au Disclaimer This publication may be of assistance to you but the State of Victoria and its employees do not guarantee that the publication is without flaw of any kind or is wholly appropriate for your particular purposes and therefore disclaims all liability for any error, loss or other consequence which may arise from you relying on any information in this publication. Cover: Collins and Queen (Rothelowman). Photography by Scott Burrows. Contents Introduction 4 Structure of the Guidelines 5 Application of the apartment standards 6 Urban context and design response 7 Section 1 | SITING AND BUILDING ARRANGEMENT 11 Guidance to building setback 11 Guidance to communal open space 20 Guidance to solar access to communal outdoor open space 24 Guidance to landscaping 26 Guidance to building entry and circulation 34 Section 2 | BUILDING PERFORMANCE 38 Guidance to noise impacts 38 Guidance to energy efficiency 44 Guidance to waste and recycling 47 Guidance to integrated water and stormwater management 51 Section 3 | DWELLING AMENITY 54 Guidance to functional layout 54 Guidance to room depth 57 Guidance to windows 60 Guidance to storage 63 Guidance to natural ventilation 66 Guidance to private open space 69 Guidance to accessibility 73 Glossary 77 Apartment Design Guidelines for Victoria 3 Introduction The Victorian Government is committed to ensuring that apartments deliver diverse and affordable housing options to meet the long-term needs of the Victorian community. There is a need to lift the quality and functionality of apartments to benefit the health and well-being of residents, and improve environmental performance. Improving Purpose of the apartment design guidelines The Apartment Standards The Apartment Design (Standards) are intended to Guidelines for Victoria provide improve apartment design assistance to applicants, in Victoria. The design of architects, building designers apartment buildings that and planners for designing suitably responds to context and assessing apartment and successfully incorporates developments. the apartment standards and The Guidelines provide guidelines requires specialist additional explanation of the design capabilities. It is apartment standards in the important for the success of Interpreting the Standards the project to select a team of section and guidance on design professionals to be led matters to consider to by an experienced architect meet the objectives of the or building designer who apartment standards in the can analyse and integrate Design Guidance section. the multiple requirements The Guidelines are also into a successful design that intended to support greater contributes positively to consistency in the planning the urban context and the permit assessment phase of neighbourhood character. an apartment development. Alternative design solutions may be proposed and the The Guidelines are responsible authority will complemented by the Urban assess how an alternative Design Guidelines for Victoria solution meets the objectives. which provide best practice This is an important aspect of knowledge and advice to innovation. inform the design of buildings in relation to the function and amenity of the public realm. 4 Apartment Design Guidelines for Victoria Structure of the Guidelines The Apartment Design Guidelines for Victoria are arranged in three sections as follows. All three sections and their elements are interrelated and require an integrated approach to achieve the objectives. For ease of reference, each section includes the standards, objectives and decision guidelines for each standard. The guidelines include further interpretation where required, and suggestions for how the objectives can be achieved. Section 1. Section 2. Section 3. SITING AND BUILDING BUILDING PERFORMANCE DWELLING AMENITY ARRANGEMENT This section reinforces the This section provides This section introduces importance of urban context guidance about performance guidance related to the report and design response issues which need to be detailed design of individual as a starting point for design considered in designing dwellings. The guidelines and considers Standards the building such as noise address amenity issues primarily related to the impacts, energy performance such as access to daylight design and configuration and management of water and ventilation through of buildings at a site scale. and waste. These issues arrangements of windows This involves assessing the require consideration at both and room depth as well as immediate context, adjacent a site scale and at a more functional and accessible buildings and public realm. detailed building systems layouts of internal and The guidelines relate to how level. These Standards relate external space. This section the building envelope (its closely to other environmental includes the following three dimensional volume) is assessment tools and typically standards: established through applying require specialist input to 10. Functional layout appropriate building types, support the design response. orientation and setbacks. This section includes the 11. Room depth Siting the building also following Standards: 12. Windows establishes where communal 6. Noise impacts 13. Storage open space is located, how landscape is incorporated 7. Energy efficiency 14. Natural ventilation into the proposal and how 8. Waste and recycling 15. Private open space entries and shared circulation is arranged. This section 9. Integrated water and 16. Accessibility includes the following stormwater management standards: 1. Building setback 2. Communal open space 3. Solar access to communal outdoor open space 4. Landscaping 5. Building entry and circulation Apartment Design Guidelines for Victoria 5 Application of the apartment standards The Standards apply to all apartment developments in Victoria. The Standards have been Operation of Requirements introduced to the Victoria the apartment Planning Provisions and all An apartment development: planning schemes in: standards • Must meet of the objectives • A new clause in Clause 55 of Clause 55 or Clause 58. The apartment provisions (Two or more dwellings on a lot and Residential operate in the same way • Should meet the standards buildings) at Clause 55.07, that Clauses 54 and 55 of Clause 55 or Clause 58. operate to assess residential and The apartment standards development in the Victoria • A new Particular Provision Planning Provisions. contained in Clause 55.07 at Clause 58 (Apartments). cannot be varied in a schedule The apartment provisions to the zone. A select number Apartment developments of contain Objectives, Standards of the existing standards four storeys or less (excluding and Decision guidelines. under Clause 55 continue to a basement) in a residential have the ability to be varied Objectives describe the zone will continue to be by schedules to the zones. desired outcomes to be assessed against most of the standards under Clause achieved in the completed The Neighbourhood 55 (which includes new development. Character Overlay will Apartment Standards at continue to allow variations A Standard contains the Clause 57). to most of the standards requirements to meet the of Clause 55 except for the objective. A standard should Apartment developments of apartment standards in normally be met. However, if five or more storeys (excluding Clause 55.07 and existing key the responsible authority is a basement) in a residential amenity standards such as satisfied that an alternative zone and all apartment overshadowing and daylight design solution meets the developments in other zones to new and existing windows. objective, the alternative will be assessed against Clause 58. design solution may be Apartment standards in considered. Clause 58 cannot be varied The guidelines relate to in a schedule to the zone or Decision guidelines set both the new Clause 58 an overlay, except for the out the matters that the provisions and the new Clause Building setback standard responsible authority must 55.07 provisions. Refer to (Clause 58.04-1). consider before deciding Planning Advisory Note 66: if an application meets New planning provisions for the objectives. When an apartment developments – alternative design solution Amendment VC136 (April is proposed, the effect 2017) for details of how the of the design solution on new standards for apartment the achievement of other developments are given effect objectives should be in both the amended Clause considered. 55 and new Clause 58. 6 Apartment Design Guidelines for Victoria Urban context and design response Neighbourhood • responds to any An urban context report neighbourhood character is not a justification for a and site features for the area preconceived design. It is a description and identified in a local planning factual record of the physical policy or a Neighbourhood features of the urban context design response Character Overlay. and the site. Therefore, the description should be For apartment developments For more information on impartial and describe both of four storeys or less preparing a neighbourhood the positive and negative (excluding a basement) and site description and features of the urban context in a residential zone, the design response refer to the and the site. Victoria Planning Provisions following documents available in Clause 55.01 requires a on the department’s website: A design response must Neighbourhood and site explain how the proposed • Planning Practice Note description and design design: 16: Making a planning response to be prepared application for one or more • derives from and responds and submitted with an dwellings in a Residential to the urban context report. application. A neighbourhood zone It involves evaluating the site description accurately influence that features describes the features • Planning Practice Note identified in the description or characteristics of the 43: Understanding should have on the design neighbourhood and the site. Neighbourhood Character. • meets the objectives of the A neighbourhood and site Urban context Clause 58 description is a factual record of the physical features of the report and design • responds to any relevant neighbourhood and the site. planning provisions that response Therefore, the description applies to the land. should be impartial and For apartment developments • responds to any relevant describe both the positive of five or more storeys housing, urban design and and negative features of the (excluding a basement) in landscape plan, strategy or neighbourhood and the site. a residential zone and all policy. A design response must apartment developments explain how the proposed in other zones, the Victoria design: Planning Provisions in Clause 58.01 requires a Urban context • derives from and responds report and design response to to the neighbourhood and be prepared and submitted site description. It involves with an application. A urban evaluating the influence context report accurately that features identified in describes the features or the description should have characteristics of the urban on the design context and the site. • meets the objectives of Clause 55 Apartment Design Guidelines for Victoria 7 Urban context Design response The starting point for a The neighbourhood and site new apartment design is description or urban context its urban context. Urban report assists in determining context refers to the strategic the most appropriate building setting of a development. It type and site layout for includes the natural, social residential developments. and economic environment Different building types of the area, existing physical may be appropriate surroundings, features that within different contexts make a particular place depending on individual site distinctive, neighbourhood characteristics. A context may character, and the likely future have more than one building character of the area. In some type, scale and character, or cases, urban context refers to multiple interface conditions valued aspects of the existing such as public space, character, and in other commercial uses and so on. circumstances, such as urban It may be appropriate for renewal precincts, it may refer the development to respond to an emerging or preferred by providing a diversity of future character. building forms and dwelling types. Across Victoria, each location and site is different. Defining A design response derives the context establishes the from and responds to the parameters for apartment neighbourhood and site development and how new description or urban context buildings should respond to report, and any applicable the character of an area. The local planning provisions, as development proposal will well as the objectives within derive its own design response the Standards. from its unique urban context. It will need to demonstrate that it takes into account the context and all the standards, to deliver acceptable apartment amenity and support the liveability of surrounding neighbourhoods. 8 Apartment Design Guidelines for Victoria Guidance on responding to contexts There are distinctive features and characteristics in different contexts that need to be considered in designing an apartment development. The following section outlines four typical contexts: Central City (Tower and Podium), Activity Centres, Neighbourhood Centres and Residential Neighbourhoods. Central City (Tower and Podium) This context is characterised by taller building forms, often as tower and podium, such as found in central city areas. These areas are characterised by high commercial and residential intensity, high site coverage and a strong urban character. Considerations for residential apartment development in this context include managing complex relationships with adjacent buildings and spaces. This urban context may include heritage buildings and places, adjacent tall buildings and high amenity public spaces. In this context, planning schemes outline detailed controls for building setback and height. The design response in this context should generally increase setbacks with building height and may require consideration of wind effects, noise and availability of public open space. Activity Centres This context is characterised by medium rise built form, typically on larger or consolidated sites. These areas have medium to high levels of residential and commercial intensity and an active public realm. New apartment developments which may include mixed uses, often have zero setbacks to the street frontage and may be adjacent to heritage and other sensitive interfaces. Planning controls may be in place detailing preferred character and built form. The design response will typically require high site coverage at lower levels, with setbacks required at upper levels. Apartment Design Guidelines for Victoria 9 Neighbourhood Centres This context is characterised by varied site configurations, typically in established shopping strips. Lower rise buildings on smaller sites are generally built up to side boundaries, and to the street frontage. New apartment development may interface with sensitive lower density residential uses or heritage buildings. Development should address the pattern of building setbacks, amenity of surrounding dwellings, and the quality and type of landscape. Specific planning controls may be in place to guide built form and character. The building form above street frontages may require further setbacks with front and rear orientation of apartments appropriate for narrow infill sites to achieve amenity objectives. Residential Neighbourhoods This context is characterised by lower rise residential buildings, including detached houses and townhouses as well as infill apartment development in appropriate residential zones. New apartment development should be responsive to the low rise residential character of the area. Low rise apartment buildings typically require setbacks to the street and other boundaries to achieve amenity objectives and respond to the preferred landscape character. 10 Apartment Design Guidelines for Victoria

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The State of Victoria Department of Environment, Land, Water & Planning 2017. This work architects, building designers .. further setbacks with front and rear orientation .. improves safety and security. Standard (D18 or B42).
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