Draft Apartment Design policy

161 Pages·2016·14.96 MB·English

Apartment
Design
Volume Two of State Planning Policy No. 7.3 Residential Design Codes
Guidance for multiple-dwelling and mixed-use developments
Draft for public comment October 2016
Acknowledgment Disclaimer
This document adopts the structure and some This document has been published by the
content of the NSW Apartment Design Guide Western Australian Planning Commission. Any
as a well-established and tested exemplar of representation, statement, opinion or advice
contemporary planning and design policy for expressed or implied in this publication is made in
apartment development. good faith and on the basis that the government,
Extensive consultation with local practitioners its employees and agents are not liable for any
and experts has informed a comprehensive damage or loss whatsoever which may occur
review of the NSW policy, to determine whether as a result of action taken or not taken, as the
to adopt, modify or augment equivalent case may be, in respect of any representation,
provisions. Over time this consistency may lead statement, opinion or advice referred to herein.
to broader national alignment of apartment Professional advice should be obtained before
design policy and process, which would have applying the information contained in this
significant benefits for the planning, design and document to particular circumstances.
development industries.
The Government of Western Australia, © State of Western Australia
Department of Planning and the Western Published by the
Australian Planning Commission gratefully Western Australian Planning Commission
acknowledge the support and assistance of the
Gordon Stephenson House
NSW Government Department of Planning and
140 William Street
Environment in the development of this draft.
Perth WA 6000
Locked Bag 2506
Perth WA 6001
Published October 2016
website: www.planning.wa.gov.au
email: [email protected]
tel: [phone]
fax: [phone]
TTY: 08 6551 9007
infoline: 1800 626 477
Western Australian Planning Commission owns
all photography in this document unless marked
(PC) in caption and listed in photography credits
on page 162.
This document is available in alternative formats
on application to Communication Services.
Apartment
Design
Volume Two of State Planning Policy No. 7.3 Residential Design Codes
Guidance for multiple-dwelling and mixed-use developments
Draft for public comment October 2016
Contents
About this document
About this
document
Planning reform Who is this document for?
In 2014 the Western Australian Planning Commission and This policy provides planning and design
Department of Planning published Planning makes it happen standards for residential apartments
– Phase 2 Blueprint for Planning Reform with recommended (defined as all ‘multiple-dwelling
initiatives and actions to improve design and development, now development’) that can be applied with
being delivered as Design WA. Stage one will deliver elements consistency across Western Australia.
with a direct planning reform mandate, including: It has been prepared to:
— guide developers, planners, urban
— State Planning Policy for Design of the Built Environment
designers, architects, landscape
— Apartment Design policy (this policy)
architects, builders and other
— Design Review Guide professionals when designing
— Design Skills discussion paper apartments and preparing a
development application.
— Implementation and training program.
— assist planning professionals in local
About good design and state government with strategic
planning and in the preparation of
Good design is not a subjective idea; it can be defined and
local controls, design guidelines and
measured. Notions of design quality extend beyond taste, style
the assessment of development
and appearance to encompass functionality, sustainability,
proposals.
response to context, structural integrity, flexibility in use, and
cost efficiency, both during construction and over the life — inform the communityabout good
of the building. Most importantly, good design results in an design and planning practice for
environment that performs well for all users and the broader residential apartments.
community. 1
Good design endeavours to reconcile multiple concurrent and
often competing objectives, and outcomes vary according to
the circumstances of each site and project. The logic and rigour
of the design process of a project may be more important
than whether it meets predefined outcomes. This needs to be
acknowledged in the conventions and methods for guidance,
discussion and evaluation of design in the planning system.
Planning for design
Planning is often focussed on compliance with specific
standards and metrics, but there are limits to how these
prescriptive controls can be formulated and applied, especially
for complex and site-specific developments. Performance-
based controls offer greater flexibility and promote positive
development outcomes, rather than simply defending against
negative impacts. Flexible controls need to be applied with
rigour and consistency to determine where standards could
be appropriately varied or should be enforced. Well-managed
design review processes can facilitate this evaluation to inform
statutory planning. This policy utilises a performance-based
structure throughout (Objectives with Design Guidance),
1. Better Places and Spaces, a policy for the built
complemented by specific, measurable standards where
environment in Western Australia, Office of the
appropriate for some elements (Design Criteria). Government Architect, 2013
4 APARTMENT DESIGN
Document structure
Introduction
1
Provides preliminary statutory text to confirm the purpose and
application of this policy. The 10 design principles from State
Planning Policy 7 - Design of the Built Environment are included
for consideration when applying this policy, and are cross-
referenced throughout parts 3 and 4.
Primary controls
2
Includes default primary controls that relate to R-Codings.
Explains the application of primary controls including building
height, plot ratio, building depth, separation and setbacks. It
guides local governments to make appropriate modifications to
these controls to suit local contexts.
Siting the building
3
Addresses the concept design of apartment projects, including
analysing and responding to the site context, interface with
neighbours and the public domain, measures to achieve quality
open spaces and maximise residential amenity. It is to be used
by all parties designing, submitting or assessing development
proposals.
Designing the building
4
Informs the design development of apartment projects,
including building form, layout, functionality, landscape design,
environmental performance and residential amenity. It is
to be used by all parties designing, submitting or assessing
development proposals.
Appendices
A
Includes checklists for information required at different stages
in the planning process.
APARTMENT DESIGN 5
Contents
About this document
Achieving the Objectives in Parts 3 and 4 The key to working with Parts 3 and 4 is
that a development must demonstrate
Parts 3 and 4 of this policy provide Objectives, Design Criteria
how it meets the Objective. The
and Design Guidance for the siting, design and amenity of
Design Criteria provides a specific
apartment development. Each element is structured to provide
measurable benchmark that will be
the user with:
considered to meet the Objective.
— Intent of the element and an explanation of its role and If the proposal does not meet the
importance Design Criteria, applications must
— Objectives that describe the desired design outcomes demonstrate alternative design
solutions that will achieve the
— Design Criteria, where applicable, provide specific,
Objective, with reference to Design
measurable requirements for how an Objective can be
Guidance.
achieved.
— Design Guidance with advice on how the Objectives and Some elements of Parts 3 and 4 do
Design Criteria can be achieved through appropriate design not specify Design Criteria. In these
responses, or in cases where Design Criteria cannot be met. instances the Design Guidance should be
referred to when demonstrating how an
Objective is to be achieved.
Objectives, criteria and guidance are always contained in the coloured boxes
Part 2 Parts 3 and 4
Objective Objective
Planning Criteria Design Criteria
where applicable where applicable
Planning Guidance Design Guidance
Part 2 helps local governments set built-form Parts 3 and 4 provide Objectives, Design
envelopes through their local planning framework. Criteria and Design Guidance for the siting,
Default primary controls apply where no local design and amenity of apartment development.
settings are in place. These settings assist proponents, design
reviewers and decision makers.
6 APARTMENT DESIGN
Applying an example
4.4 OBJECTIVE 4.4.1
Apartment size and
1
layout The layout of rooms within an apartment is
functional, well-organised and provides a
high standard of amenity.
DESIGN CRITERIA
DC1 – Apartments meet the minimum internal
areas of the following table:
Apartment Type Minimum internal Areas
Studio 37 m2
1 bed 47 m2
2 bed 67 m2
Step 1 – The proponent should first 2
look at the Objectives that apply 3 bed 90 m2
to each element. Each Objective
must be addressed either through Table 4.4.1 Minimum internal areas
demonstration of the Design Criteria
Notes:
OR use of Design Guidance. For
Apartment size and layout, Objective The minimum internal areas include only one
4.4.1 states the expectation for bathroom. Additional bathrooms increase
the apartment layout to support the minimum internal area by 5m2 each.
functionality and amenity, but does
A fourth bedroom and further additional
not presuppose a particular solution.
bedrooms increase the minimum internal
area by 12m2 each.
Step 2 – In this example the Design Areas are measured according to the plot
Criteria shows one way to meet this ratio area of each apartment.
Objective; by adopting standard sizes
in apartment layouts. The Design DESIGN GUIDANCE
Criteria pathway offers clarity and
Where DC1 minimum areas or room
certainty, but using Design Criteria
dimensions are not achieved, applicants need
is not the only way to meet the
to demonstrate that the apartment design
Objective. 3
ensures usable and functional space despite
the smaller area. Realistically-scaled furniture
layouts and circulation areas should be shown.
Step 3 – Design Guidance can be These circumstances would be assessed on
used to consider alternative solutions their merits.
that also satisfy the Objective. In the
case of Apartment size and layout Development proposals with apartment sizes
the Design Guidance provides some significantly smaller than DC1 areas should
considerations for ensuring that provide appropriate detail of non-standard
smaller apartments are functional fitout design needed to achieve space-
and offer high amenity for residents. efficiency.
The onus is on the proponent to
demonstrate appropriate design
measures to assure decision-makers
that the apartments will have adequate
amenity despite the smaller size.
APARTMENT DESIGN 7
Contents
PART 1 PART 2
ABOUT THIS DOCUMENT 4 INTRODUCTION 12 PRIMARY CONTROLS 20
1.1 Preliminary ......................................................14 2.1 Primary control tables ...............................22
1.2 Approval process................................... .16 2.2 Modifying primary controls ....................24
1.3 Design principles .........................................18 2.3 Streetscape character types .................26
2.4 Building envelope .......................................30
2.5 Plot ratio ...........................................................32
2.6 Building height .............................................34
2.7 Building depth ..............................................36
2.8 Building separation .....................................38
2.9 Street setbacks ...........................................40
2.10 Side and rear setbacks ..............................42
2.11 Incentive-based development
standards ........................................................44
2.12 Coordinating local policies ...................46
8 APARTMENT DESIGN
PART 3 PART 4 APPENDICES
SITING THE DEVELOPMENT 48 DESIGNING THE BUILDING 84 SUPPORTING MATERIAL 142
3.1 Site analysis and design response ......50 4.1 Solar and daylight access .......................86 A1 Precinct planning context .....................144
3.2 Orientation ....................................................54 4.2 Natural ventilation ......................................90 A2 List of potential incentive-based
3.3 Existing tree retention ..............................56 4.3 Ceiling heights ..............................................92 development standards .........................146
3.4 Deep soil areas ............................................60 4.4 Apartment size and layout .....................94 A3 Site analysis checklist .............................147
3.5 Communal and public open space ....64 4.5 Private open space and balconies......98 A4 Site design response checklist ...........148
3.6 Visual privacy ...............................................68 4.6 Circulation and common spaces .......102 A5 Pre-DA checklist ........................................149
3.7 Public domain interface ...........................72 4.7 Storage ..........................................................106 A6 DA checklist .................................................150
3.8 Pedestrian access and entries ...............76 4.8 Acoustic privacy ........................................108 A7 Objectives checklist ................................152
3.9 Vehicle access ..............................................78 4.9 Noise and pollution ..................................110 A8 Sustainability checklist...........................155
3.10 Car and bicycle parking ...........................80 4.10 Apartment mix .............................................112
DEFINITIONS 156
4.11 Ground floor apartments .......................114
4.12 Facades ...........................................................116
PHOTO CREDITS 162
4.13 Roof design ....................................................118
4.14 Landscape design .....................................120
4.15 Planting on structures ..............................122
4.16 Universal design .........................................124
4.17 Adaptive reuse ...........................................126
4.18 Mixed use ......................................................128
4.19 Awnings and signage ................................130
4.20 Energy efficiency .......................................132
4.21 Water management
and conservation .......................................134
4.22 Waste management .................................138
4.23 Building maintenance ..............................140
APARTMENT DESIGN 9
Introduction
The introduction provides an overview of the statutory purpose and
application of this policy, and includes design principles.