SEPP 65 - Apartment Design Guide

Draft I September 2014ApartmentDesign GuideTools for improving the design ofresidential flat developmentDRAFT

How can I comment on this document?• To comment on the changes you can visitwww.planning.nsw.gov.au/proposals to make a submission• If you cannot lodge your submission online you can write to:Acting Director, Local Plans, Codes and Development GuidesGPO Box 39, Sydney, NSW 2001• All submissions received will be made public in line withPlanning and Environment's objective to promote an openand transparent planning system• If you would like Planning and Environment to delete yourpersonal information before publication, please make thisclear at the top of your letter• Before making a submission, please read our privacystatement at www.planning.nsw.gov.au/privacyTo view an electronic version in PDF format, visit www.planning.nsw.gov.auISBN 978-0-7313-3655-5© Crown Copyright 2014Planning & EnvironmentSeptember 2014DisclaimerWhile every reasonable effort has been made to ensure that this document iscorrect at the time of printing, the State of New South Wales, its agents andemployees, disclaim any and all liability to any person in respect of anythingor the consequences of anything done or omitted to be done in reliance orupon the whole or any part of this document.Copyright NoticeIn keeping with Planning and Environment’s commitment to encourage theavailability of information, you are welcome to reproduce the material thatappears in this document for personal, in-house or non-commercial usewithout formal permission or charge. All other rights are reserved. If you wishto reproduce, alter, store or transmit material appearing in this document forany other purpose, a request for formal permission should be directed to:Planning & EnvironmentGPO Box 39Sydney NSW 2001You are required to acknowledge that the material is provided by the Agencyor the owner of the copyright as indicated in this document and to includethis copyright notice and disclaimer in any copy. You are also required toacknowledge the author (Planning and Environment) of the material asindicated in this document.

Draft I September 2014ApartmentDesign GuideTools for improving the design ofresidential flat developmentDRAFT

ContentsContentsIntroductionMinister's foreword 7About this guide 8How to use this guide 10Part 1 Identifying the context1A Apartment building types 181B Local character and context 221C Precincts and individual sites 26Part 2 Developing the controls2A Primary controls 302B Building envelopes 312C Building height 322D Floor space ratio 342E Building depth 362F Building separation 382G Street setbacks 402H Side and rear setbacks 42Part 3 Siting the development3A Site analysis 463B Orientation 503C Public domain interface 523D Communal and public open space 563E Deep soil zones 603F Visual privacy 623G Pedestrian access and entries 663H Vehicle access 683J Bicycle and car parking 704 DRAFT | Apartment Design Guide I September 2014

ContentsPart 4 Designing the buildingConfiguration4A Apartment mix 764B Ground floor apartments 784C Facades 804D Roof design 824E Landscape design 844F Planting on structures 864G Universal design 884H Adaptive reuse 904J Mixed use 924K Awnings and signage 94Amenity4L Solar and daylight access 964M Common circulation and spaces 1004N Apartment layout 1024O Ceiling heights 1064P Private open space and balconies 1084Q Natural ventilation 1124R Storage 1164S Acoustic privacy 1184T Noise and pollution 120Part 5 Design review panels5A Function of design review panels 1335B Membership and establishment 1345C Roles and responsibilities 1365D Meeting procedures 1385E Templates 140AppendicesApp1 Site analysis checklist 146App2 Pre-development application checklist 148App3 DA documentation checklist 150App4 Apartment building example schemes 154Glossary 172Performance4U Energy efficiency 1224V Water management and conservation 1244W Waste management 1264X Building maintenance 128DRAFT | Apartment Design Guide I September 20145

Introduction6 DRAFT | Apartment Design Guide I September 2014

IntroductionMinister's forewordOver the last decade, there has been a markedimprovement in the design of apartments in NSW, andthe beneficiaries are the growing numbers of peoplemaking apartments their housing choice.Much of this transformation in apartment design canbe attributed to a NSW Government policy calledState Environmental Planning Policy No. 65 - DesignQuality of Residential Flat Buildings.When it was introduced in 2002, it established 10 clearprinciples to be applied to the design of residential flatbuildings. The policy also stipulated for the first time thatapartment buildings had to be designed by architects.It was accompanied by a Residential Flat Design Codewhich translated the design principles of the policyinto practice. Together, they set a new benchmark forapartment design and they are clearly still relevant today.We know this from the outcomes of the comprehensivereview of the policy and the code that has taken placeover the last 18 months.The results of the review are timely given over the next20 years Sydney’s residential population is projectedto rise significantly. An additional 1.6 million people willbe looking for an estimated 665,000 new homes. Othermetropolitan areas and regional NSW are also expectedto see additional population growth of 21 per cent and 11per cent, respectively. Increasingly new residents will beconsidering to live in apartments.Apartment design is not just an issue for the comfort,convenience and liveability of residents. Design canalso play a big part in the way apartment buildingscreate a sense of community and help to revitalise ourneighbourhoods, suburbs, and the towns in our regionalcentres.Our engagement with industry professionals, localgovernment and the community has helped us tounderstand the issues associated with the delivery ofquality apartment buildings, and affordability. It hasbeen a valuable exercise and we are grateful to thosewho shared their time and expertise.As a result of this engagement, changes to the policyare being proposed that have the potential to improveapartment design further, and importantly, improveaffordability. The changes introduce greater flexibilityinto the design process to encourage more innovation,and provide clarity and consistency in the way designissues are dealt with across the state.The NSW Government is inviting comment on thesechanges and on the new Apartment Design Guide,which reflects a substantial update of the flat designcode. I invite you to consider the proposals and let usknow what you think.The Hon. Pru Goward, MPMinister for PlanningMinister for WomenDRAFT | Apartment Design Guide I September 20147

IntroductionAbout this guideWhat is the Apartment Design GuideThis Apartment Design Guide is a resource to improvethe planning and design of residential flat development inNSW. It updates and replaces the Residential Flat DesignCode introduced in 2002.The Apartment Design Guide is to be used in conjunctionwith State Environmental Planning Policy No.65 – DesignQuality of Residential Flat Development (SEPP 65).Towards better quality designThis Apartment Design Guide re-affirms better designand planning for residential flat development, providingbenchmarks for designing and assessing these.The Apartment Design Guide will:• deliver better quality design through improvedcontextual design and guidance for councils indeveloping planning controls and master plans• deliver buildings that respond appropriately tothe character of the area, landscape setting andsurrounding built form• improve liveability through enhanced internal andexternal apartment amenity, including better layout,apartment depth and ceiling heights, solar access,natural ventilation and visual privacy• deliver improved sustainability through better trafficand transport solutions, greater building adaptabilityand robustness, improved energy efficiency andwater sensitive urban design• improve the relationship of apartments to the publicdomain including streets, lanes and parks• deliver design guidance and assist in the provision ofhousing mix and choiceIn serving the public interest, good design practiceresponds to challenges, advances and innovations acrosssocial, economic, aesthetic, technical, environmental andsustainable development fields.8 DRAFT | Apartment Design Guide I September 2014

IntroductionResidential flat developmentSEPP 65 and the Apartment Design Guide apply toresidential flat buildings, shop top housing and mixeduse developments with a residential component.They apply to buildings that are three or more storeysand that have four or more dwellings where thedevelopment consists of the:Statutory relationship to SEPP 65There is a close and integrated relationship betweenthe State Environmental Planning Policy No.65 –Design Quality of Residential Flat Development (SEPP65) and this Apartment Design Guide.• erection of a new building;• substantial redevelopment or refurbishment of anexisting building; or• conversion of an existing building to a residentialflat building.SEPP 65 sets a consistent policy direction forresidential flat development in NSW and providesa uniform state-wide framework for more detailedplanning guidance. It has a statutory effect ondevelopment and as a consequence may modify orsupplement the provisions of state environmentalplanning policies, local environmental plans (LEP) anddevelopment control plans (DCP).Though this document is a guide, SEPP 65 refers tosome parts of the Apartment Design Guide that mustbe applied when assessing development applications.Any part of the Apartment Design Guide referred to inSEPP 65 will prevail over any LEP or DCP control.SEPP 65 establishes nine design quality principlesto be applied in the design and assessment ofresidential flat development. This Apartment DesignGuide amplifies the design quality principles andprovides greater detail on how residential developmentproposals can meet the principles through good designand planning practice.DRAFT | Apartment Design Guide I September 20149

IntroductionHow to use this guideWho is this Apartment Design Guide forThe Apartment Design Guide provides consistentplanning and design standards for residential apartmentsacross NSW. It has been prepared to:• assist planning professionals in local and stategovernment with strategic planning and in thepreparation of local controls, design guidelines andthe assessment of development proposals• be a tool for developers, planners, urban designers,architects, landscape architects, builders and otherprofessionals when designing apartments andpreparing a development application• inform the wider community and help interestedparties to better understand apartment developmentprocesses and design standardsStructure of the Apartment Design GuideThe Apartment Design Guide addresses the designof residential flat development at the context, site andindividual building scale. It includes the following parts:Part 1 - Identifying the contextThis part introduces generic apartment building typesto inform appropriate site, block and building designresponses at a strategic level. It also outlines theimportance of understanding the context, setting, localcharacter, size and configuration of a development site.Part 2 - Developing the controlsThis part provides tools to support the preparation oflocal development controls. It explains the applicationof building envelopes and primary controls includingbuilding height, floor space ratio, building depth,separation and setbacks.Part 3 - Siting the developmentThis part provides guidance on the design andconfiguration of apartment development at a site scale.Performance criteria and acceptable solutions outlinehow to relate to the immediate context, consider theinterface to neighbours and the public domain, achievequality open spaces and maximise residential amenity.Part 4 - Designing the buildingThis part addresses the design of apartment buildingsin more detail. Performance criteria and acceptablesolutions focus on building form, layout, functionality,landscape design, environmental performance andresidential amenity.Part 5 – Design review panelsThis part explains the role of design review panelsin the development assessment process, outlinesadministrative procedures and provides templates for thesuccessful operation of a panel.AppendicesThis part includes checklists for information required atdifferent stages in the planning process and providesexample design schemes of the generic building typesintroduced in Part 1 of the guide.10 DRAFT | Apartment Design Guide I September 2014

IntroductionHow to use this guideThe SEPP 65 design quality principles act as animportant nexus between the provisions of SEPP 65and the more detailed design guidance containedin this Apartment Design Guide. The design qualityprinciples are restated adjacent.Design Quality Principles (SEPP 65)Principle 1: Context and Neighbourhood CharacterGood design responds and contributes to its context.Context is the key natural and built features of anarea, their relationship and the character they createwhen combined. It also includes social, economicand environmental conditions.Responding to context involves identifying thedesirable elements of an area’s existing or futurecharacter. Well designed buildings respond toand enhance the qualities and identity of the areaincluding the adjacent sites, streetscape andneighbourhood. Consideration of local context isimportant for all sites, including sites in establishedareas, those undergoing change or identified forchange.Principle 2: Built Form and ScaleGood design achieves a scale, bulk and heightappropriate to the existing or desired future characterof the street and surrounding buildings.Good design also achieves an appropriate builtform for a site and the building’s purpose in termsof building alignments, proportions, building type,articulation and the manipulation of buildingelements. Appropriate built form defines the publicdomain, contributes to the character of streetscapesand parks, including their views and vistas, andprovides internal amenity and outlook.Principle 3: DensityGood design achieves a high level of amenity forresidents and each apartment, resulting in a densityappropriate to the site and its context.Appropriate densities are consistent with thearea’s existing or projected population. Appropriatedensities can be sustained by existing or proposedinfrastructure, public transport, access to jobs,community facilities and the environment.12 DRAFT | Apartment Design Guide I September 2014

IntroductionPrinciple 4: SustainabilityGood design involves design features that providepositive environmental and social outcomes. Goodsustainable design includes use of natural crossbreezes and sunlight for the amenity and liveability ofresidents and passive thermal design for ventilation,heating and cooling reducing reliance on technologyand operation costs. Other elements include recyclingand reuse of materials and waste, use of sustainablematerials, and deep soil zones for groundwaterrecharge and vegetation.Principle 5: LandscapeGood design recognises that together landscape andbuildings operate as an integrated and sustainablesystem, resulting in attractive developments with goodamenity. A positive image and contextual fit of welldesigned developments is achieved by contributingto the landscape character of the streetscape andneighbourhood.Good landscape design enhances the development’senvironmental performance by retaining positivenatural features which contribute to the local context,co-ordinating water and soil management, solaraccess, micro-climate, tree canopy, habitat values, andpreserving green networks. Good landscape designoptimises usability, privacy and opportunities for socialinteraction, equitable access, respect for neighbours’amenity, provides for practical establishment and longterm management.Principle 6: AmenityGood design positively influences internal amenityfor residents and external amenity for neighbours.Achieving good amenity contributes to positive livingenvironments and resident well being.Good amenity combines appropriate room dimensionsand shapes, access to sunlight, natural ventilation,outlook, visual and acoustic privacy, storage, indoorand outdoor space, efficient layouts and service areas,and ease of access for all age groups and degrees ofmobility.Principle 7: SafetyGood design optimises safety and security, withinthe development and the public domain. It providesfor quality public and private spaces that areclearly defined and fit for purpose. Opportunitiesto maximise passive surveillance of public andcommunal areas promote safety.A positive relationship between public and privatespaces is achieved through clearly defined secureaccess points, well lit and visible areas that areeasily maintained and appropriate to the locationand purpose.Principle 8: Housing Diversity and SocialInteractionGood design achieves a mix of apartmentsizes, providing housing choice for differentdemographics, living needs and householdbudgets.Well designed developments respond to socialcontext by providing housing and facilities to suitthe existing and future social mix. Good designinvolves practical and flexible features, includingdifferent types of communal spaces for a broadrange of people, providing opportunities for socialinteraction amongst residents.Principle 9: Architectural ExpressionGood design achieves a built form that hasgood proportions and a balanced compositionof elements, reflecting the internal layout andstructure. Good design uses a variety of materials,colours and textures.The visual appearance of well designed apartmentbuildings responds to the existing or future localcontext, particularly desirable elements andrhythms of the streetscape.DRAFT | Apartment Design Guide I September 201413

IntroductionHow to use this guideApplication of the design quality principlesThe SEPP 65 design quality principles are to beconsidered by design professionals when designingresidential flat development, and by planningauthorities and design review panels whenassessing such proposals.The adjacent matrix is a guide that identifies keyrelationships and interaction between the SEPP 65design quality principles and the sections in Part 3and 4 of the Apartment Design Guide.14 DRAFT | Apartment Design Guide I September 2014

IntroductionRelationship of SEPP 65 and the Apartment Design GuideLevel of interaction low medium highSEPP 65 Design Quality Principles >>Apartment Design Guide sections>>Principle 1Context & NeighbourhoodCharacterPrinciple 2Built Form and ScalePrinciple 3DensityPrinciple 4SustainabilityPrinciple 5LandscapePrinciple 6AmenityPrinciple 7SafetyPrinciple 8Housing Diversity &Social InteractionPrinciple 9Architectural Expression3A Site analysis 3B Orientation 3C Public domain interface 3D Communal and public open space 3E Deep soil zones 3F Visual privacy 3G Pedestrian access and entries 3H Vehicle access 3J Bicycle and car parking 4A Apartment mix 4B Ground floor apartments 4C Facades 4D Roof design 4E Landscape design 4F Planting on structures 4G Universal design 4H Adaptive reuse 4J Mixed use 4K Awnings and signage 4L Solar and daylight access 4M Common circulation and spaces 4N Apartment layout 4O Ceiling heights 4P Private open space and balconies 4Q Natural ventilation 4R Storage 4S Acoustic privacy 4T Noise and pollution 4U Energy efficiency 4V Water management and conservation 4W Waste management 4X Building maintenance Matrix showing the relationship between SEPP 65 and the sections of Part 3 and 4 of the Apartment Design GuideDRAFT | Apartment Design Guide I September 201415

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Part 1Identifying the context1A Apartment building types 181B Local character and context 221C Precincts and individual sites 26DRAFT | Apartment Design Guide I September 201417

01 I Context1A Apartment building typesApartment development occurs in a variety ofarrangements, configurations and types. Apartmentscan occupy different sized lots from large redevelopmentareas to small infill sites, can consist of a mix of buildingtypes or uses and be situated in suburban, transitionalor inner city locations.The generic apartment building types in this sectionshare common 3-dimensional and organisationalcharacteristics and provide a high-level overview ofapartment development. They can be used during thestrategic planning phase to:• determine the appropriate scale of future built form,• communicate the desired character of an area• assist when testing envelope and developmentcontrols to achieve high amenity and environmentalperformance of future buildingsBuilding types can be adapted to fit specific urbancontexts. A particular site configuration may be suitedto accommodate a mix of types or uses. In largerdevelopments multiple building types may apply andprovide more housing choice and design variety.The apartment building types in this section include:• narrow infill apartments• row apartments• shop top apartments• courtyard apartments• perimeter block apartments• tower apartments, and• hybrid developmentsA series of examples representing these building types inmore detail is provided in Appendix 4 of this guide.Narrow infill apartmentssNarrow infill apartments are typically two to threestorey walk-up apartments (stairs only) or buildingswith three to five levels and a lift. They are aresponse to the dimension of traditional residentiallot sizes in suburban areas in Australia which arenarrow and deep, and are often surrounded by acombination of detached houses and flat buildingsfrom previous eras.eleNarrow infill apartment types are suitedto narrow, deep lots. Design needs toconsider privacy impacts on neighboursPrivacy impacts along side and rear boundariesto neighbouring properties need to be carefullymanaged as achieving minimum buildingseparation can be a challenge. This building typeis best used when:• a narrow lot width or frontage results in abuilding envelope oriented perpendicular tothe street frontage• amalgamation opportunities of properties inthe area are constrainedN050m18 DRAFT | Apartment Design Guide I September 2014

01 I ContextRow apartmentsRow apartments are generally well suited toboth urban and suburban contexts. They arecharacterised by a limited number of unitsarranged around an access core and can be singlebuildings or a series of building modules. Thisbuilding type is best used when:Row apartments are a modular buildingtype, highly adaptable and able to respondwell to sloping sitesShop top apartments• smaller building footprints are desirable• live work apartments or commercial/ retailuses are encouraged at the ground floor level• continuation of the street edge is desirable• a vertical rhythm reinforcing existingsubdivision or building patterns is desirable• rear landscape areas are desired includingkeeping existing significant trees• built form needs to step down the street torespond to a slopeNShop top apartments are mixed use residentialbuildings often located in established centres,along main streets or close to public transporthubs. They can be small infill or largerdevelopments where the ground floor is occupiedby retail or commercial uses. Shop top apartmentstypically range between two and six storeys andare best used when:050melShop top apartments are best suited tomain streets and centres that requireactive retail or commercial frontages• increased residential uses are desired inestablished retail and commercial areas• the context is a traditional main street• zero setbacks to side boundary walls arepossible or desired• active frontages such as retail tenancies aredesired at street level• pedestrian activity on the street is desired• rear lane access is availableN050mDRAFT | Apartment Design Guide I September 201419

01 I Context1A Apartment building typesCourtyard apartmentsCourtyard apartments provide a centralised openspace area, generally range between three andsix storeys in height and are suitable in bothurban and suburban settings. Their configurationdepends on the context and site orientation.Courtyard apartments are a highly adaptablebuilding type and best used when:sectelevat• located on corner sites or sites with two ormore public frontagesCourtyard apartments are able to fit andrespond to a wide range of lot sizes,slopes, orientations and contexts• located on sloping sites• a landscaped street character is desired(by orienting the courtyard to the street)• an urban character to the street is desired(by creating a street wall edge and orientingthe courtyard to the rear)p• there is a predominant aspect or outlookN050mPerimeter block apartmentsPerimeter block apartments are suited to urbanareas and are often integrated into street blocks.This building type is a key component of mostEuropean cities and its compact form achievescomparably high urban densities.sectionelevationPerimeter block apartments define theTypically, perimeter block apartments haveelongated plans and apartments are generallyarranged along a corridor, with a single ormultiple cores depending on the building length.They range from four to nine storeys and are bestused when:street edge and achieve comparably highurban densities• an increase in residential density is desired• a clear definition and continuous street walledge is desiredplan• active frontages with commercial and/orretail uses are encouraged at lower levels(see shop top apartment building type)N050m• towers and tall buildings are not desired20 DRAFT | Apartment Design Guide I September 2014

01 I ContextsectionTower apartmentsTowers are suited to central business districts,major centres and urban renewal areas. Thisbuilding type is widely used in North Americancities and can be freestanding or combined withblock developments (podiums). The locationand siting needs to reflect environmentalconsiderations such as wind, overshadowing andvisual impacts on surrounding properties and thepublic domain. Tower apartments are typicallymore than nine storeys and best used when:elevationIn commercial centres, tower apartmenttypes are often combined with a podiumof four to eight storeys• located in dense urban areas• other towers exist in the surrounding context• an area requires greater density than can bedelivered by perimeter block buildingsN075mplan• a strong vertical form or landmark is desiredHybrid developmentsHybrid developments combine different usesor building types in one development. Theycan incorporate community facilities and largercommercial or retail components, such as officesor a supermarket.Hybrid developments are particularly relevantfor larger sites that need to respond to a changein building form and scale within the adjacentcontext. This approach is best used when:Hybrid development types can respondto varying site conditions and achieveinterface and future character outcomes• located on large and/or irregular shaped sites• a combination of uses is desired to supportactive urban areas or centres• greater diversity of apartment types is desired• a development needs to address two or morestreets with different scales and/or charactersDRAFT | Apartment Design Guide I September 201421

01 I Context1B Local character and contextGood design responds and contributes to its context.Context is everything that has a bearing on an area andcomprises its key natural and built features. Context alsoincludes social, economic and environmental factors.Understanding the context means understanding how theinter-relationships between all these factors, includingbetween the local area and the region, will have an impacton the area over time.The process of defining the context’s setting and scalehas direct implications for design quality of apartments.It establishes the parameters for individual developmentand how new buildings should respond to and enhancethe quality and identity of an area.Figure 1B.1Photographs help to communicate the desired future character orfuture 'look and feel' of an area or developmentDesired future characterThe desired future character can vary from preservingthe existing look and feel of an area to establishing acompletely new character based on different uses, streetpatterns, subdivisions, densities and typologies.Establishing the desired future character is determinedthrough the strategic planning process in consultationwith the community, industry and other key stakeholders.Understanding the context during this process is crucial tosupport change and determine appropriate building typesand planning controls.Common settingsThe planning process establishes the appropriate locationfor residential flat buildings by determining land use anddensity in proximity to transport, employment, services,land form and environmental features. Within thisframework, the specific characteristics of a place or itssetting will inform design decisions. Common settings forresidential flat buildings include:1. Strategic centres2. Local centres3. Urban neighbourhoods4. Suburban neighbourhoods22 DRAFT | Apartment Design Guide I September 2014

01 I Context1. Strategic centresA Strategic centreStrategic centres are characterised by an B establishedLocal centreC Urban Neighbourhoodcommercial core with a full range of services, tallerbuildings and a network of retail and commercial streetswith active frontages.D Suburban neighbourhoodACA Strategic centreB Local centreC Urban NeighbourhoodD Suburban neighbourhoodDConsiderations for residential flat buildings in strategiccentres include complex relationships with adjacentbuildings, impact of taller building types, privacy betweencommercial and residential uses, parking demand, highsite coverage, limited deep soil, reliance on quality publicstreets and places and overshadowing.DB2. Local centresLocal centres are typically characterised by anestablished main street. In larger local centres, such astown centres, retail and commercial uses are distributedaround the main street or across a small network ofstreets defining the core. In smaller local centres, suchas villages and neighbourhood centres, the main streetor shopping strip is surrounded by residential uses.BFigure 1B.2BDThe location of residential flat buildings is determined by factorssuch as neighbourhood character, accessibility to transport, jobsand services and environmental considerationsConsiderations for residential flat buildings in localcentres include shop top housing, high site coverage,narrow site frontages, heritage, relationship with adjacentlow density residential uses and multiple small lot landownership requiring amalgamation to support changinguse and density.3. Urban neighbourhoodsUrban neighbourhoods are often located within walkingdistance of centres. Established urban neighbourhoodsmay be characterised by existing residential flat buildingsranging from three storey walk-ups to eight storeyperimeter blocks or towers. Other urban neighbourhoodsmay be transitioning from low density residential and/or amix of larger format commercial and light industrial use.4. Suburban neighbourhoodsSuburban neighbourhoods tend to be located beyondthe walking catchment of centres and are typicallycharacterised by detached housing in a landscapedsetting. Where suburban areas are in close proximityto transport and services, it may be appropriate toincrease residential density.Considerations for residential flat buildings insuburban neighbourhood settings include relationshipsand interface with existing houses, appropriatenessof apartment buildings compared to other formsof medium density housing (such as terraces ortownhouses), landscape setting, existing significanttrees and the pattern of front and rear gardens.Considerations for residential flat buildings in thesesettings include overshadowing, amenity and privacyimpacts between existing and future buildings, openspace patterns, existing vegetation, demand for newpublic domain elements, variety of lot sizes and shapesand changing streetscape and scale.DRAFT | Apartment Design Guide I September 201423

01 I Context1B Local character and contextProposedheightThe range of scalesApartment development needs to consider a range ofscales during the planning and design phase.Figure 1B.3ExistingSection showing the building envelope and scale of theproposed development in relation to the street1. Wider scale: The wider scale includes the urbanstructure, landscape setting and broader land usepatterns of the wider context and identifies thedevelopment site’s proximity to centres, transport andmajor public open spaces. It should also illustratethe future density and proposed change of the area(if known or applicable) and highlight important civicand social uses such as major hospitals, schools andeducation facilities. Addressing this scale is important forlarger precincts and redevelopment sites in particular.As a guide, a radius of 1 to 5 kilometres around thedevelopment site should be considered.2. Neighbourhood scale: The neighbourhood scaleoutlines the urban structure including streets and openspaces. It should also include topography contours,drainage and vegetation patterns, services and futureinfrastructure requirements (if known), land use zones,cadastre boundaries and identification of heritage itemsand other local landmarks. It is appropriate to addressthis scale when planning for individual or small groupsof apartment building sites. A radius of 400 metres to 1kilometre should be considered.3. Streetscape scale: The streetscape scale dealswith the character of the street(s) that the proposeddevelopment addresses, and illustrates its spatialenclosure by buildings or landscape elements. It shouldoutline surrounding building uses and heights, frontsetbacks, pedestrian access, awnings, vehicle drivewaysand public domain elements including street trees, vergesand footpaths. It is appropriate that all proposals forapartment buildings address this scale.4. Site scale: The site scale involves detailedconsideration of the individual development site relativeto neighbouring properties, buildings across the streetand the public domain. It addresses surroundingand proposed deep soil zones and open spaces,existing vegetation and trees, fences, retaining walls,overshadowing impacts and privacy considerations. Thisscale should also highlight any site specific constraintssuch as orientation, slope, geology, infrastructure oraccess easements and stormwater management.24 DRAFT | Apartment Design Guide I September 2014

01 I Context2km radiusHospitalSports fieldsand reserveHighschool1km radius400m walking radiusSiteRailwaystationReserveLocal shopsLocal shopsMain streetLocal shopsMajor roadGrammarschoolNNFigure 1B.4The wider scale should analyse the urban structure andFigure 1B.5The neighbourhood scale outlines the urban grid and blockbroader landscape setting and identify the site’s proximity tostructure including streets and open spaces, significantcentres, transport and major public open spacestopography, heritage and civic and community usesLocal streetLocal sportsreserve45mLocal street50mLocal streetLocal streetLocal streetReserveries)Figure 1B.6LegendThe streetscape scale helps understand the impact ofSite boundaryproposed development on streetscape Future quality planned and built should formLocal shopsExisting buildings to changeshow heights, setbacks, driveways and existing street treesNMain streetExisting buildings to remain (1 - 2 stories)Local shopsLocal shopsFigure 1B.7NThe site scale is a detailed analysis of the development'simmediate context and should include the site itself, the streetit addresses and surrounding propertiesries)Existing buildings to remain (3 - 6 stories)Heritage listed buildingsExisting cycle lanePublic open spaceExisting treesPrivate open space (planned)DRAFT | Apartment Design Guide I September 201425

01 I Context1C Precincts and individual sitesResidential flat buildings are generally developed onindividual sites or within precincts.Individual sitesAn individual site is a single lot or an amalgamation ofseveral lots that can support an individual or a group ofresidential flat buildings.The size, shape and orientation of individual sites directlyinform the possible building types and developmentcapacity. The generic building types in section 1A of thisguide can assist in testing individual sites to determine theplanning controls and supporting guidelines, such as deepsoil zones, communal open spaces, privacy, solar accessand natural ventilation.Figure 1C.1Individual site: this development comprises two apartmentbuildings with a shared communal open space and mediatesbetween low density housing and a local centre to the northWhere an area is planned to change, new developmentneeds to address the desired future character at boththe neighbourhood and street scales. In establishedareas new development should carefully respond toneighbouring development.Incremental change typically occurs lot by lot inestablished areas and can be constrained by existingdevelopment adjacent to the site. Planning and designconsiderations for managing this change include:• site amalgamation requirements may be appropriateand expressed as minimum site frontages or sitespecific amalgamation patterns in developmentcontrol plans*• corner sites and sites with multiple frontages can bemore efficient for development yield than mid-blocksites with a single frontage• the development potential of the adjacent site isretained where zoning permits this• avoiding left over and isolated sites, that are unableto realise the planned development form andpotential*It is important to note that parking rates can be a significantdriver for amalgamation. On sites with good public transportaccessibility and limited opportunities for amalgamation, areduction in parking rates should be considered26 DRAFT | Apartment Design Guide I September 2014

01 I ContextPrecinctsPrecincts are characterised by large land parcels or agroup of larger sites undergoing extensive change. Thesesites often need to be restructured to support a change ofland use mix, building height and density.Precinct plans typically incorporate new streets andinfrastructure, through-site links and public open spacesthat relate in scale, location and character to the localcontext. The subdivision of large land parcels into smallerones assists in creating a finer urban grain and achievinggreater diversity in building design. It can also assist withthe staging of redevelopment.Precinct plans provide a number of opportunitiesincluding:• reconnecting parts of the city or town that havepreviously been isolated• improving the public domain network and increasingthe provision of public open space• incorporating a mix of uses to support more vibrantrenewal areas• integrating heritage and important views within thesite or surrounding context• providing greater housing diversity• providing opportunities for new community facilitiessuch as recreational centres, libraries and childcarecentres• leveraging efficiencies of scale to deliver moreeffective environmental measures such as onsite energy production, integrated stormwatermanagement and waste water recycling• supporting greater flexibility in site layout to providegreater amenity to individual apartments and openspacesPrecinct plans establish building envelopes andinform the controls within a local environmental planand development control plan, against which futuredevelopment applications are assessed. Indicative plansat both ground and upper levels can assist to describethe expectations of future development types within theenvelope providing more certainty for local goverment,applicants and the community.Figure 1C.2Precinct: this precinct plan for the redevelopment providesa clear structure of new streets, public parklands, adaptivere-use of former tram sheds and mid block shared communalopen spacesWhen determining the floor space of a precinctplan, the net floor space is based on the whole sitearea including streets and open spaces. This will besignificantly lower than the net floor space of individualparcels within the precinct plan.Through the precinct plan design process and thetesting of proposed building envelopes against thesite constraints, alternative solutions to some of theApartment Design Guide performance criteria may beappropriate.Some performance criteria of this guide are bestapplied to the entire precinct area or to stages withinthe site, for example deep soil and communal openspace may be best consolidated and accessed by anumber of buildings.Other performance criteria associated with the amenityof individual apartments, such as visual privacy,daylight access and ventilation, are typically applied toeach building within the precinct plan.DRAFT | Apartment Design Guide I September 201427

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Part 2Developing the controls2A Primary controls 302B Building envelopes 312C Building height 322D Floor space ratio 342E Building depth 362F Building separation 382G Street setbacks 402H Side and rear setbacks 42DRAFT | Apartment Design Guide I September 201429

02 I Controls2A Primary controlsPrimary development controls are the keyplanning tool used to manage the scale ofdevelopment so that it relates to the futuredesired character of an area and managesimpacts on surrounding development.Primary development controls include buildingheight, floor space ratio, building depth,building separation and setbacks (refer tosections 2C - 2H). When applied together, theprimary development controls create a buildingenvelope, which forms the three dimensionalvolume where development should occur.1. Retention of trees2. Minimum setbacksSetting and testing the controlsPrimary controls should be developed takinginto account solar and daylight access,orientation and overshadowing, naturalventilation, visual and acoustic privacy,communal open space and deep soil zones.The controls must be carefully tested toensure that the desired built form outcome isachievable and be coordinated with each otherto ensure the desired density and massing canbe accommodated within the building heightand setback controls.3. Deep soil zones and basement levels4. Building separation and depth5. Building performance and orientation6. Three-dimensional building envelopeFigure 2A.1 Key considerations when testing development controls and establishing athree-dimensional building envelope30 DRAFT | Apartment Design Guide I September 2014

02 I Controls2B Building envelopesBuildingenvelopeA building envelope is a three dimensional volume thatdefines the outermost extent of a building.Building envelopes set the appropriate scale of futuredevelopment in terms of bulk and height relative tothe streetscape, public and private open spaces, andblock and lot sizes in a particular location. Envelopesare appropriate when determining and controlling thedesired urban form in town centres, brownfield sites,precinct plan sites and special sites such as those withextreme topography.Site boundarySite boundaryA building envelope should be at least 25-30% greaterthan the achievable floor area (see section 2D FloorSpace Ratio) to allow for building components that donot count as floor space but contribute to building designand articulation, such as lifts, stairs and balconies.Building envelopes help to:• define the three dimensional form of buildings• inform decisions about appropriate density for asite and its context• define open spaces and landscape areas• test the other primary controls to ensure they arecoordinated and achieve the desired outcomeStreetFootpathBuildingenvelopeBuildingenvelopeFigure 2B.2 Building envelopes define the 'container' within which abuilding is designed. They are a useful tool to gain anunderstanding of the future urban form and scale of an area,however they do not represent buildings and are typically25-30% larger than the final built formFigure 2B.1 Perspective of a proposed building design within the building envelopeDRAFT | Apartment Design Guide I September 201431

02 I Controls2C Building heightBuilding height helps shape the desired future characterof a place relative to its setting and topography. It definesthe enclosure and scale of streets and public spaces andhas a relationship to the physical and visual amenity ofboth the public and private realms.Maximumbuilding heightInitial height controls should be further refined bydecisions about daylight and solar access, roof designand use, wind protection, residential amenity and inresponse to landform and heritage. The rationale forheight controls needs to be explained to the community,planners and applicants.Max.height inmetresNumber ofstoreys abovegroundObjectives• Building height controls ensure developmentresponds to the desired future scale and characterof the street and local area• Adequate daylight and solar access is facilitatedto apartments, common open space, adjoiningproperties and the public domain• Changes in landform are accommodated• Building height controls promote articulated roofdesign and roof top communal open spaces, whereappropriateFigure 2C.1 The total height of a building informs the number of storeyspossible in a development. Floor to ceiling heights varydepending on the use, i.e. shops and offices are typically higherthan residential apartmentsMaximumbuilding heightLaneCourtyardStreetFigure 2C.2 Building height should reflect the existing or desired future character of an area. Height controls may need to step or change within a site. Thisdiagram shows how the height of proposed buildings responds to the lower and higher densities along each street frontage32 DRAFT | Apartment Design Guide I September 2014

02 I ControlsConsiderations in setting height controls1. Ensure that building height controls respond to thedesired number of storeys, the minimum ceiling heightsrequired for future building uses and include generousground floor heights2. Ensure permissible building height allows for articulatedroof planes and building services or that architecturalroof features are enabled by the local environmental plan3. Where a floor space ratio control is defined, test heightcontrols against the FSR to ensure a good fit4. Develop site-specific building envelopes and heightsfor complex sites such as those on steep slopes or withchanging topography5. It may be appropriate to determine heights by relatingthem to site-specific features such as cliff lines orheritage items . This may include:• defining an overall height or street wall heights to keydatum lines, such as eaves, parapets, cornices orspires• aligning floor to floor heights of new development withexisting built formFigure 2C.3 Building height in renewal areas need to reflect thedesired future character of the streetscapeSite12-18mMaximum variedbuilding heightStreetFigure 2C.4 On steep slopes across sites, a varied height controlcan be applied that steps down towards the lower levelof the site and helps create useful residential floorplates (12-18m) addressing the street6. Where rooftop communal open space is desired, ensureadequate overall height is provided and considersecondary height controls for lift/stair access and shadestructures7. Consider secondary height controls to transition builtform, for example:• a street wall height to define the scale and enclosureof the street• a step down in building height at the boundarybetween two height zones8. The Building Code of Australia requires fire sprinklerson buildings that exceed 25m in height. When settingheight controls around 25m, consider this threshold as itcan have an impact on the feasibility of a development.Applicants should be able to design a building to themaximum height while achieving an economically viabledevelopment.DRAFT | Apartment Design Guide I September 201433

02 I Controls2D Floor space ratioFloor space ratio (FSR) is the relationship of the totalgross floor area (GFA) of a building relative to thetotal site area it is built on, providing an indication ofthe intended density. FSR is a widely used method forestimating the development potential of a site.However, it is important to note that FSR controls setthe theoretical maximum capacity. It may not alwaysbe possible to reach the maximum allowable floorspace due to other development controls or constraintsspecific to the site such as lot size or shape, existinglandscape features, neighbouring properties or heritageconsiderations.FSR is not a measure of the maximum capacity of thebuilding envelope. The envelope provides an overallparameter for the design of the development andallowable floor space should only ‘fill’ approximately70% of the building envelope (see section 2B Buildingenvelopes). In a new urban area or where an existingneighbourhood is undergoing change, buildingenvelopes should be tested prior to setting FSRcontrols.Objectives• Ensure that development aligns with the optimumcapacity of the site and the desired density of thelocal area• Provide opportunities for building articulation andcreativity within a building envelope by carefullysetting the allowable floor spaceApprox 1:1 FSR3 storeysApprox 2:1 FSR6-7 storeysApprox 3:1 FSR6-11 storeysFigure 2D.1 Indicative built form massing for different FSR ratios34 DRAFT | Apartment Design Guide I September 2014

02 I ControlsConsiderations in setting FSR controlsMaximum buildingenvelopePotential ‘earnable’floor space based onincentives‘Allowable’ floor spaceFigure 2D.2 When determining floor space ratio controls, maximumbuilding envelopes can be used to test the FSR,including any potential incentives and bonusesPart AWhole site:2:1 FSR (gross)Part A:New street2.5:1 FSR (net)Part B:2.3:1 FSR (net)Part BFigure 2D.3 On sites with subdivision and public domain dedication(e.g. a new street), the overall gross FSR is lower thanthe net FSR for each individual development parcel1. Test the desired built form outcome against the proposedFSR to ensure consistency with the building envelope,height, setback and open space requirements2. The gross floor area (GFA) should be approximately 70-75% of the building envelope to account for floor spacethat is not included in GFA definition and to allow forbuilding articulation3. Ensure controls are coordinated so that building height,depth, setbacks and floor space ratio combined result inthe desired built form outcome4. Consider how floor space is implemented across largersites as a single floor space ratio may result in underor over development. For example, in an area with aconsistent height control:• corner, mid-block or wide shallow sites tend to havedifferent floor space capacities• small sites with a single building may have greaterfloor space capacity than larger sites with multiplebuildings• large sites with multiple buildings require greaterspace between buildings and may have less floorspace capacity5. On precinct plan sites with new streets and/or openspaces, both the gross FSR for the whole site and thenet FSR for individual development parcels need to bedefined. The net FSR may be significantly higher thanthe gross FSR6. Where both residential and non-residential uses such asretail or commercial offices are permitted, develop FSRcontrols for each use. Note that residential FSR tends tobe lower compared with commercial or retail ratios. Thisis because residential buildings are typically less deepthan commercial buildings and need to adhere to stricterperformance criteria (as outlined in this guide).7. Consider opportunities to achieve public benefits suchas community facilities and public domain improvements,such as new streets, through-site links and open spacesDRAFT | Apartment Design Guide I September 201435

02 I Controls2E Building depthBuilding depth is an important tool for determining thedevelopment capacity of a site. It is the overall crosssection dimension of a building envelope. Building depthdimensions typically include articulation such as projectingbalconies, gallery access, eaves, overhangs, sun hoods,blades and other architectural features.Building depth affects building circulation and organisationand has a direct relationship to internal residential amenityby determining room depths, which in turn influencesaccess to light and air. For residential development ingeneral, narrower buildings of 10-14m depth have agreater potential to achieve optimal natural ventilation anddaylight access than deeper floor plates of up to 18m.Overall building depthResidential componentbuilding depthResidentialObjectives• Ensure building depths support apartment layoutsthat meet the performance criteria and acceptablesolutions within the Apartment Design Guide• Ensure that the bulk of the development is in scalewith the existing or desired future contextCar parkingCommercialRetailFigure 2E.1 A mixed used building showing the transition of building depth:deeper floors on lower levels dedicated to retail/commercial useto narrower residential apartments on upper levels36 DRAFT | Apartment Design Guide I September 2014

02 I ControlsConsiderations in setting building depth controlsBuilding depth1. Use maximum apartment building depths of 12-18mwhen precinct planning and testing development controlsto help ensure apartments receive adequate daylight andnatural ventilation and optimise natural cross ventilationBuilding depthBuilding depth2. Test building depths against indicative floor plate andapartment layouts to ensure they can meet naturalventilation and sunlight requirements3. Site constraints may require varied building depths toachieve good levels of residential amenity for residentsand neighbours4. Consider varying building depth relative to orientation.For example, buildings facing east-west capture sun fromboth aspects and may be up to 18m wide, while buildingsfacing north-south should be narrower to reduce thenumber of south facing apartments that have limitedor no direct sunlight access (see section 4L Solar anddaylight access)Figure 2E.2 These examples show how to measure building depthfor different apartment building shapes5. Where greater depths are proposed, demonstrate thatindicative layouts can achieve acceptable amenity withroom and apartment depths. This may require significantbuilding articulation and increased perimeter wall length6. Coordinate building height and building depth:• buildings that have smaller depths over a greaterheight deliver better residential amenity than thosewith greater depth and a lower height• greater building depths may be possible where higherceiling heights are provided7. For mixed use buildings, align building depth to theintended use. For example, transition deeper commercialor retail podium levels to a narrower residential towerabove. If the intended building use changes, the buildingdepth needs to change accordingly8. Set the depth control in metres. The building depthincludes the internal floor plate, external walls, balconies,external circulation and articulation such as recessesand steps in plan and sectionFigure 2E.3 Building depth dimensions should include articulationsuch as projecting balconies, gallery access, overhangs,blades and other architectural featuresDRAFT | Apartment Design Guide I September 201437

02 I Controls2F Building separationBuilding separation is the distance measured betweenbuilding envelopes. Separation between buildingscontributes to the urban form of an area and the amenitywithin apartments and open space areas.Amenity is improved through establishing minimumdistances between apartments within the site, betweenapartments and non-residential uses and with neighbours.Building separation ensures communal and private openspaces have useable space and adequate sunlight andprivacy. Within apartments, building separation assists withvisual and acoustic privacy, outlook, and daylight access.Building separation controls should be set in conjunctionwith height controls and controls for private/communal openspace and visual and acoustic privacy.Objectives• Ensure that new development is scaled to support thedesired future character with appropriate massing andspaces between buildings• Assist in providing residential amenity including visualand acoustic privacy, natural ventilation, daylightaccess and outlook• Provide suitable areas for communal open spaces anddeep soil zones where site conditions allowRequired side setbackRequired side setback (if redeveloped)Figure 2F.1 In areas undergoing transition from low density to higherdensities, minimum building separation distances may notbe achieved until the area completes its transition1. No separation 2. Separation between buildings 3. Service core between buildings 4. Service core in building cornerFigure 2F.2 Alternatives to respond to built form corners, location of access cores, building separation and apartment configuration38 DRAFT | Apartment Design Guide I September 2014

02 I ControlsConsiderations in setting building separation controls1. Design and test building separation controls in plan andsectionBuildingseparation2. Test building separation controls for solar access tobuildings and open spaces3. Minimum separation distances for buildings within a siteand between adjoining sites for buildings are:Up to four storeys (approximately 12m):Figure 2F.3 Building separation is measured from the outer face ofbuilding envelopes which includes balconies• 12m between habitable rooms/balconies• 9m between habitable and non-habitable• 6m between non-habitableFive to eight storeys (approximately 25m):9 storeys and above12-18m• 18m between habitable rooms/balconies• 12m between habitable and non-habitable• 9m between non-habitable roomsNine storeys and above (over 25m):Up to 8 storeys9-18mUp to 4 storeys6-12mFigure 2F.4 The minimum building separation increasesproportionally to the building heightHow to measure building separationGallery access circulation areas should be treatedas habitable space, with separation measuredfrom the exterior edge of the circulation space.When measuring the building separation betweencommercial and residential uses, consider officewindows and balconies as habitable space andservice and plant areas as non-habitable.• 24m between habitable rooms/balconies• 18m between habitable and non-habitable• 12m between non-habitable4. Building separation may need to be increased to achieveadequate solar access and open space provision on thesite, for example on slopes5. Building separation may need to increase at boundariesbetween lower and higher density residential areas6. Increase building separation proportionally to the buildingheight to achieve amenity and privacy for buildingoccupants and a desirable urban form7. At the boundary between a change in zone fromapartment buildings to a lower density zone, increase thebuilding setback from the boundary by 3m8. No building separation is necessary where building typesincorporate party walls. Typically this occurs along amain street or at podium levels within centresWhere applying separation to buildings onadjoining sites, apply half the minimum separationmeasured from the boundary. This distributes theburden of separation equally between sites (seesection 3F Visual privacy).DRAFT | Apartment Design Guide I September 201439

02 I Controls2G Street setbacksStreet setbacks establish the alignment of buildingsalong the street frontage, spatially defining the widthof the street. Combined with building height and roadreservation, street setbacks define the proportion andscale of the street and contribute to the character of thepublic domain.In a centre the street setback or build-to line may be setat the property boundary defining the street corridor witha continuous built edge. In a suburban context, the streetsetback may accommodate front gardens, contributing tothe landscape setting of buildings and the street. Streetsetbacks provide space for building entries, ground floorapartment courtyards and entries, landscape areas anddeep soil zones.Figure 2G.1 For mixed use buildings with retail uses at the ground floor azero setback is appropriateObjectives• Establish the desired spatial proportions of the streetand define the street edge• Provide space that can contribute to the landscapecharacter of the street where desired• Create a threshold by providing a clear transitionbetween the public and private realms• Assist in achieving visual privacy to apartments fromthe street• Create good quality entries to lobbies, foyers orindividual dwellings• Promote passive surveillance and outlook to thestreetFigure 2G.2 This example provides a landscaped setback which contributesto the residential character of the streetStreet SetbackArticulation zonePrivatePublicPrivateFigure 2G.3 Streetscapes are defined by a combination of public elements(travel lanes, verges and footpaths) and private elements(street setbacks, fences and building facades)40 DRAFT | Apartment Design Guide I September 2014

02 I ControlsConsiderations in setting street setback controls1. Predominant setback2. Variation for angled subdivision1. Determine street setback controls relative to thedesired streetscape and building forms, for example:• define a future streetscape with the frontbuilding line• match existing development• step back from special buildings• retain significant trees• in centres the street setback may need to beconsistent to reinforce the street edge• consider articulation zones accommodatingbalconies, landscaping etc. within the street setback• use a setback range where the desired characteris for variation within overall consistency, or wheresubdivision is at an angle to the street2. Align street setbacks with building use, for example,in mixed use buildings a zero street setback isappropriate3. Setback range3. Consider nominating a maximum percentage ofdevelopment that may be built to the front build-to line,where one is set, to ensure modulated frontages alongthe length of buildings4. Identify the quality, type and use of open spaces andlandscaped areas facing the street so setbacks canaccommodate landscaping and private open space4. Build-to line5. In conjunction with height controls, consider secondaryupper level setbacks to:• reinforce the desired scale of buildings on the street• minimise overshadowing of the street and otherbuildings6. To improve passive surveillance, promote setbackswhich ensure a person on a balcony or at a windowcan easily see the street7. Consider increased setbacks where street or footpathwidening is desiredFigure 2G.4 Street setbacks should be consistent with existingsetback patterns in the street or setbacks that achievethe desired future character of the areaDRAFT | Apartment Design Guide I September 201441

Rearsetback02 I Controls2H Side and rear setbacksSidesetbackBuildingseparationSide and rear setbacks govern the distance of a buildingfrom the side and rear site boundaries and are related tothe height of the building. They are important tools to forachieving amenity for new development and buildings onadjacent sites.Walls with windowsSetbacks vary according to the building context and type.Larger setbacks can be expected in suburban contexts incomparison to urban settings. Setbacks provide transitionbetween different land uses and building typologies. Sideand rear setbacks can also be used to create useableland for common open space, tree planting and landscapetreatments.Objectives• Provide access to light, air and outlook forneighbouring properties and future buildings• Provide for adequate privacy between neighbouringapartments• Retain or create a rhythm or pattern of spacesbetween buildings that define and add character tothe streetscape• Achieve setbacks that maximise deep soil areas andsupport mature vegetation consolidated across sites• Assist in transition between areas with differentdevelopment controls, i.e. heights or land useWalls with windowsWalls with windowsPrimary streetFigure 2H.1 Side setbacks can contribute to the character of the street, forexample by allowing views to existing vegetation at the rear ofbuildingsPrimary streetNFigure 2H.2 On infill sites, following the existing open space patterns,limiting side setbacks and locating habitable rooms to face thestreet and rear boundary optimises amenity and privacy for all42 DRAFT | Apartment Design Guide I September 2014

02 I ControlsWalls with windowsRearsetbackConsiderations in setting side and rear setback controls1. Relate side setbacks to existing streetscape patterns2. Test side and rear setbacks with height controls forovershadowing of the site, adjoining properties andopen spaces3. Test side and rear setbacks with the requirements for:• building separation and visual privacy• communal and private open space• deep soil zone requirements4. Consider zero side setbacks where the desiredcharacter is for a continuous street wall, such as indense urban areas, main streets or for podiums withincentresSidesetbackBuildingseparation5. On sloping sites, consider increasing side and rearsetbacks where new development is uphill to minimiseovershadowing and assist with visual privacyWalls with windowsPrimary streetNFigure 2H.3 On narrow infill sites, select a building type thatorientates habitable rooms to the street and rear,minimising required side setbacksFigure 2H.5 Side and rear setbacks vary according to the building contextand type. In urban areas, setbacks are often guided byminimum building separation requirementsFigure 2H.4 Where limited setbacks and deep buildings areunavoidable, 'step in' the plan layout to create internalcourtyards for improved privacy and daylight accessWalls with windowsDRAFT | Apartment Design Guide I September 201443

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Part 3Siting the development3A Site analysis 463B Orientation 503C Public domain interface 523D Communal and public open space 563E Deep soil zones 603F Visual privacy 623G Pedestrian access and entries 663H Vehicle access 683J Bicycle and car parking 70DRAFT | Apartment Design Guide I September 201445

03 I Siting3A Site analysisSite analysis is an important part of the design processand should be undertaken at the outset of a project toinform its design principles. Development proposalsneed to illustrate that design decisions are based oncareful analysis of the site conditions and relationship tothe surrounding context.By describing the physical elements of the localityand the conditions impacting on the site, opportunitiesand constraints for future apartment development canbe identified and addressed in the design. It may bebeneficial to undertake a site analysis in collaborationwith technical consultants, depending on the nature ofthe site and scale of development.Wider contextLocal contextSite contextSiteThe key elements of a site analysis include:1. Site location planPlan showing the wider context; identifies the site inrelation to retail and commercial areas, communityfacilities and transport2. Aerial photographA colour aerial photograph of the development site andsurrounding context3. Local context planPlan drawing(s) of the existing features of the local context;relevant sections and elevations should also be provided,especially on sloping sites. Information may include but isnot limited to:• Land use, height and typology of adjacent and oppositebuildings in the street• Views to and from the site• Circulation patterns and access for pedestrians,vehicles and servicing• Location of heritage items and areas of environmentalsignificance• Patterns of buildings, open spaces and vegetation• Significant noise sources on and near the site,particularly roads, rail, aircraft and industrial noise• Building envelopes and setbacks for future development• A written statement of key issues4. Site context and survey planPlan and section drawings of existing site features includingproperties that are adjoining and on the other side of thestreet, together with appropriate written material. Informationmay include but is not limited to:• Site dimensions, site areas and north point• Topography, showing spot levels and contours at 0.5mintervals, any unique natural features such as rockoutcrops, and clearly identifying adjoining streets andland adjoining the site• Location of major trees on site and adjacent propertiesincluding identification of canopy size and species• Location and use of any existing buildings or builtfeatures on the site• Location and important characteristics of adjacentpublic, communal and private open spaces• Location and height of existing windows, balconies,walls and fences on adjacent properties, as well asparapet and ridge lines• Pedestrian and vehicular access points• Location of utility services including electricity poles,substation kiosks, stormwater drainage, naturaldrainage, kerb crossings and easements46 DRAFT | Apartment Design Guide I September 2014

03 I SitingHospitalWider context planFigure 3A.1Sports fieldsand reserveHighschoolMajor road400m walking radiusSiteRailwaystationReserveLocal shopsProposed development siteLocal shopsMain streetLocal shopsMajor roadEducation facilityPublic open spaceLocal shopsGrammarschoolNHeritage listed itemRailway lineLocal context planFigure 3A.2Local streetLocal sportsreserveLocal streetLocal streetProposed development siteFuture planned built formLocal streetExisting buildings to changeExisting buildings to remain (1 - 2 stories)ReserveExisting buildings to remain (3 - 4 stories)LegendSite boundaryFuture planned built formExisting buildings to changeExisting buildings to remain (1 - 2 stories)Existing buildings to remain (3 - 6 stories)Heritage listed buildingsExisting cycle lanePublic open spaceLocal shopsMain streetLocal shopsLocal shopsNExisting buildings to remain (+5 stories)Public open spacePrivate open space (planned)Heritage listed itemBus routeCycle laneExisting treesPrivate open space (planned)Site context planFigure 3A.345m50mProposed development siteLocal streetFuture planned built formAdjacent existing buildingsDeep soilendExisting publiccar parkNVehicle accessPedestrian accessSite boundaryFuture planned built formExisting buildings to changeExisting buildings to remain (1 - 2 stories)Existing buildings to remain (3 - 6 stories)DRAFT | Apartment Design Guide I September 201447Heritage listed buildingsExisting cycle lane

03 I Siting3A Site analysisSolar and wind accessFigure 3A.4Winter sun pathAfternoonsunPrevailing wind(summer)MorningsunProposed development siteProposed built formAdjacent existing buildingsLocal streetN5. Streetscape elevations and sectionsPhotographs and drawings of nearby existing buildingshelp explain the existing scale of the area, the spacingof development and the local architectural character.Information may include but is not limited to:• Streetscape: both sides of any street that thedevelopment fronts showing the patterns of buildingfrontages, street and side setbacks• Adjacent buildings: overall height (in metres andstoreys) and important parapet and datum lines,awnings, colonnades and other building elements• Planned heights or building envelopes• A written statement of key issues6. AnalysisThese plans and sections synthesise and interpretthe context, streetscape and site documentation intoopportunities and constraints that generate designparameters. Analysis information may include:• Overshadowing of the site and adjoining propertiesby neighbouring structures. The winter sun pathshould be shown from 9am to 3pm on 21 June• Direction of prevailing wind• Geotechnical characteristics of the site includingtopography, and how this relates to the proposeddevelopment• Public domain interface and street setback• Relationship to and interface with adjacentproperties, including side and rear setbacks• Orientation including solar access and ventilation• Building footprint location• Retained trees and tree protection zones• Proposed trees and deep soil zones• Communal open space location• Building entries• Car park footprint and depth48 DRAFT | Apartment Design Guide I September 2014

03 I SitingA written statement explaining how the design of theproposed development has responded to the siteanalysis must accompany the development application.Where relevant, this should include technical advicefrom landscape architects, contamination specialists,geotechnical engineers and arborists.Performance criteria3A-1Site analysis illustrates that design decisions havebeen based on opportunities and constraints ofthe site conditions and their relationship to thesurrounding contextAcceptable solutions1. Each element in the Site Analysis Checklist isaddressed (see Appendix 1)See Appendix 1 Site Analysis Checklist, Appendix 2Pre-development application design proposal checksheet and Appendix 3 Development ApplicationRecommended Documentation Checklist.FuturedevelopmentFuturedevelopmentAHD in mAHD in AHD m in mAHD in mFuture building separation in mAHD in mFuture building separation in mAHD in mAHD in mAHD in mDeep soilRear boundary Rear boundaryAHD in mAHD in mAHD in mAHD in mNorthNorthSouthAHD in mAHD in mLocal streetResidentialRetailResidentialRetailCar parkingCar parkingDeep soilSouthLocal streetProposed developmentFigure 3A.5 Cross sectionProposed developmentFuturedevelopmentFuturedevelopmentAHD in mAHD in mSide boundary Side boundary6m6mAHD in mAHD in mAHD in mAHD in mSide boundary Side boundary3m3mFuturedevelopmentFuture AHD in mdevelopmentAHD in mAHD in mAHD in mAHD in mWestAHD in mAHD in mWestProposed developmentAHD in mEastProposed developmentEastFigure 3A.6 Streetscape elevationDRAFT | Apartment Design Guide I September 201449

03 I Siting3B OrientationOrientation is the position of a building and its internalspaces in relation to its site, the street, the subdivisionand neighbouring buildings. Building orientationinfluences the urban form of the street and buildingaddress. Building orientation directly affects residentialamenity including solar access and influences othermatters including visual and acoustic privacy to boththe development and neighbouring sites.Designing the site layout to maximise northernorientation is an important consideration, but it must bebalanced with:• Responding to desired streetscape character• Promoting amenity for both the proposeddevelopment and neighbouring properties• Providing for the enjoyment of significant views• Retaining trees and locating open spaces• Responding to the topography and contextualconstraints such as overshadowing and noiseFigure 3B.1 Proposed buildings are sited to clearly address the streetwhile maximising solar access to apartmentsNSouth facing slopeNorth facing slopeStreetStreetNNNNFigure 3B.2 Building orientation and height influences solar access to apartments and common open spaces. On south facing slopes, orient the rear wing ofthe building(s) east to west to maximise solar access, on north facing slopes, step building(s) with the slope.50 DRAFT | Apartment Design Guide I September 2014

21 June (winter solstice)9amPerformance criteria3B-1Building types and layouts respond to thestreetscape and site while optimising solar accesswithin the development03 I Siting12pmAcceptable solutions1. Buildings along the street frontage define thestreet, by facing it and incorporating direct accessfrom the street. See figure 3B.12. Where the street frontage is to the east or west,rear buildings are orientated to the north3. Where the street frontage is to the north or south,overshadowing to the south is minimised andbuildings behind the street frontage are orientatedto the east and west. See figure 3B.23pmPerformance criteria3B-2Overshadowing of neighbouring properties isminimised during mid winter21 March/Sept (equinox)9amAcceptable solutions1. Living areas, private open space and communalareas receive solar access in accordance withsections 3D Communal and public open space 1.4and 3.5, 4L Solar and daylight access 1.4 and 2.12. Solar access to living rooms, balconies and privateopen spaces of neighbours is protected3. Where an adjoining property does not currentlyreceive 3 hours of solar access, the proposedbuilding ensures solar access to neighbouringproperties is not reduced by more than 20%12pm4. If the proposal will reduce the solar access ofneighbours, building separation is increasedbeyond minimums contained in section 3F Visualprivacy5. Overshadowing is minimised to the south or downhill by increased upper level setbacks3pm6. Buildings are orientated at 90 degrees to theboundary with neighbouring properties tominimise overshadowing and privacy impacts,particularly where minimum setbacks are usedand where buildings are higher than the adjoiningdevelopment7. A minimum of 4 hours of solar access is retainedto solar collectors on neighbouring buildingsFigure 3B.3 Shadow diagrams demonstrate the impact ofovershadowing within and beyond the siteDRAFT | Apartment Design Guide I September 201451

03 I Siting3C Public domain interfaceThe public domain interface is the transition area betweenthe apartment building, its private or communal space at thestreet edge and the public domain.A change in level from thefootpath to a ground floorapartment by up to 1.0menhances privacy while allowingsurveillance of the public domainThe interface of the development contributes to the qualityand character of the street. Subtle variations throughplanting and fencing can create an attractive and activepublic domain with a pedestrian scale. Long, high blankwalls or fences can detract from the appearance of thepublic domain and impact on the safety of pedestrians andresidents. Direct access from the street to ground floorapartments and windows overlooking the street can improvesafety and social interaction.Key components to consider when designing the interfaceinclude entries, private terraces or balconies, fences andwalls, changes in level, services locations and planting.The design of these elements can influence the real orperceived safety and security of residents, opportunities forsocial interaction and the identity of the development whenviewed from the public domain.Front setbackStreetStreetLevel changemax. 1.0mGardens with a variety ofplantings including trees andshrubs can enhance the quality ofthe public domain, while providingprivacy and amenity benefits toapartment residentsAlso see sections 3G Pedestrian access and entries,3H Vehicle access and 4J Mixed use.Ground floor terraces at streetlevel can help promote activityalong a street and contribute tothe safety of the public domainStreetWhere ground floor apartmentsare elevated above the footpath,landscaping should be consideredto soften the building edge andimprove the relationship with thepublic domainLevel changemax. 1.0mSetbackStreetFigure 3C.1 Diagrams illustrating various public domain interface scenarios52 DRAFT | Apartment Design Guide I September 2014

03 I SitingPerformance criteria3C-1Transition between private and public domain isachieved without compromising safety and securityAcceptable solutions1. Terraces, balconies and courtyard apartmentshave direct street entry, where appropriate2. Changes in level between private terraces, frontgardens and dwelling entries above the street levelprovide surveillance and improve visual privacy forground level dwellings. See figure 3C.13. Upper level balconies and windows overlook thepublic domain4. Front fences and walls along street frontages usevisually permeable materials and treatments. Theheight of solid fences or walls is limited to 1m5. Length of solid walls is limited along streetfrontages6. Opportunities for casual interaction betweenresidents and the public domain is provided for,design solutions may include seating at buildingentries, near letter boxes and in private courtyardsadjacent to streets7. In developments with multiple buildings and/orentries, pedestrian entries and spaces associatedwith individual buildings/entries are differentiatedto improve legibility for residents, using a numberof the following design solutions:• architectural detailing• changes in materials• plant species• colours8. Opportunities for people to be concealed areminimisedDRAFT | Apartment Design Guide I September 201453

03 I Siting3C Public domain interfaceFigure 3C.2 This courtyard design locates tree planting near the pedestrian entry to the car park, allowing for natural ventilation and daylight access to thelevels below, visual screening of the car park and a pleasant environment and micro climate along the through-site linkFigure 3C.3 Front fences along public street frontages should use visuallypermeable materials and treatments such as timber slats54 DRAFT | Apartment Design Guide I September 2014

03 I SitingPerformance criteria3C-2Amenity of the public domain is retained andenhancedAcceptable solutions1. Planting softens the edges of any raised terracesto the street, for example above sub-basement carparking2. Mail boxes are located in lobbies, perpendicular tothe street alignment or integrated into front fenceswhere individual street entries are provided3. The visual prominence of underground car parkvents is minimised and located at a low levelwhere possible4. Substations, pump rooms, garbage storage areasand other service requirements are located inbasement car parks or out of viewFigure 3C.4 Setbacks can be used to retain existing trees which increasesthe quality of the development and the public domain5. Ramping for accessibility is minimised by buildingentry location and setting ground floor levels inrelation to footpath levels6. Durable, graffiti resistant and easily cleanablematerials are used7. Where development adjoins public parks, openspace or bushland, the design positively addressesthis interface and uses a number of the followingdesign solutions:• street access, pedestrian paths and buildingentries which are clearly defined• paths, low fences and planting that clearlydelineate between communal/private openspace and the adjoining public open space• minimal use of blank walls, fences and groundlevel parking8. On sloping sites protrusion of car parking aboveground level is minimised, using split levels to stepunderground car parkingFigure 3C.5 This development makes use of landscaping, pathways andbuilding entries to clearly identify the transition between publicand private spaceDRAFT | Apartment Design Guide I September 201455

03 I Siting3D Communal and public open spaceCommunal open space is an important environmentalresource that provides outdoor recreation opportunitiesfor residents, connection to the natural environment andvaluable ‘breathing space’ between apartment buildings.It also contributes to the well being of residents.Some developments include open space which isaccessible and usable by the general public. The size,location and design of communal or public open spacewill vary depending on the site context and the scale ofdevelopment. The function of open space is to provideamenity in the form of:• Landscape character and design• Opportunities for group and individual recreation andactivities• Opportunities for social interaction• Environmental and water cycle management• Opportunities to modify micro climate• Amenity and outlook for residentsPhoto: ASPECT StudiosFigure 3D.1 Quality landscape design of communal spaces and pathways isparticularly important for high density developmentsThe principal communal open space area may besupplemented by:• Additional landscape area, circulation space andareas for passive use and outlook• Public land used for open space and vested in orunder the control of a public authorityHigh quality open space is particularly important andbeneficial in high density developments (for private openspace requirements see to section 4P Private open spaceand balconies).Photo: ASPECT StudiosFigure 3D.2 Communal open spaces can be located on the podium or roofsand should offer gathering areas to provide opportunity forsocial interaction amongst residents56 DRAFT | Apartment Design Guide I September 2014

03 I SitingPerformance criteria3D-1Communal open space is consolidated, wellconfigured and designedAcceptable solutions1. Communal open space has a minimum area equalto 25% of the site. See figure 3D.3Proposed building footprint2. Communal open space is consolidated into arecognisable and usable area3. Communal open space is co-located with deep soilareasDeepsoil4. Solar access is provided to 50% of the principaluseable portion of the communal open space for aminimum of 2 hours between 9am and 3pm in midwinterMinimum deep soil areaCommunal open space areaSite boundaryCommunal open space minimum25% of the total site areaFigure 3D.3 Deep soil areas and principal communal open spacesshould be consolidated5. Direct, equitable access is provided to communalopen space areas from common circulation areas,entries and lobbies6. Where communal open space cannot be providedat ground level, it is located on a podium or roofPerformance criteria3D-2Communal open space can be used for a range ofactivitiesAcceptable solutions1. Facilities are provided for a range of age groupswhere size permits, incorporating some of thefollowing elements:• seating for individuals or groups• barbeque areasFigure 3D.4 Recreation areas such as the communal garden setting aboveallow residents to relax and connect to the natural environmentPhoto: OCULUS• play equipment or play areas• swimming pools, gyms, tennis courts orcommon rooms2. Location of facilities responds to microclimate andsite conditions with access to sun in winter, shadein summer and shelter from strong winds anddown drafts3. Impacts of services are minimised, includinglocation of ventilation duct outlets from basementcar parks, electrical substation and detention tanksDRAFT | Apartment Design Guide I September 201457

03 I Siting3D Communal and public open spaceFigure 3D.5 Well designed public and communal open spaces invite informal recreation and outdoor activitiesFigure 3D.6 Play facilities and spaces should be safe, overlooked bydevelopment and provide shade for kids to playFigure 3D.7 Good solar access to communal open spaces, in particularduring the winter months, is an important considerationAlternative solutionsWhere developments are unable to achievethe recommended 25% communal openspace, such as those on small lots, sites withhigh site coverage or in a centre, they should:• provide communal spaces elsewheresuch as a landscaped roof top terrace or acommon room• provide increased private open space orbalconies• demonstrate good proximity to publicopen space and/or provide contributionsto public open spacePhoto: http://www.ashfield.nsw.gov.au/Figure 3D.8 Community gardens incorporated into residential developmentsfoster interaction amongst residents of all ages58 DRAFT | Apartment Design Guide I September 2014

03 I SitingPerformance criteria3D-3Safety of communal open space ismaximisedAcceptable solutions1. Communal open space and public domain isreadily visible from habitable rooms and privateopen space areas while maintaining visual privacy,design solutions may include:• bay windows• corner windows• balconies2. Communal open space is well lit3. Where communal open space/facilities areprovided for children and young people they aresafe, well lit and containedFigure 3D.9 This communal courtyard provides gathering spaces, seatingfacilities, pergolas and BBQ facilities for residentsPerformance criteria3D-4Public open space, where provided, responds tothe existing pattern and uses of the neighbourhoodAcceptable solutions1. Space is well connected with public streets alongat least one edge2. Space is connected with nearby parks and otherlandscape elements or linked through view lines,pedestrian desire paths, termination points and thewider street grid3. Solar access is provided year round and space isprotected from strong winds4. A range of uses are provided for people of all ages5. A positive street address and active streetfrontages are provided adjacent to public openspace6. Boundaries are clearly defined between publicopen space and private areasFigure 3D.10 This semi-public courtyard connects to the surrounding innercityneighbourhood and offers a central water feature, seatingand convenient pedestrian through-site linksDRAFT | Apartment Design Guide I September 201459

03 I Siting3E Deep soil zonesDeep soil zones are areas of soil unimpeded by buildingsor structures within a development. They excludebasement car parks, services, swimming pools, tenniscourts and impervious surfaces including car parks,driveways and roof areas.Deep soil zones have important environmental benefits,such as allowing infiltration of rain water to the watertable and reduction of stormwater runoff, promotinghealthy growth of large trees with large canopies andprotecting existing mature trees. Deep soil zones may beconstrained by the size of lot or the location of a proposeddevelopment. To provide shade and amenity for residentsthey can be co-located with communal open space.StreetDeep soil zoneParkingParkingDeep soil zoneFigure 3E.1 Opportunities for deep soil zones are increased when parkinglevels are contained within the building footprintAlternative solutionsReductions to deep soil zone requirementsshould demonstrate that the developmentprovides planting on structure and addressesstormwater management in accordance withsections 4F planting on structures and 4Uwater management and conservationSome circumstances where alternativesolutions may be acceptable include:• lack of space for deep soil at groundlevel due to the building typology and itsrelationship to the site. For example a towerwithin a central business district or shop tophousing in a centre• the ground floor is predominantly nonresidential,site coverage is 100% and thesite is located in a centre• it is demonstrated that deep soil ismaximised and/or alternative planting onstructure is providedTable 1Site areaDeep soil zone requirementsDeep soil zone(% of site area)Minimumdimensionsless than 650m 2 7% consolidated -650m 2 - 1,500m 2 10% 3mgreater than 1,500m 2 15% 6mgreater than 1,500m 2and significant tree cover20% 6mServicesmin 6.0m wideDeep soil zoneBuilding zoneFigure 3E.2 Diagram showing the minimum dimension of deep soil zonesfor sites greater than 1,500 m 260 DRAFT | Apartment Design Guide I September 2014

03 I SitingPerformance criteria3E-1Deep soil zones are suitable for healthy plantand tree growth, improve residential amenity andpromote management of water and air qualityAcceptable solutions1. Deep soil zones meet the requirements as shownin Table 12. Deep soil zones are located to retain existingsignificant trees and allow for the development ofhealthy root systems, providing anchorage andstability for mature trees. Design solutions mayinclude:• basement and sub basement car park designthat does not fully cover the site• use of front and side setbacks• adequate clearance around trees to ensure longterm health• co-location with other deep soil areas onadjacent sites3. On sites with sand, clay, alluvial, transition anddisturbed soils, soil volume is:Tree size Height Spread Soil volumeLarge trees 13-18m 16m 80m 3Medium tree 9-12m 8m 35m 3Figure 3E.3 Deep soil zones promote the growth of larger trees whichimprove amenity and local micro-climatePaving area overdeep soil max 10%Small tree 6-8m 4m 15m 34. On sandy sites with reduced soil volumes, thenumber of trees planted is proportional to availablesoil volumePerformance criteria3E-2Deep soil zones allow for limited servicingand accessAcceptable solutions1. Pedestrian pathways and paving which isspecifically designed for tree root growth occupiesa maximum of 10% of the deep soil zone.See figure 3E.4Deep soil areaFigure 3E.4 Pathways and paving in deep soil zones should bepermeable and limited to 10% of the deep soil zone area2. Services are limited to a maximum 300mmdiameter consolidated services trenchDRAFT | Apartment Design Guide I September 201461

03 I Siting3F Visual privacyVisual privacy allows residents both within an apartmentdevelopment and on adjacent properties to use all theirprivate spaces without being overlooked. It balances theneed for views and outlook with the need for privacy. Inhigher density developments it also assists to increaseoverall amenity.Visual privacy balances site and context specific designsolutions with views, outlook, ventilation and solaraccess. The consideration of visual privacy requires anunderstanding of the adjacent context, site configuration,topography, the scale of the development and theapartment layoutDegrees of privacy are also influenced by a number offactors including the activities of each of the spaces whereoverlooking may occur, the times and frequency thesespaces are being used and the expectations of occupantsfor privacy and their ability to control overlooking withscreening devices.Figure 3F.1Visual privacy is one of the most important factors forresidential amenity. The siting of buildings needs to ensureadequate separation between apartmentsThe privacy separation space in front6of a balcony or window can not beused by another balcony or window.HThis does not apply to adjacentwindows in the same building face.AH63 NHH6BoundaryH66HH6Boundary6HBH

Performance criteria3F-1Visual separation distances are shared equitablybetween neighbouring sites, providing reasonablelevels of external and internal visual privacy03 I SitingAcceptable solutions1. New development is located and oriented tomaximise visual privacy between on site andneighbouring buildings. Design solutions include:5th4th3rd2ndSide or rear boundarycould be

03 I Siting3F Visual privacyConditions within a development Boundary conditionsBlank wall conditionsHabitable to habitable rooms Habitable to habitable rooms To habitable rooms45˚6m6m45˚45˚6m6m45˚45˚6mboundaryfuture builtformHabitable to non-habitable rooms Habitable to non-compliant existing To non-habitable rooms45˚6m45˚3m45˚

03 I SitingPerformance criteria3F-2Site and building design elements increase privacywithout compromising access to light and air,balance outlook and views from habitable roomsand private open spaceFigure 3F.9Fencing of ground floor apartments should not be solid to allowfor surveillance of common open space and the public domain.Privacy to apartments can be improvedby locating circulation cores at theinternal corners of a building.Acceptable solutions1. Communal open space, common areas andaccess paths are separated from windows toapartments, particularly habitable room windows.Design solutions may include:• setbacks• windows offset from the windows of adjacentbuildings• recessed balconies and/or vertical fins betweenadjacent balconies• solid or partially solid balustrades to balconiesat lower levels• fencing and/or trees and vegetation to separatespaces• screening devices• raising apartments/private open space abovethe public domain or communal open space• planter boxes incorporated into walls andbalustrades to increase visual separation• pergolas or shading devices to limit overlookingof lower apartments or private open space• on constrained sites where it can bedemonstrated that building layout opportunitiesare limited, fixed louvres or screen panels towindows and/or balconies2. Balconies and private terraces are located in frontof living rooms to increase internal privacyNote: Gallery access circulation in high traffic large developmentsshould be treated as habitable space when measuring privacyseparation distances between neighbouring properties.3 3Building layout anddesign features suchas off set windowscan contribute toincreased privacybetween apartments.Figure 3F.10 Examples of solutions to increase privacyDRAFT | Apartment Design Guide I September 201465

03 I Siting3G Pedestrian access and entriesGood pedestrian access delivers high quality, equitable,safe and pleasant walking environments along the street,into the development and to individual apartments.Pedestrian access and entries must be priorities overvehicle access.Building entries provide a connection with the publicspace and an address for a building or group of buildings.The design of building entries and their integrationwith the building and landscape design contributesto the identity of the building and the character of thestreetscape. Building entries may lead into a commonentry or directly into the private space of an apartment.Figure 3G.2 Breaks between buildings, colour and landscaping can becombined to help identify building entriesFigure 3G.1 Successful building entries define public and private space,are clearly identifiable and activate the streetFigure 3G.3 The use of colour of this building entry contrasts with thefacade and surrounding landscape setting66 DRAFT | Apartment Design Guide I September 2014

Performance criteria3G-1Building entries and pedestrian access connectsto and addresses the public domain03 I SitingAcceptable solutions1. Multiple entries (including communal buildingentries and individual ground floor entries) areprovided to activate the street edge2. Entry locations relate to the street and subdivisionpattern and the existing pedestrian network3. Building entries are clearly identifiable. Communalentries are clearly distinguishable from privateentries4. Where street frontage is limited and multiplebuildings are located on the site, a primary streetaddress is provided with clear sight lines andpathways to secondary building entriesFigure 3G.4 Features such as awnings, blade walls and signage contributeto building entries that are clearly identifiable from the streetPerformance criteria3G-2Access, entries and pathways are equitable andeasy to identifyAcceptable solutions1. Building access areas including lift lobbies,stairwells and hallways are clearly visible from thepublic domain and communal spaces2. The design of ground floors and underground carparks minimise level changes along pathways andentries3. Steps and ramps are integrated into the overallbuilding and landscape design4. For large developments ‘way finding’ maps areprovided to assist visitors and residentsFigure 3G.5 Pedestrian through-site links need to be direct with clear sightlines to each end5. For large developments electronic access andaudio/video intercom is provided to manageaccessPerformance criteria3G-3Pedestrian links through developments provideaccess to streets and connect destinationsAcceptable solutions1. Pedestrian links through sites facilitate directconnections to main streets, centres and publictransportFigure 3G.6 Windows and balconies should overlook through-siteconnections to provide passive surveillance2. Pedestrian links are direct, have clear sight lines,are overlooked by habitable rooms or private openspaces of dwellings, are well lit and contain activeuses, where appropriateDRAFT | Apartment Design Guide I September 201467

03 I Siting3H Vehicle accessThe location, type and design of vehicle access pointshave significant impacts on the streetscape, the sitelayout and the building facade design. It is important thatvehicle access is integrated with site planning from anearly stage to balance any potential conflicts with trafficpatterns, streetscape elements and safe pedestrianaccess.Figure 3H.1 The impact of vehicle access points on the street can beminimised by locating them on secondary frontagesFigure 3H.2 Clear sightlines help to keep pedestrians safe. Locating entriesto car parks at the lowest level of the site reduces ramp length68 DRAFT | Apartment Design Guide I September 2014

Performance criteria3H-1Vehicle access points are designed and located toachieve safety and high quality streetscapesAcceptable solutions03 I Siting1. Car park access is integrated with the building’soverall facade, design solutions may include:• the materials and colour palette minimisevisibility from the street• security doors or gates at entries that minimisevoids in the facade• where doors are not provided, the visible interiorreflects the facade design and the buildingservices, pipes and ducts are concealed2. Car park entries are located behind the building line3. Vehicle entries are located at the lowest point ofthe site minimising ramp lengths, excavation andimpacts on the building form and layout4. Car park entry and access is located on secondarystreets or lanes where availableFigure 3H.3 The visual impact of vehicle entries can be minimised by anoffset alignment of the driveway and screen planting5. Vehicle standing areas that increase driveway widthand encroach into setbacks are avoided6. Access point locations avoid headlight glare tohabitable rooms7. Adequate separation distances are providedbetween vehicular entries and street intersections8. The width of vehicle access points is limited to theminimum9. Visual impact of long driveways is minimisedthrough changing alignments and screen planting10. The requirement for large vehicles to enter or turnaround within the site is avoidedFigure 3H.4 Where possible vehicle access points should not dominate thestreetscape and be limited to the minimum width possible11. Garbage collection, loading and servicing areas arescreenedPerformance criteria3H-2Conflicts between pedestrians and vehicles areavoidedAcceptable solutions1. The width and number of vehicle access points areas narrow and as few as possible2. Clear sight lines are provided at pedestrian andvehicle crossingsFigure 3H.5 Vehicle and pedestrian access should be clearly separated toimprove pedestrian safety and comfort3. Traffic calming devices such as changes in pavingmaterial or textures are used where appropriate4. Pedestrian and vehicle access is separated anddistinguishable. Design solutions may include:• changes in surface materials• level changesDRAFT • the | use Apartment of landscaping Design Guide for I September separation201469

03 I Siting3J Bicycle and car parkingIntegrating car parking within apartment buildings has asignificant impact on site planning, landscape and buildingdesign. On site parking can be located underground,above ground within a structure or at grade.The location, form and organisation of parking is usuallya balance of development feasibility, site constraints,local context, apartment types and regulatory car parkingrequirements, e.g. council car parking rates. Deep soilzones, stormwater management and the retention of treescan also affect the size and shape of a car park footprint.Parking requirements should be determined in relationto the availability, frequency and convenience of publictransport. Reduced requirements promote a reduction incar dependency and encourage walking, cycling and useof public transport. Provision of parking for alternativeforms of transport such as car share vehicles, motorcyclesand bicycles should also be considered. Where less carparking is provided, councils are encouraged to limit onstreet resident parking for these new residents.Table 2Metropolitan SydneyLocationCar parking requirements for development close to public transportSites within 400m of a railwaystation or light rail stop innominated inner and middlering metropolitan Sydneyareas 1)Sites within 400m of a railwaystation or light rail stop in theremainder of metropolitanSydney areasSites within 400 – 800 metresof a railway station or light railstopMinimum requirementNo specific requirementThe relevant requirement setout in the RMS’ Guide to TrafficGenerating Development orthe car parking requirementprescribed by the relevantcouncil, whichever is lessThe relevant requirement setout in the RMS’ Guide to TrafficGenerating Development orthe car parking requirementprescribed by the relevantcouncil, whichever is less1)Includes the local government areas: Ashfield, Auburn,Bankstown, Botany Bay, Burwood, Canada Bay, Canterbury, City ofSydney, Hurstville, Kogarah, Lane Cove, Marrickville, Leichhardt,North Sydney, Parramatta (City Centre), Randwick, Rockdale,Ryde, Strathfield, Waverley, Willoughby, WoollharaNominated regional centresLocationLand zoned, and siteswithin 400m of land zoned,B3 Commercial Core, B4Mixed Use or equivalent in anominated regional centre 2)Minimum requirementThe relevant requirement setout in the RMS’ Guide to TrafficGenerating Development orthe car parking requirementprescribed by the relevantcouncil, whichever is less2)Includes the regional centres: Albury, Ballina, Batemans Bay,Bathurst, Bega, Bowral, Cessnock, Charlestown, Coffs Harbour,Dapto, Dubbo, Glendale–Cardiff, Gosford, Goulburn, Grafton,Lismore, Maitland, Morisset, Newcastle, Nowra, Orange, PortMacquarie, Queanbeyan, Raymond Terrace, Shellharbour,Tamworth, Taree, Tuggerah–Wyong, Tweed Heads, Wagga Wagga,Warrawong, WollongongFigure 3J.1This development provides green open space on top of the carpark structure (top photo). The ground level facing the street is'wrapped' with retail and commercial uses (bottom photo)70 DRAFT | Apartment Design Guide I September 2014

03 I SitingPerformance criteria3J-1Car parking is provided based on proximity topublic transport in metropolitan Sydney andcentres in regional areasAcceptable solutions1. Number of car parking spaces meet therequirements as shown in Table 2 where applicable2. Number of visitor spaces are limited, particularly inbasements, to 1 space per every 10 apartments3. Where a car share scheme operates locally,provide car share parking spaces within thecar park or on street. Car share spaces may beprovided in lieu of the required number of carparks, in accordance with council policyFigure 3J.2Car share parking spaces that are conveniently located in frontof apartment buildings encourage reduced car ownershipPerformance criteria3J-2Parking and facilities are provided for other modesof transportAcceptable solutions1. Conveniently located and sufficient numbers ofparking spaces are provided for motorbikes andscooters2. Secure undercover bicycle parking is provided thatis easily accessible from both the public domainand common areas3. Conveniently located charging stations areprovided for electric vehicles, where desirableFigure 3J.3Bicycle parking for residents should be secure andeasy to access from common areasPerformance criteria3J-3Car park design and access is safeand secureAcceptable solutions1. Car park contains supporting facilities includinggarbage, plant and switch rooms, storage areasand car wash bays, which can be accessedwithout crossing car parking spaces2. Direct, clearly visible and well lit access is providedinto common circulation areasFigure 3J.4Example of a car wash bay integrated into the basement carpark of a residential apartment building3. A clearly defined and visible lobby or waiting areais provided to lifts and stairs4. For larger car parks, safe pedestrian access isclearly defined and circulation areas have goodlighting, colour, line marking and/or bollardsDRAFT | Apartment Design Guide I September 201471

03 I Siting3J Bicycle and car parkingPerformance criteria3J-4Visual and environmental impacts of on-grade carparking are minimisedAcceptable solutions1. On-grade car parking is avoidedFigure 3J.5Permeable roller doors allow for natural ventilation and improvethe safety of car parking areas by enabling passive surveillance2. Where on-grade car parking is unavoidable, thefollowing design solutions are used:• parking is located on the side or rear of the lotaway from the primary street frontage• cars are screened from view of streets,buildings, communal and private open spaceareas• safe and direct access to building entry points isprovided• parking is incorporated into the landscapedesign of the site, by extending planting andmaterials into the car park space• stormwater run-off is managed appropriatelyfrom car parking surfaces• bio-swales, rain gardens or on site detentiontanks are provided, where appropriate• light coloured paving materials or permeablepaving systems are used and shade trees areplanted between every 4-5 parking spaces toreduce increased surface temperatures fromlarge areas of pavingFigure 3J.6Natural ventilation to the underground car park is integratedinto the landscape design of this developmentFigure 3J.7Where car parks are located above ground and visible frompublic or common areas, they should be partially of fullyscreened from view72 DRAFT | Apartment Design Guide I September 2014

03 I SitingPerformance criteria3J-5Visual and environmental impacts of undergroundcar parking are minimisedAcceptable solutions1. Excavation is minimised through efficient car parklayouts and ramp design2. Car parking layout is well organised, using alogical, efficient structural grid and double loadedaislesCommercialRetail3. Protrusion of car parks does not exceed 1mabove ground level, design solutions may includestepping car park levels or using split levels onsloping sites4. Natural ventilation is provided to basement andsub basement car parking areas5. Ventilation grills or screening devices for carparking openings are integrated into the facadeand landscape designPerformance criteria3J-6Visual and environmental impacts of above groundenclosed car parking are minimisedAcceptable solutions1. Exposed parking is not located along primarystreet frontages2. Screening, landscaping and other design elementsincluding public art are used to integrate theabove ground car parking with the facade. Designsolutions may include:• car parking that is concealed behind thefacade, with windows integrated into the overallfacade design (approach should be limited todevelopments where a larger floor plate podiumis suitable at lower levels)• car parking that is ‘wrapped’ with other uses,such as retail, commercial or two storey SOHOunits along street frontage. See figure 3J.9Figure 3J.8Above ground parking should be concealed behind the buildingfacade and wrapped with other uses along the primary streetfrontage, such as retail, commercial or two storey SOHO units3. Positive street address and active frontages areprovided at ground levelDRAFT | Apartment Design Guide I September 201473

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Part 4Designing the buildingConfiguration4A Apartment mix 764B Ground floor apartments 784C Facades 804D Roof design 824E Landscape design 844F Planting on structures 864G Universal design 884H Adaptive reuse 904J Mixed use 924K Awnings and signage 94Amenity4L Solar and daylight access 964M Common circulation and spaces 1004N Apartment layout 1024O Ceiling heights 1064P Private open space and balconies 1084Q Natural ventilation 1124R Storage 1164S Acoustic privacy 1184T Noise and pollution 120Performance4U Energy efficiency 1224V Water management and conservation 1244W Waste management 1264X Building maintenance 128DRAFT | Apartment Design Guide I September 201475

04 I Building4A Apartment mixApartment mix refers to the percentage of apartmentswith different numbers of bedrooms in a development.The number of bedrooms is directly related to floor areawhich in turn determines the yield that can be generatedon the site.A mix of apartment types provides housing choice andsupports equitable housing access. By accommodatinga range of household types, apartment buildingssupport the needs of the community now and into thefuture. This is particularly important because apartmentbuildings form a significant and often long term part ofthe urban fabric.Figure 4A.1 The mix of apartments provided in a development shouldrespond to the housing needs of the local areaFigure 4A.2 Apartment mix that is reflected in the facade composition addsvariety and visual interest2 bed1 bed 1 bed Studio3 bed2 bed2 bed2 bedFigure 4A.3 A variety of apartments can be accommodated within a floor plate76 DRAFT | Apartment Design Guide I September 2014

04 I BuildingPerformance criteria4A-1A range of apartment types and sizes is providedto cater for different household types now and intothe future3 bedAcceptable solutionsStudio1 bed3+ bed2 bed'up & over'2 bed'up & over'1. The apartment mix is appropriate, taking intoconsideration:• the distance to public transport, employmentand education centres• the current market demands and projectedfuture demographic trends• the demand for social and affordable housing• different cultural and socioeconomic groups2. A variety of apartment types is providedFigure 4A.4 Large apartments are often located on the ground or roof leveldue to opportunities for increased private open space; internalcommon circulation (e.g. corridors) can be reduced by adding'up & over' apartments to the mix3. Flexible apartment configurations, such as dualkey apartments, are provided to support diversehousehold types and stages of life including singleperson households, families, multi-generationalfamilies and group householdsPerformance criteria4A-2The apartment mix is distributed to suitablelocations within the buildingAcceptable solutions1. Different apartment types are located to achievesuccessful facade composition and to optimisesolar access. See figure 4A.32. Larger apartment types are located on the groundor roof level where there is potential for moreopen space and on corners where more buildingfrontage is availableFigure 4A.5 Flexible apartment configurations should be provided tosupport diverse household types and stages of lifeDRAFT | Apartment Design Guide I September 201477

04 I Building4B Ground floor apartmentsGround floor apartments offer the potential for at-gradelandscaped private open spaces and direct accessfrom the street. They also provide opportunities for theapartment building and its landscape to respond to thehuman scale of the streetscape. On steep sites they maybe located over different floors of the building steppingdown the site.Ground floor apartments can be of particular benefitto the elderly and disabled as they are generally moreaccessible. They also suit families with small childrenand extend the lifestyle choices available in apartmentbuildings by facilitating activities such as home business,gardening, outdoor play and pet ownership.Figure 4B.2 The ground floor component of this double storey apartment isflexible and can be used as a home officeGround floor plan - home officeFigure 4B.1 Ground floor apartments should address the public domainand be accessed directly from the streetAlternative ground floor layout - residentialAlternative solutionsGround floor apartment layouts support smalloffice home office (SOHO) use to providefuture opportunities for conversion intocommercial or retail areas. In these casesprovide higher floor to ceiling heights andground floor amenities for easy conversion.Figure 4B.3 Plan and section of a double storey apartment which isdirectly accessible from the street78 DRAFT | Apartment Design Guide I September 2014

04 I BuildingPerformance criteria4B-1Street frontage activity is maximised where groundfloor apartments are locatedAcceptable solutions1. Direct street access is provided to ground floorapartments2. Activity is achieved through front gardens,terraces and the facade of the building. Designsolutions may include:• both street and foyer entrances to ground floorapartments• private open space is next to the street• doors and windows face the street3. Retail or home office spaces are located alongstreet frontagesPerformance criteria4B-2Design of ground floor apartments deliversamenity and safety for residentsAcceptable solutions1. Privacy and safety is provided without obstructingcausal surveillance. Design solutions may include:max 1mFigure 4B.4 Plan and section of a ground floor apartment with an elevatedterrace and a level private courtyard• elevation of private gardens and terracesabove the street level by a maximum of 1m(see Figure 4B.4)• landscaping and private courtyards• window sill heights that minimise sight linesinto apartments• integrating balustrades, safety bars or screenswith the exterior design2. Solar access is maximised through:• high ceilings and tall windows• trees and shrubs that allow solar access inwinter and shade in summerFigure 4B.5 The design of courtyards should balance the need for privacyof ground floor apartments with surveillance of public spacesDRAFT | Apartment Design Guide I September 201479

04 I Building4C FacadesThe architectural expression of facades contributesgreatly to the visual interest of the building and thecharacter of the local area. Facades that face the streethave an impact on the public domain, while side andrear facades often influence the amenity of neighbouringbuildings and communal and private open spaces.High quality facades are a balanced compositionof building elements, textures, materials and colourselections. Well designed facades also reflect the use,internal layout and structure of an apartment building.The composition and detailing of a facade is not onlyimportant to the appearance of the building, it alsoinfluences its perceived scale. The pattern and rhythmof the facade, the proportions and articulation of externalwalls and the detailed design of facade elements are allimportant considerations.Figure 4C.1 Thoughtful modulation of the facade reduces the perceiveddepth and bulk of a buildingFigure 4C.2 Building facades should have an appropriate scale, rhythm andproportion relative to the streetscape80 DRAFT | Apartment Design Guide I September 2014

04 I BuildingPerformance criteria4C-1Building facades provide visual interest along thestreet while respecting the character of the localareaAcceptable solutions1. Design solutions for front building facades mayinclude:• a composition of varied building elements• a defined base, middle and top of buildings• revealing and concealing certain elements• changes in texture, material, detail and colourto modify the prominence of elements2. Building services are integrated within the overallfacadeFigure 4C.3 Building articulation such as balconies and deeper windowreveals provide visual interest to the facade3. Building facades have appropriate scale, rhythmand proportion to the streetscape and humanscale. Design solutions may include:• well composed horizontal and vertical elementsvariation in floor heights to enhance the humanscale• elements that are proportional and arranged inpatterns• public artwork or treatments to exterior blankwalls• grouping of floors or elements such asbalconies and windows on taller buildings4. Building facades relate to key datum lines ofadjacent buildings through upper level setbacks,parapets, cornices, awnings or colonnade heightsFigure 4C.4 The terracotta tile cladding used on this building contrasts withthe white framed balconies and roof line, adding visual interest5. Shadow is created on the facade throughoutthe day with building articulation, balconies anddeeper window revealsPerformance criteria4C-2Building functions are expressed by thefacadeAcceptable solutions1. Building entries are clearly definedPhoto: Studio GL2. Important corners are given visual prominencethrough a change in articulation, materials orcolour, roof expression or increased height3. The apartment layout is expressed through facadefeatures such as party walls and floor slabsFigure 4C.5 Changing facade materials, building articulation or heighteffectively highlights prominent cornersDRAFT | Apartment Design Guide I September 201481

04 I Building4D Roof designThe roof is an important element in the overallcomposition and architectural expression of a building.Quality roof design provides a positive addition to thecharacter of an area and can form an important part ofthe skyline. Roofs also provide opportunities for openspace where appropriate and can add to the sustainabilityperformance of a building.The Standard Instrument Local Environmental Planallows for architectural roof features that can exceed themaximum building height. This is an important tool forachieving high quality roof design and articulation.Figure 4D.1 Special roof features need to be proportionate to the overallbuilding size, scale and formFigure 4D.2 Architectural roof features and articulation are generallyallowed to exceed the maximum statutory building heightFigure 4D.3 Solar access to apartments can be maximised by tilting roofelements towards north82 DRAFT | Apartment Design Guide I September 2014

Performance criteria4D-1Roof treatments are integrated into the buildingdesign and positively respond to the street04 I BuildingAcceptable solutions1. Roof design relates to the street. Design solutionsmay include:• special roof features and strong corners• use of skillion or very low pitch hipped roofs• breaking down the massing of the roof by usingsmaller elements to avoid bulk• using materials or a pitched formcomplimentary to adjacent buildings2. Roof treatments are integrated with the buildingdesign. Design solutions may include:• roof design is proportionate to the overallbuilding size, scale and form• roof materials compliment the building• service elements are integratedFigure 4D.4 The composition of this roof form creates a skyline silhouetteand contributes to the identity and character of the areaPerformance criteria4D-2Opportunities to use roof space for residentialaccommodation and open space are maximisedAcceptable solutions1. Habitable roof space is provided with good levelsof amenity. Design solutions may include:• penthouse apartments• dormer or clerestory windows• openable skylights2. Open space is provided on roof tops subject toacceptable visual privacy, comfort levels, safetyand security impactsFigure 4D.5 The composition and contemporary design of this roof top leveladds visual interestPerformance criteria4D-3Roof design incorporates sustainabilityfeaturesAcceptable solutions1. Roof design maximises solar access toapartments during winter and shade duringsummer. Design solutions may include:• the roof lifts to the north• eaves and overhangs shade walls andwindows from summer sun2. Skylights and ventilation systems are integratedinto the roof designFigure 4D.6 This roof design creates an interesting view from street level,improves solar access and accentuates the built form rhythm3. Rainwater tanks are located on roofs wherepossibleDRAFT | Apartment Design Guide I September 201483

04 I Building4E Landscape designSuccessful landscape design compliments the existingnatural and cultural features of a site and contributes tothe building’s setting. Landscape design includes theplanning, design, construction and maintenance of allexternal spaces.Incorporating landscape design early in the designprocess provides optimal outcomes for residentialapartments. It needs to be coordinated with otherdisciplines to ensure the building design and servicelocations complement the landscape and public domain.Figure 4E.2 Landscape design should include plants endemic to the region,enhancing biodiversity and providing habitat for native wildlifeFigure 4E.1 Existing landscape features such as significant trees contributeto the overall quality of residential developmentsFigure 4E.3 Landscape design should respond to the local context by usingcomplementary materials and planting schemes84 DRAFT | Apartment Design Guide I September 2014

04 I BuildingPerformance criteria4E-1Landscape design is viable and sustainableTable 3 Tree planting in deep soil zonesSite areaRecommended tree plantingUp to 850m 21 medium tree per 50m 2 of deep soilzoneBetween 850-1500m 2 1 large tree or 2 medium trees per90m 2 of deep soil areaGreat than 1,500m 2 1 large tree or 2 medium trees per80m 2 of deep soil areaAcceptable solutions1. Landscape design is environmentally efficient andmay include:• bio-filtration gardens• appropriately planted shading trees• areas for residents to plant vegetables andherbs• composting• green roofs or walls2. Ongoing maintenance plans are prepared3. Microclimate is enhanced by:• appropriately scaled trees located on theeastern and western elevations for shade• a balance of evergreen and deciduous trees toprovide shading in summer and solar accessin winter• shade structures such as pergolas forbalconies and courtyards4. Tree and shrubs selection considers size atmaturity and the potential for roots to overlapFigure 4E.4 Shading trees improve the microclimate and are particularlyeffective along the eastern and western elevations of buildingsPerformance criteria4E-2Landscape design contributes to the streetscapeand amenityAcceptable solutions1. Landscape design responds to the existing sitecondition and includes retaining:• changes of levels• views• significant landscape features including treesand rock outcrops2. Significant landscape features are protected by:• tree protection zones (see Figure 4E.5)Tree protection zoneConstruction zoneFigure 4E.5 Where trees are retained, tree protection zones need to beestablished during construction to protect the canopy and roots• appropriate signage and fencing duringconstruction3. Plants selected are endemic to the region andreflect the local ecologyDRAFT | Apartment Design Guide I September 201485

04 I Building4F Planting on structuresPlanting on structures is where plants are on top of builtstructures such as basement car parks, podiums, roofsand walls. Planting on structures can provide amenity,improve air quality and micro climate, and reduce directenergy use and stormwater runoff. It can also supplementdeep soil planting on sites where opportunities for this arelimited or restricted, e.g. in high density areas.Common ways of planting on structures include greenroofs, green walls, raised planters and roof top gardens.Plants grown in these situations are subject to a rangeof environmental stresses that affect both the health andvigour of the plants. Designing soil profiles, irrigationand systems that provide adequate oxygen, water andnutrients is crucial to ensure plant survival.Figure 4F.1Green walls and/or facades make positive contributions to theenvironment and to urban amenity more generally. They canalso improve the sustainability performance of a buildingTable 4Minimum soil standards for plant types and sizesPlant type Definition Soil volume Soil depth Soil areaLarge trees 12-18m high, 16m crown spread at maturity 150m 3 1200mm 10m x 10m or equivalentMedium trees 8-12m high, 8m crown spread at maturity 35m 3 1000mm 6m x 6m or equivalentSmall trees 6-8m high, 4m crown spread at maturity 9m 3 800mm 3.5m x 3.5m or equivalentShrubsGround coverTurf500-600mm300-450mm200mmNote: The above has been calculated assuming fortnightly irrigation. Any sub-surface drainage requirements are in addition to the above minimum soil depths86 DRAFT | Apartment Design Guide I September 2014

Performance criteria4F-1To contribute to the quality and amenity ofcommunal and public open spaces04 I BuildingAcceptable solutions1. Building design incorporates opportunities forplanting on structures. Design solutions mayinclude:• green walls with specialised lighting for indoorwalls• wall design to incorporate planting• green roofs, particularly where roofs are visiblefrom the public domain• planter boxesFigure 4F.2Planting on structures are a way to create open space, inparticular where opportunities for deep soil zones are restrictedPhoto: McGregor CoxallPerformance criteria4F-2Plant growth is maximised with appropriateselection and maintenanceAcceptable solutions1. Plants are suited to site conditions, considerationsinclude:• drought and wind tolerance• seasonal changes in solar access• modified substrate depths for a diverse rangeof plants2. A landscape maintenance plan is preparedFigure 4F.3Roof top planting require careful plant selection and anunderstanding of the local climate conditionsPhoto: Greenwall.com.au3. Irrigation and drainage systems respond to:• changing site conditions• soil profile and the planting regime• whether rainwater, stormwater or recycled greywater is usedPerformance criteria4F-3Appropriate soil profiles are providedFigure 4F.4Methods for planting on structures include raised planters anda mix of shallow and deep profile garden bedsImage: 360 Degrees Landscape ArchitectsAcceptable solutions1. Structures are reinforced for additional saturatedsoil weight2. Soil volume is appropriate for plant growth,considerations include;• depths and widths are modified according tothe planting mix and irrigation frequency• free draining and long soil life span• tree anchorage is encouraged3. Minimum soil standards for plant sizes, areprovided in accordance with Table 4DRAFT | Apartment Design Guide I September 201487

04 I Building4G Universal designUniversal design is an international design philosophythat enables people to carry on living in the same homeby ensuring that apartments are able to change with theneeds of the occupants. Universally designed apartmentsare safer and easier to enter, move around and live in.They are of benefit to all members of the community, fromyoung families to older people, their visitors, as well asthose with permanent or temporary disabilities.Incorporating universal design principles in apartmentdesign is a step towards producing a robust, flexiblehousing stock. It ensures that simple and practical designfeatures are incorporated into new buildings that would bedifficult and costly to retrofit at a later date.Universal design is different to adaptable housing which isgoverned by Australian Standard 4299 and is specificallydesigned to allow for the future adaptation of a dwelling toaccommodate the occupant’s needs.In addition to the specific aims of universal design andadaptable housing, flexible apartment design is alsodesirable to allow buildings to accommodate a diverserange of lifestyle needs such as different householdstructures, live/work housing arrangements and futurechanges in use.The following universal design silver level features shouldbe incorporated into a proportion of all new apartmentsto meet performance criteria 4G-1. The Liveable HousingDesign Guidelines provide more detail about how to meeteach of these features. The second table of other featureshave also been extracted from the Liveable HousingDesign Guidelines for information. They are desirableconsiderations in building design but are not mandatory tomeet performance criteria 4G-1.Table 5Universal design solutionsSilver level universal design features include:Safe and continuous levelled path to entrancesAccessible entry door with a minimum 820mm clear openingwidth and a step-free thresholdLevel landing area of 1200mm x 1200m at the entrance doorInternal doors with a minimum 820mm clear opening width anda step-free transition between surfacesInternal corridors with a minimum of 1000mm clear widthStep free shower recessBathroom wall is reinforced for grab rails around the toilet,shower and basinA toilet is provided on the ground or entry level in multi-levelapartments that provides:• minimum clear width of 900mm between walls• minimum clear circulation space forward of the toilet pan of1200mm (excluding the door swing)Figure 4G.1 A universally designed apartment provides design featuressuch as wider circulation spaces, reinforced bathroom wallsand easy to reach and operate fixturesOther desirable features include:Continuous travel paths that connect public and private areasAvoiding trip hazards and floor level changesContinuous handrails on stairsAdditional circulation space in kitchens and laundriesProviding a bathroom, bedroom, kitchen, laundry and livingspace on the entry level of multi-level apartmentsLight switches, door handles and power points at reachableheightsEasy to operate tap setsSource: www.livablehousingaustralia.org.au/design-guidelines88 DRAFT | Apartment Design Guide I September 2014

04 I BuildingPerformance criteria4G-1Universal design features are included inapartment designAcceptable solutions1. Developments achieve a benchmark of 20% oftotal apartments incorporating the silver leveluniversal design features in Table 5Figure 4G.2 Wide and barrier free entries and common circulation spaceshelp accessibilityPerformance criteria4G-2A variety of apartments with adaptable designsare providedAcceptable solutions1. Adaptable housing is provided in accordance withthe relevant council policy2. Adaptable apartment design solutions mayinclude:• convenient access to communal and publicareas• high level of solar accessFigure 4G.3 Level threshold transitions eliminate trip hazards• minimal structural change and residentialamenity loss when adapted• larger car parking spaces for accessibility• parking is titled separately from apartments orthere are shared car parking arrangements7.95 mPerformance criteria4G-3Apartment layouts are flexible and accommodate arange of lifestyle needsAcceptable solutions1. Apartment design incorporates flexible designsolutions which may include:• rooms with multiple functions12.75 m• dual master bedroom apartments with separatebathrooms• larger apartments with various living spaceoptions• dual key apartments which are separate but onthe same title• open plan ‘loft’ style apartments with only afixed kitchen, laundry and bathroomFigure 4G.4 A flexible apartment design allows for a variety ofconfigurations including home office or separate tenancyDRAFT | Apartment Design Guide I September 201489

04 I Building4H Adaptive reuseBuildings adapted for reuse as apartments can be of anyshape or size from large houses, redundant industrialbuildings, major institutional buildings and groups ofbuildings or commercial office towers.There are many benefits of retaining existing buildings.Adaptation of an existing building for a new residentialuse provides for the evolution of that place and shouldbe approached in a way that acknowledges the past.Modifications should ensure the building’s continuedrelevance in the future. Residential adaptive reuseprojects should be well designed contemporary layers thatrespect existing elements.Non-residential buildings often have dimensions, layoutsand orientations that are not designed for residentialuse. A balance must be achieved between the benefitsof retaining the building versus the quality of residentialamenity that can be achieved.Figure 4H.1 Contrasting materials allow for interpretation of the older andnewer building elementsAlternative SolutionsAlternatives may be considered for adaptivereuse projects for the following areas:• greater depths for habitable rooms, particularlywhere there are higher ceilings – subjectto demonstrating access to natural crossventilation and daylight• alternatives to providing deep soil where lessthan the minimum requirement is currentlyavailable on the site• building and visual separation – subject todemonstrating alternative design approachesto achieving privacy• common circulation• car parkingFigure 4H.2 Residential conversion of these silos successfullyacknowledges the industrial past of this local landmarkFigure 4H.3 New building elements should be distinguishable from theoriginal structure90 DRAFT | Apartment Design Guide I September 2014

04 I BuildingPerformance criteria4H-1New additions to existing buildings arecontemporary and complementaryAcceptable solutions1. Design solutions may include:• new elements align with the existing building• additions complement the existing scale,proportion, pattern, form and rhythm• use of contemporary materials and finishes2. There is clear separation of the old and new3. Existing significant fabric is exposed with welldesigned insertions and signageFigure 4H.4 Contemporary infill can create an interesting dialogue betweenold and new, adding to the character of a place4. New additions allow for the interpretation andfuture evolution of the buildingPerformance criteria4H-2Adapted buildings provide residential amenitywhile not precluding future adaptive reuseAcceptable solutions1. Considered features are incorporated intoadapted buildings to make up for any physicallimitations, to ensure residential amenity isachieved. Design solutions may include:• generously sized voids in deeper buildingsFigure 4H.5 Places that demonstrate a connection to the past by reusingolder structures often become popular destinations for people• perimeter wall length is extended with facadeindents• deeper apartments have greater ceiling heights• alternative apartment types when orientation ispoor• additions expand the existing building envelopeFigure 4H.6 Adaptive reuse should respect the original building fabric andfacade rhythm, and create a clear separation of the old and newDRAFT | Apartment Design Guide I September 201491

04 I Building4J Mixed useMixed use development includes multiple uses in onebuilding. In apartment buildings this is commonly achievedvertically with different uses stacked above one another.A vertical mix of uses is more likely to increase activitythrough the day and night which in turn improves passivesurveillance of the public domain.Building design should allow for a range of non-retail usessuch as commercial offices in areas where the locationor site constraints make retail tenancies undesirable.Non-residential uses should be located on lower levelsof buildings in areas where residential use may not beappropriate or desirable, such as along main roads orrailway lines.ResidentialCommercialRetail / cafes & restaurantsFigure 4J.2Commercial floors are an appropriate buffer to residentialapartments from busy active ground floor uses such as cafesFigure 4J.1Integrating residential apartments into centres creates apermanent population and increases activity levels during theday and after hoursResidential entryFigure 4J.3Shop and office entries, service areas and loading zones in amixed use development should be separate from lobby entriesto residential apartments92 DRAFT | Apartment Design Guide I September 2014

04 I BuildingPerformance criteria4J-1Mixed use developments are provided inappropriate locations and provide active streetfrontages that encourage pedestrian movementAcceptable solutions1. Mixed use development is concentrated aroundpublic transport and centres2. Mixed use developments positively contribute tothe public domain, design solutions may include:• development addresses the street• active frontages are provided• diverse activities and uses• avoidance of blank walls at the ground level• live/work apartments are located on the groundfloor, rather than commercialPerformance criteria4J-2Residential floors are integrated within thedevelopment, safety and amenity is alsomaximisedFigure 4J.4A compact and varied mix of uses improves access to servicesand promotes walking, social interaction and safetyAcceptable solutions1. Residential circulation areas are clearly defined.Design solutions may include:• residential entries are separated fromcommercial entries and directly accessible fromthe street• commercial service areas separated fromresidential components• residential car parking and communal facilitiesare separated or secured• security at entries and safe pedestrian routesare provided• avoiding concealment opportunitiesFigure 4J.5Mixed use development should maximise retail and commercialactivity at ground levelPhoto: Studio GL2. Landscaped communal open space is provided atpodium or roof levelsDRAFT | Apartment Design Guide I September 201493

04 I Building4K Awnings and signageAwnings are prominent streetscape elements requiringconsiderable design attention. Continuous awningsencourage pedestrian activity along streets and inconjunction with active frontages, support and enhancethe vitality of the local area. Awnings coupled with buildingentries provide a public address, thereby contributing tothe identity of a development.Signage is also an important consideration in the designof apartment buildings located in mixed use areas, andshould be integrated with the awning or street wall withoutobscuring or dominating important views.Figure 4K.1 Continuous awnings should be provided where there is highpedestrian activity, e.g. in centres and along active frontagesFigure 4K.2 Awnings should be designed as an integral element of thebuilding and incorporate lighting for added safety94 DRAFT | Apartment Design Guide I September 2014

04 I BuildingPerformance criteria4K-1Awnings are well located and complement andintegrate with the building designAcceptable solutions1. Awnings are located along streets with highpedestrian activity and active frontages2. A number of the following design solutions areused:• continuous awnings are maintained andprovided in areas with an existing pattern• height, depth, material and form complementsthe existing street character• protection from the sun and rain is providedFigure 4K.3 Clear way-finding signage is important to both residents andvisitors, in particular in larger residential developments• awnings are wrapped around the secondaryfrontages of corner sites• awnings are retractable in areas without anestablished pattern3. Awnings are located over building entries forbuilding address and public domain amenity4. Awnings relate to residential windows, balconies,street tree planting, power poles and streetinfrastructure5. Gutters and down pipes are integrated andconcealed6. Lighting under awnings is provided for pedestriansafetyFigure 4K.4 Building address signage can be integrated as a feature of thefacade designPerformance criteria4K-2Signage responds to the context and desiredstreetscape characterAcceptable solutions1. Signage is integrated into the building design andresponds to the scale, proportion and detailing ofthe development2. Legible and discrete way finding is provided forlarger developments3. Signage is limited to on and below awnings and asingle facade sign on the primary street frontageFigure 4K.5 Signage should respond to the scale, proportion and detailingof the development and its surroundsDRAFT | Apartment Design Guide I September 201495

04 I Building4L Solar and daylight accessSolar and daylight access are important for apartmentbuildings, reducing the reliance on artificial lighting andheating, improving energy efficiency and residentialamenity through pleasant conditions to live and work.Solar access is the ability of a building to receive directsunlight without the obstruction from other buildings orimpediments, but not including trees. Sunlight is directbeam radiation from the sun. Daylight consists of sunlightand diffuse light from the sky. Daylight changes with thetime of day, season and weather conditions.Access to sunlight for habitable rooms and private openspace is measured at mid winter (21 June) as this is whenthe sun is lowest in the sky and represents the 'worstcase' scenario for solar access.Summer 80 o (Sydney)2.7mWinter 32 o(Sydney)Figure 4L.2At least 70% of all apartments in a building should receivea minimum of 3 hours direct sunlight in mid winterFigure 4L.1Shading devices on balconies should shade summersun and allow winter sun access to living areas6 hoursvery goodAfternoonsungoodnorthgoodMorningsun3 hours3 hours

04 I BuildingPerformance criteria4L-1The number of apartments receiving sunlight tohabitable rooms, primary windows and privateopen spaces is optimisedAcceptable solutions1. The design maximises north aspect2. Single aspect, single storey apartments have anortherly or easterly aspect3. The number of single aspect west and southfacing apartments is minimised4. Living rooms and private open spaces of atleast 70% of apartments in a building receive aminimum of 3 hours direct sunlight between 9amand 3pm in mid winter5. A maximum of 15% of apartments in a buildinghave no direct sunlight between 9am and 3pm inmid winter6. Living areas are located to the north and serviceareas to the south and west of apartmentsFigure 4L.4Horizontal louvres are most effective on north facing elevationsand achieve summer shade and winter sun accessPerformance criteria4L-2Reasonable levels of direct sunlight is provided tohabitable rooms and balconiesAcceptable solutions1. Apartments that receive direct sunlight inaccordance with the acceptable solution 4L-1.4need to demonstrate that a person is able to sit inthe sun in a habitable room or on a balcony of anapartment in mid winter between 9am and 3pm.See Figure 4L.12. A number of the following design features areused:• dual aspect apartments• shallow apartment layouts• two storey and mezzanine level apartments• bay windowsFigure 4L.5These operable screens can be adjusted by residentsaccording to the season, weather conditions and time of dayDRAFT | Apartment Design Guide I September 201497

04 I Building4L Solar and daylight accessSummer 80 o (Sydney)Winter 32 o(Sydney)Alternative solutionsThere may be some circumstances or locationswhere an alternative solution is proposedbecause 3 hours of direct sunlight in mid winteris not achievable. It needs to be demonstratedthat the number of apartments receiving directsunlight has been maximised. Design drawingsneed to demonstrate how site constraintsand orientation preclude the achievement ofacceptable solutions in this section and how thedevelopment meets the performance criteria.Figure 4L.6Double height apartments and skylights on roofs increasedaylight access (Note: angles will vary slightly for differentlocations in NSW)Circumstances where this may apply include:• where apartments face greater than 20 degreeseast or west of north• in major centres or areas characterised by highdensity development• where greater residential amenity can beachieved along a busy road or rail line byorienting living rooms away from the noisesource• on south facing slopes• where significant views are oriented away fromthe desired aspect for direct sunlightIn these circumstances the development shouldreceive a minimum of 2 hours of direct sunlightto 70% of living rooms and balconies at midwinter.Where buildings face within 20 degrees east orwest of south, apartments should maximise dualaspect or have narrow depth for single aspectapartments.Figure 4L.7Vertical louvres are an effective sun management technique foreast and west-facing windows and balconies98 DRAFT | Apartment Design Guide I September 2014

Performance criteria4L-3Design incorporates shading and glare control,particularly for summer04 I BuildingAcceptable solutions1. A number of the following design features areused:• shading devices such as eaves awnings,balconies, pergolas, external louvres andplanting• horizontal shading to north facing windows• vertical shading to east and particularly westfacing windows• balconies or sun shading that extend farenough to shade summer sun, but allow wintersun to penetrate living areas• operable shading to allow adjustment andchoice, where possible and appropriate• high performance glass that minimises externalglare off windows, with consideration given toreduced tint glass or glass with a reflectancelevel below 20%• Reflective films are avoidedPerformance criteria4L-4Opportunities for improved daylight are providedwhere sunlight is limitedFigure 4L.8Trees help shade building facades. For east and west facingfacades consider planting deciduous speciesAcceptable solutions1. Light wells, skylights and high level windows (withsills of 1500mm or greater) are used only as asecondary light source in habitable rooms2. Where light wells are unavoidable:• use is restricted to kitchens, bathrooms andservice areas• building services are concealed withappropriate detailing and materials to visiblewalls• lightwells are fully open to the sky• access is provided to the lightwell from acommunal area for cleaning and maintenance• acoustic privacy, fire safety and minimumprivacy separation distances (see section 3FVisual Privacy) are achievedFigure 4L.9Light wells can provide for daylight access to common areas.For habitable rooms of apartments, they should only be usedas a secondary light source3. Opportunities for reflected light into apartmentsare optimised through:• reflective exterior surfaces on buildingsopposite south facing windows• positioning windows to face other buildings orsurfaces (on neighbouring sites or within thesite) that will reflect light• integrating light shelves into the design• light coloured internal finishesDRAFT | Apartment Design Guide I September 201499

04 I Building4M Common circulation and spacesCommon circulation and spaces within a building areshared communally by residents. They include lobbies,internal corridors and external galleries, vertical circulationsuch as lifts and stairs, as well as community rooms andother spaces.Common circulation spaces provide opportunities forcasual social interaction among residents and can assistwith social recognition. Important design considerationsinclude safety, amenity and durability. In addition,the choice of common circulation types has a directinfluence on the apartment types provided, building form,articulation and the building’s relationship to the street.Figure 4M.1 Natural daylight improves the amenity of common circulationareas and increases the likelihood of social interactionbetween residentsAlternative solutionsVariations to the number of apartments percore/corridor may be possible. Developmentsshould demonstrate a high level of amenityfor common lobbies, corridors and apartmentsincluding:• access to ample daylight• natural ventilation of the space• common areas for seating and gathering• wider corridors with greater than minimumceiling heights• other innovative design solutions that providehigh levels of amenityA window providesnatural light and anopportunity for naturalventilation to thecorridorFigure 4M.2 A single centralised core circulation type maximises efficiency.It is particularly suited to north-south aligned building envelopeswhere apartments are likely to face east and west100 DRAFT | Apartment Design Guide I September 2014

NNFigure 4M.3 The total number of apartments accessed off one circulation075mcore should be eight or fewerFigure 4M.4 Multiple cores provide more entries along the street,increasing activity levels and passive surveillance050mFigure 4M.5 External gallery access can be useful to maximise northernaspect for apartments or as a buffer to a noise sourceLinear courtyard Side setback apartments are suited to 0m sites(0 with - 4.5m a secondary at upper) stThey are Rear typically setback situated in suburban contexts 0m (24m thatbenefit upper) from a stthat includes Deep asoillaneway structure. 0% (planting on structureTrees3 x MediumPerformance criteria EXISTING ThisSITEexample contains:Retail 1400m2 (80% of grThe case study shows the amalgamation Commercial of four mid-block 3500m2 detachefor two residential flat buildings over a 36 joint x Studio4M-1Common circulation spaces achieve good amenity car park. Other cinclude:64 x 1 Bedand provide for a variety of apartment types* northeast frontage to lane and southwest40 frontage x 2 Bedto streetsection* fall from street to lane with deep soil zone10 established x 3 Bed along the strAcceptable solutions * neighbouring apartment buildings with different 192 x Car sitespaceslayout approac1. The maximum PROPOSEDnumber BUILDINGof TYPE apartments off aelevation circulation Two buildings core on step a single down the level slopeis with eight 12m building separation bThe larger 4 storey building fronts the wider street whilst the smbuilding fronts the narrower lane. The lower building allows sunlight a2. The number to the building of vertical behind. circulation The primary points address and is to main streetnumber circulation of entries runs are through maximised to the rear building. A secondary addresfrom the lane. The taller building has lift access whilst the shortewalk-up. The communal open space is located between t3. Corridor immediately widths accessible and/or ceiling from the heights buildingare circulation. greater Deep soil is lelevation than minimum centre of the requirements, site and in theallowing front setback comfortable both of which sustaplantings. Vehicular access is from the lane to a split level car pmovement locatedand predominantly accessibility belowparticularly the building footprint. in entry Side walls are pSLAB APARTMENTlobbies, blank outside with small lifts windows and at toapartment non-habitableentry rooms. doorsCONTEXTDATA4. Daylight Slab apartments are suited to denser urban areas with larger sites,Site dimensions and natural ventilation 40 x 45m is provided to allcomponent of a perimeter block form. They are typically elongatedcommon Site area1800m2controlled circulation depth. Units and are spaces, arranged where along possible a corridor, may be singFSR 1.3:1loaded, and can cross-over for improved solar access and ventilation.Height3 - 4 storeys5. Windows Building to depth corridors are provided 7.8 - 16.2mwhereEXISTING SITEpossible, Front setback6mThe case commonly study shows adjacent a singleto corner the stair lot inor a transitional lift industriaplanredevelopedSide setbackfor a mixed use3mcore or perimeter block slab building. Other chinclude:Rear at setback the ends of corridors 3m*Deepnorthwestsoiland southwest21%frontage to busy streets6. Longer *Treesflood corridors prone topography are articulated. requiring5 x Largethe Design groundsolutionsfloor to be raised abov*Thisa varietyexampleof neighbourscontains:from22 xfactories2 Bedto recent apartment buildingssection may include:30 x Car spaces• a PROPOSED series of foyer BUILDING areas TYPE with space for seatingThe building is built hard to both street frontages and defines cu• wider Separation areas isat provided apartments from theentry rear boundaries doors and for privacy and devaried groundceiling floor isheightsa colonnade with setback retail/commercial and haramps to make a level change up from the footpath. Residential is sehostile street level. Two storey units are arranged along an ope7. Design maximise of common northerncirculation solar access, and whilst spaces single storey units are staccorner adjacent to the lift core. Communal open space is provided tmaximises opportunities for dual aspectthe site with deep soil and trees and also at roof level where solaapartments, available. including Vehicular access multiple is from core theapartmentquieter of the two streets. SiMIXEDrespondUSEtoAPARTMENTexisting neighbours and anticipate future neighboursbuildings and gallery access cross overscale.plan apartments CONTEXTelevation MixedDATAuse developments are suited to larger metropolitan and regionaCareSitemustdimensionsbe taken to ensure40.8a contextualx 23.4mfit with finer grain neighboursSite area950m2Performance criteria EXISTING SITEFSR 3.3:1The case study shows the amalgamation of four commercial lots on theHeight6-7 storeys4M-2Common two streets circulation for a largespaces single storey provide retailfor premises interaction with residential flatBuilding depth 9.6 - 13.5mbetween on the podium over. Other characteristics include:Front residents setback0m* northwest and southern street frontages with sharp cornersectionSide setback0m* gradual fall along the length of the siteAcceptable solutions Rear setback 10.2m* attached commercial and detached residential flat building neighboursDeep soil 15%1. Direct Trees1 x Medium 1 x LargePROPOSED and legible BUILDING access TYPEis provided betweenThis example contains: 400m2 Retail/Commercialvertical The ground circulation floor is points commercial and and has full site coverage. The acute str18 x 2apartment Bed entries byis positively defined and both streets are addressed with open cominimising 11 x 3 Bedfrontages corridor and an awning or gallery which turns length theto corner. give Lift short, cores to the 4 an48 x Car spacesstraight residential clear buildings sight lines above are located at the street edge to proviaddress and to avoid hindering the retail floorspace. Single storeystacked vertically on the corner and accessed from an open gall2. Tight crossover corners apartments and spaces are used are avoided to either side to maximise northernelevationaccess. Communal open space is provided on the podium with splanting on structure, large trees and 12m building separation. Vehicul3. Legible signage is provided for apartmentand loading dock is accessed from the side street with two levels ofnumbers, parking. common Side setbacks areas anticipate and future general neighbours. wayfinding04 I BuildingNN050mFigure 4M.6 Mixed use buildings may have a range of circulation spacesincluding multiple cores and gallery access075mDATA4. Incidental spaces, for example space for seatingSite dimensions80 x 45m (irregular)in a Site corridor, area at a stair landing, or 2840m2 near a windowFSR2.8:1 (including 0.8:1 retail)are provided, where appropriateHeight5 - 7 storeysBuilding depth 10.2 - 17.1m5. plan In larger Front setback developments, community 0m (0 rooms - 2.4m atforupper)Side setback0m (0 - 3m at upper)activities such as owners corporation meetings orRear setback0m (9m at upper)resident Deep soil use are provided and ideally 0% (planting co-located on structure 12%)Trees3 x Largewith communal open spaceThis example contains:Retail 2272m2 (80% of ground floor)16 x 1 Bed6. Where external galleries are provided, 42 x 2 Bedthey are6 x 3 Bedmore open than closed along the length above theplan210 x Car spaceshandrailDRAFT | Apartment Design Guide I September 2014101

04 I Building4N Apartment layoutThe layout of an apartment establishes the spatialarrangement and dimensions of rooms, the circulationbetween rooms and the degree of privacy for each room.Indicative layoutsstudioIn addition, the layout directly impacts the quality ofresidential amenity by incorporating appropriate roomshapes and window designs to provide daylight access,natural ventilation, and acoustic and visual privacy. Theapartment layout also includes private open space andconveniently located storage.7.80m4.50m1 bedroom4.50mFigure 4N.1 This living area has a combined kitchen dining area that opensdirectly onto the balconyvoid6.60mAlternative solutionsWhere apartments do not meet the minimumdepth standard for habitable rooms, alternativesolutions must demonstrate how satisfactorydaylight access and natural ventilation areachieved.4.50m1 bedroom single aspect mezzanineAlternative solutions proposing greater thanthe minimum ceiling heights could increase thehabitable room depth in single aspect apartmentsby a ratio of 2.5:1 (room depth = ceiling height inmetres x 2.5).Where minimum apartment size and roomdimensions are not met, the usability andfunctionality of the space needs to bedemonstrated using realistically scaled furniturelayouts and circulation areas.6.60m1 bedroom single aspect7.20mFigure 4N.2 Diagrams showing indicative layouts for small apartmentsNote: they do not represent the only solution102 DRAFT | Apartment Design Guide I September 2014

04 I BuildingTable 6Minimum apartment sizesPerformance criteria4N-1Spatial arrangement and layout of apartmentsis functional, well organised and provides a highstandard of amenityApartment typeMinimum sizeAcceptable solutionsStudio 35m 21 bedroom 50m 22 bedroom 70m 23 bedroom 95m 21. Apartment sizes are in accordance with Table 62. A window should be visible from any point in ahabitable room3. Kitchens are not located as part of the maincirculation space in larger apartments (such ashallway or entry space)Floor to ceiling height (m)4.23.93.63.33.02.76.75 7.5 8.25 9.0 9.75 10.5Room depth (m)Figure 4N.3 Graph showing acceptable ceiling height to room depth ratioPerformance criteria4N-2Environmental performance of the apartment ismaximisedAcceptable solutions1. Habitable room depth complies with the ceilingheight to room depth ratio as per Figure 4N.32. For open plan layouts, combining the living room,dining room and kitchen, the back of the kitchen isa maximum of 8 metres from a window3. Main living spaces are oriented toward theprimary outlook and aspect and away from noisesources4. Main living spaces are located adjacent to mainprivate open spaces to provide direct connectionsand increase usability5. All living areas and bedrooms are located on theexternal face of the building6. All kitchens in corner apartments have an externalopenable window/door7. For non-corner apartments the number ofkitchens with an external openable window/door ismaximised.8. The number of bathrooms and laundries withwindows is maximisedFigure 4N.4 For open plan layouts, combining the living room, dining roomand kitchen, the back of the kitchen is a maximum of 8 metresfrom a windowDRAFT | Apartment Design Guide I September 2014103

04 I Building4N Apartment layoutIndicative layouts2 bedroom11.10m8.10m2 bedroom “L” dual aspect apartment2 bedroom mid-floor plate cross over9.90m9.30m13.80m10.95m14.40m6.75m2 bedroom mid-floor plate single aspect4.20m 4.20m4.20m 4.20m7.35m6.60m2 bedroom mid-floor plate 2 storey gallery access 2 bedroom mid-floor plate dual aspect2 bedroom corner apartmentFigure 4N.5 Diagrams showing indicative layouts for 2 bedroom apartmentsNote: these do not represent the only solutions104 DRAFT | Apartment Design Guide I September 2014

Performance criteria4N-3Apartment layout can accommodate a variety ofhousehold activities and occupant needs04 I BuildingAcceptable solutions1. The number of bathrooms and size of living areas,kitchens and laundries increase proportionatelywith the number of bedroomsIndicative layouts3 bedroom2. Master bedrooms have a minimum area of 10m 2and other bedrooms 9m 2 (excluding wardrobespace)3. Bedrooms have a minimum dimension of 3m(excluding wardrobe space)4. All bedrooms allow a minimum length of 1.5m forrobes5. Living rooms or combined living/dining roomshave a minimum width of:12.45m• 3.6m for studio and 1 bedroom apartments• 4m for 2 and 3 bedroom apartments6. Access to bedrooms, bathrooms and laundriesis separated from living areas minimising directopenings between living and service areas8.10m3 bedroom corner apartment7. Apartment layouts are resilient over time and havedimensions that facilitate a variety of furniturearrangements and removal, design solutions mayinclude:• spaces for a range of activities and privacylevels between different spaces within theapartment• dual master or dual key apartments to providetenancy flexibility• flexible room sizes and proportions or openplans (rectangular spaces (2:3) are more easilyfurnished than square spaces (1:1))10.95m• efficient planning of circulation by stairs,corridors and through rooms to maximise theamount of usable floor space in roomsPerformance criteria4N-4Safety of children and young people withinapartments is maximisedAcceptable solutions8.85m3 bedroom mid-floor plate cross through apartmentFigure 4N.6 Diagrams showing indicative layouts for 3 bedroom apartmentsNote: these do not represent the only solutions1. Windows have safety screens, window locks orother safety devices in place to prevent falls.Safety screens support natural ventilation2. Room layouts minimise the need to locatefurniture immediately adjacent to windows orbalustradesDRAFT | Apartment Design Guide I September 2014105

04 I Building4O Ceiling heightsCeiling height is measured internally from finished floorlevel to finished ceiling level. The height of a ceilingcontributes to amenity within an apartment and theperception of space. Well designed and appropriatelydefined ceilings can create spatial interest and hierarchyin apartments.1.5mResidentialhabitableCeiling height is directly linked to achieving sufficientnatural ventilation and daylight access to habitable rooms.The ground and first floor levels of mixed use apartmentbuildings should have increased ceiling heights to ensuretheir longer term adaptability for other uses.2.4m2.7mResidentialnon-habitableResidentialhabitable3.3mResidentialground floor2.4mResidentialnon-habitableDouble height space forsmaller apartments2.7mResidentialhabitableFigure 4O.2 Ceiling heights of minimum 2.7m help to achieve good daylightaccess and natural ventilation to residential apartments2.7mResidentialhabitable2.7mResidentialhabitable3.3mMixed useIncreased ceiling height forcafes and restaurants4.2mCafe /restaurantFigure 4O.1 Retail and commercial floors of mixed use buildingsrequire greater ceiling heightsFigure 4O.3 Ground floors often need to accommodate a range of usessuch as retail, cafes and restaurants, and should provideincreased ceiling heights to allow for maximum flexibility of use106 DRAFT | Apartment Design Guide I September 2014

Performance criteria4O-1Ceiling height achieves sufficient natural ventilationand daylight accessAcceptable solutions04 I Building1. Measured from finished floor level to finishedceiling level, minimum ceiling heights are:Minimum ceiling heightfor apartment and mixed use buildingsHabitable rooms 2.7mNon-habitable 2.4mFor 2 storeyapartments2.7m for main living area floor2.4m for second floor, where itsarea does not exceed 50% ofthe apartment areaAttic spaces 1.5m at edge of room with a 30degree minimum ceiling slopeIf located in mixedused areas3.3m for ground floor topromote future flexibility of useThese minimums do not preclude higher ceilingsif desired2. Ceiling height can accommodate use of ceilingfans for cooling and heat distributionPerformance criteria4O-2Ceiling height increases the sense of space inapartments and provides for well proportionedroomsAcceptable solutionsFigure 4O.4 Differing ceiling heights are an opportunity to provide visualinterest in the building facade1. A number of the following design solutions areused:• the hierarchy of rooms in an apartment isdefined using changes in ceiling heights andalternatives such as raked or curved ceilings;or double height spaces2.7m3.1m2.4mService bulkheadNon-habitable(e.g. bathroom)• well proportioned rooms are provided, forexample, smaller rooms feel larger and morespacious with higher ceilings• ceiling heights are maximised in habitablerooms by ensuring that bulkheads do notintrude. The stacking of service rooms fromfloor to floor and coordination of bulkheadlocation above non-habitable areas, such asrobes or storage, can assistFigure 4O.5 Services bulkheads are wholly contained within non-habitablerooms and do not intrude into habitable spacesPerformance criteria4O-3Ceiling heights contribute to the flexibility ofbuilding use over the life of the buildingAcceptable solutions1. Ceiling heights of lower level apartments incentres are greater than the minimum required inthe table above (4O-1.1) allowing flexibility andconversion to non-residential usesDRAFT | Apartment Design Guide I September 2014107

04 I Building4P Private open space and balconiesPrivate open spaces are outdoor spaces of the apartment,including balconies, courtyards and terraces, whichenhance the amenity and indoor/outdoor lifestyle ofresidents. They capitalise on NSW’s temperate climate,providing an area for external activities, an extension ofliving spaces as well as the opportunity for pet ownership.Private open spaces are also important architecturalelements on the outside of an apartment building,contributing to the form and articulation of the buildingwith fences, balustrades and screens.Figure 4P.1Balconies, courtyards and terraces enhance the amenity andindoor/outdoor lifestyle of residents2.0m2.4mGround floor apartmentsand podium levels shouldprovide private terraces.A balcony with a depthof 2m is appropriatefor 1 and 2 bedroomapartments and fits atable and 2-4 chairs.A balcony for a threebedroom apartmenthas a depth of 2.4mfits a table and 4-6chairs.Noisy locations may necessitatedifferent solutions such as enclosedwintergardens, balconies with operablewalls, juliet balconies or bay windows.Figure 4P.2Diagrams illustrating minimum balcony depth and options for noise treatment108 DRAFT | Apartment Design Guide I September 2014

04 I BuildingPerformance criteria4P-1Primary private open space and balconies areappropriately locatedAcceptable solutions1. Primary open space and balconies are locatedadjacent to the main living areas, such as theliving room, dining room or kitchen to extend theliving space2. Private open spaces and balconies predominantlyface north, east or west and solar access to livingrooms is not impeded3. Primary open space and balconies are orientatedwith the long side facing outwards to optimisedaylight access into adjacent roomsFigure 4P.3Building layout should maximise balcony use by allowing accessfrom the main living area and a bedroom (where possible).Secondary balconies provide further amenity to apartment livingand are best accessed off kitchens and laundriesPerformance criteria4P-2Primary private open space and balconies areappropriately sizedAcceptable solutions1. Primary private open space at ground level orsimilar space on a structure has a minimumarea of 16m 2 and a minimum dimension in onedirection of 3m2. Primary balconies are provided for all apartmentswith the following minimum area and depthaccording to apartment size:Dwelling typeMinimumareaMinimumdepth1 bedroom apartments 8m 2 2m2 bedroom apartments 10m 2 2m3+ bedroom apartments 12m 2 2.5mFigure 4P.4Primary balconies provide outdoor living, articulate the buildingfacade and contribute to the safety of the public domainthrough increased surveillance opportunitiesDRAFT | Apartment Design Guide I September 2014109

04 I Building4P Private open space and balconiesFigure 4P.7Partially solid fences and balustrades allow views and passivesurveillance of the street while maintaining visual privacyFigure 4P.5For one and two bedroom apartments, balconies should be atleast 2m deep to allow enough space for a small tableAlternative SolutionsAlternative solutions such as juliet balconies,operable walls, enclosed wintergardens or baywindows may be appropriate where balcony useis limited by:• consistently high wind speeds at 9 storeysand above• close proximity to road, rail or other noisesources (see section 4T Noise and pollutionfor further guidance)• exposure to significant levels of aircraftnoiseIncreased communal open space should beprovided where number or size of balconies arereducedFigure 4P.6A combination of solid and transparent materials balances theneed for privacy with surveillance of the public domainFigure 4P.8Viewed from the inside, screening increases privacy and allowsfor clothes drying, storage and air conditioning units110 DRAFT | Apartment Design Guide I September 2014

04 I BuildingPerformance criteria4P-3Private open space and balcony design isintegrated into the overall architectural form anddetail of the buildingAcceptable solutions1. Projecting balconies are integrated into thebuilding design2. Operable screens, shutters, hoods and pergolasare used to control sunlight and wind, whererequired3. Solid, partially solid or transparent fences andbalustrades are suitable for the location and aredesigned to allow views and passive surveillanceof the street while maintaining visual privacyFigure 4P.9Setting the balustrade back from the building edge allows forlandscaping towards the street for increased privacy4. Balustrades are set back from the building orbalcony edge where overlooking or safety is anissue5. Screening is provided for clothes drying, storageand air conditioning units6. Downpipes, balcony drainage and air conditioningunits are integrated with the overall facade andbuilding design, with unsightly features hidden7. Ceilings of apartments below terraces areinsulated to avoid heat lossPerformance criteria4P-4Private open space and balcony designmaximises safetyAcceptable solutions1. Changes in ground levels or landscaping areminimised2. Design and detailing of balconies avoidsopportunities for climbing and fallsFigure 4P.10 Soffits and undersides of balconies need to be well detailed asthey are visible from the streetDRAFT | Apartment Design Guide I September 2014111

04 I Building4Q Natural ventilationNatural ventilation is the movement of sufficient volumesof fresh air through an apartment to create a comfortableindoor environment. Sustainable design practiceincorporates natural ventilation by responding to the localclimate and reduce the need for mechanical ventilation andair conditioning. To achieve adequate natural ventilation,apartment design must address the orientation of thebuilding, the configuration of apartments and the externalbuilding envelope.Xceilingheightvery goodX2X2.5Xgood OK poor3XNatural cross ventilation is achieved by apartments havingmore than one aspect allowing air to be drawn throughthe apartment using opposing air pressures, rather thanrelying on purely wind driven air. Apartment layout andbuilding depth have a close relationship with the ability ofan apartment to be naturally ventilated. Generally as thebuilding gets deeper, effective airflow reduces.Figure 4Q.1 The depth of a single aspect apartment relative to the ceilingheight directly influences the quality of natural ventilation anddaylight accessFigure 4Q.2 Prevailing winds vary for different locations and depend on local conditions. For coastal areas in NSW, cooling sea breezes in summer tend to comefrom a north-easterly direction112 DRAFT | Apartment Design Guide I September 2014

04 I BuildingPerformance criteria4Q-1All habitable rooms are naturally ventilatedAcceptable solutions1. Orientation of building maximises capture and useof prevailing breezes for natural ventilation2. Rooms have appropriate depths (see Section 4NApartment layout)3. Unobstructed window openings are equal to atleast 5% of the floor area served4. Doors and operable windows maximise naturalventilation opportunities established by theapartment layout, using a number of the followingdesign solutions:• adjustable windows with large effectiveopenable areas• a variety of window types that provide safetyand flexibility such as awnings and louvres• windows which the occupants can reconfigureto funnel breezes into the apartment suchas vertical louvres, casement windows andexternally opening doorsFigure 4Q.3 Operable balcony screens allow occupants to customise theirenvironment and regulate access of natural light and ventilationPerformance criteria4Q-2Natural ventilation for single aspect apartments ismaximisedAcceptable solutions1. Apartment depths are limited to maximiseventilation and airflow. See figure 4Q.1Xceilingheight2. Light wells are not the primary air source forhabitable rooms6XFigure 4Q.4 Where greater than the minimum ceilings heights are provided,the allowable depth of dual aspect apartments can increaseusing a ratio of 6:1 (apartment depth = 6 x ceiling height)3. A number of the following design solutionsare used:• primary windows are augmented with plenumsand lightwells (generally not suitable for crossventilation)• solar chimneys, stack effect ventilation orsimilar to naturally ventilate internal buildingareas or rooms such as bathrooms andlaundries• lightwells or building indentations with a widthto depth ration of 2:1 or 3:1 where possibleto ensure effective air circulation and avoidtrapped smellsDRAFT | Apartment Design Guide I September 2014113

04 I Building4Q Natural ventilationInlet(m 2 )Outlet(m 2 )Figure 4Q.5 Effective cross ventilation is achieved when the inlet and outlet have approximately the same area, allowing air to be drawn through the apartmentusing opposite air pressures on each side of the buildingFigure 4Q.6 Responding to the local climate reduces the need formechanical ventilation and air conditioningFigure 4Q.7 Natural cross ventilation is facilitated by limited apartmentdepths and use of dual aspect apartmentsFigure 4Q.8 Natural ventilation is further enhanced by using generouswindow and door openingsFigure 4Q.9 Operable louvres allow residents to regulate naturalventilation effectively114 DRAFT | Apartment Design Guide I September 2014

04 I BuildingPerformance criteria4Q-3The number of apartments with natural crossventilation is maximisedAcceptable solutions1. At least 60% of apartments are naturally crossventilated2. For apartment buildings 9 storeys and overan appropriately qualified wind consultant hasconfirmed that 60% of the apartments achievecross ventilation3. Overall building depth does not exceed 12-18metres4. Cross ventilation is facilitated by limited apartmentdepths and use of dual aspect apartments, crossthrough apartments and corner apartments5. In dual aspect apartments external window anddoor opening sizes/areas on one side of anapartment (inlet side) are approximately equal tothe external window and door opening sizes/areason the other side of the apartment (outlet side).See figure 4Q.56. Interruptions to airflow are limited through theapartments by minimising the number of corners,doors and rooms that might obstruct airflow7. Apartment depths, combined with ceiling heights,maximise ventilation and airflow.See figure 4Q.4Figure 4Q.10 The floor plan above demonstrates how five of total eightapartments achieve natural cross ventilationDRAFT | Apartment Design Guide I September 2014115

04 I Building4R StorageAdequate storage is an important component ofapartment design. It is calculated by volume as opposedto floor area and should be provided proportionally to thesize of the apartment.Figure 4R.1 Storage within an apartment needs to be convenient andaccessible from circulation or living areasFigure 4R.2 Storage located on private balconies or within courtyardsshould be integrated and screened from view116 DRAFT | Apartment Design Guide I September 2014

04 I BuildingPerformance criteria4R-1Adequate, well designed storage is provided ineach apartmentAcceptable solutions1. In addition to storage in kitchens, bathrooms andbedrooms, the following storage is provided:Dwelling typeStorage sizestudio apartments 6m 31 bedroom apartments 6m 32 bedroom apartments 8m 33+ bedroom apartments 10m 3with at least 50% located within the apartment2. Storage is accessible from either circulation orliving areas3. Storage provided on balconies (in addition tothe minimum balcony size) is integrated into thebalcony design, weather proof and screened fromview from the street4. Left over space such as under stairs is used forstoragePerformance criteria4R-2Additional storage is conveniently located,accessible and nominated for individualapartmentsAcceptable solutions1. Storage not located in apartments is secure andclearly allocated2. Storage is provided for larger and less frequentlyaccessed items, where practical3. Storage space in internal or basement car parksis provided at the rear or side of car spaces or incages4. Storage rooms are accessible from commoncirculation areas of the buildingFigure 4R.3 Areas in car parks provide an opportunity to incorporate secureand convenient storage facilities for residents5. Storage not located in an apartment is integratedinto the overall building design and not visiblefrom the public domainDRAFT | Apartment Design Guide I September 2014117

04 I Building4S Acoustic privacyAcoustic privacy is about protecting sound transmissionbetween external and internal spaces, betweenapartments and communal areas and betweenapartments within a building.Designing for acoustic privacy considers the site context,surrounding uses, building separation, the location ofpublic and private open spaces and the arrangement ofinternal spaces in a building.This section outlines typical considerations for acousticprivacy. For constrained sites such as sites near a railcorridor, major roads or underneath flight paths, refer toPart 4T Noise and Pollution for further guidance.Figure 4S.1 Appropriate finishes, treatments and construction methods helpreduce noise transmission through walls and floorsFigure 4S.2 The building layout should ensure that amenity impacts fromnoise are reduced to both living areas and bedrooms. The planabove locates living spaces away from the noisy access coreFigure 4S.3 The timing and extent of activities allowed in common areasshould be managed by strata or owners corporation118 DRAFT | Apartment Design Guide I September 2014

Performance criteria4S-1Noise transfer is minimised through the siting ofbuildings and building layout04 I BuildingAcceptable solutions1. Adequate building separation is provided withinthe development and from neighbouring buildings/adjacent uses (also see section 2F Buildingseparation and section 3F Visual Privacy)2. Window and door openings are generallyorientated away from noise sources3. Noisy areas within buildings including buildingentries and corridors are located next to or aboveeach other and quieter areas next to or abovequieter areas4. Storage, circulation areas and non-habitablerooms are located to buffer noise from externalsourcesFigure 4S.4 Sleeping and living areas should be located at least 3m awayfrom noise sources such as driveways and garage doors5. The number of party walls (walls shared with otherapartments) are limited and are appropriatelyinsulated6. Noise sources such as garage doors, driveways,service areas, plant rooms, building services,mechanical equipment, active communal openspaces and circulation areas are located at least3m away from bedroomsPerformance criteria4S-2Noise impacts are mitigated through internalapartment layout and acoustic treatmentsAcceptable solutions1. Internal apartment layout separates noisy spacesfrom quiet spaces, using a number of the followingdesign solutions:• rooms with similar noise requirements aregrouped together• doors separate different use zones• wardrobes in bedrooms are co-located to actas sound buffers2. Where physical separation cannot be achievednoise conflicts are resolved using the followingdesign solutions:• double or acoustic glazing• acoustic sealsFigure 4S.5 In addition to mindful siting and orientation of the building,acoustic seals and double or triple glazing are effectivemethods to further reduce noise transmission• use of materials with low noise penetrationproperties• continuous walls to ground level courtyardswhere they do not conflict with streetscape orother amenity requirementsDRAFT | Apartment Design Guide I September 2014119

04 I BuildingpODium Acts AsA nOise shielDbalconiesWhen considering balconies in building design it isimportant to note that the standard jutting balconymay act to reflect noise directly into the interior ofthe building as illustrated in the figure 3.5.4T Noise and pollutionIt should be noted that although balconies shouldbe located away from a road, where this occurs onthe southern side of a development it may result inspace that is not used and that is of low amenity.Where balconies are required, solid balustrades withProperties located near sound major absorption roads, rail material lines added and to the underside ofbalconies above is a good means of reducing noisebeneath flight paths can be subject to noise and poor airentering the building.quality. Similarly, hostile and noisy environments such asindustrial areas, substations Providing or enclosed sports stadiums balconies can (or winter have gardens)is another means of reducing the noise enteringimpacts on residential amenity. Careful design solutionsa building. Where enclosed balconies are usedcan help to improve quality ventilation of life may in affected need to be apartments considered. By installingby minimising potential acoustic noise and louvres pollution ventilation impacts. requirements and reducednoise can be addressed. These approaches are shownin figure 3.6.This section addresses design responses on sites that areaffected by significant figure noise 3.5: and Balcony pollution treatments sources. Sectionwhich reduce traffic noiseAs below + higher4S Acoustic Privacy deals intrusion with more typical residentialsolid balustradedevelopments that do not face these challenges.Closed solid balustradewith sound adsorptionto balcony soffitClosed solidbalustradeStandard openBalustradeThick solid wall withfewer penetrationsfigure 3.6: Enclosablebalconies facing theroadSOURCELouvres open formaximum naturalventilationLouvres partlyopen for naturalventilation withsome noisepenetrationLouvres closedto reduce noisepenetrationENCLOSEDBALCONIESWITH OPENABLEACOUSTIC/ GLASSLOUVRES FORFLEXIBILITYFigure 4T.2 Enclosing balconies to function as ‘wintergardens’ is aneffective means of reducing road and rail noise(Source: Development Near Rail Corridors And Busy Roads –Interim Guideline, NSW)December 2008 Development near Rail Corridors and Busy Roads – Interim GuidelinePart C: Noise and Vibration 253.8. podiums, balconies and courtyardspodiumsfigure 3.3: Podiums actingas partial noise shields forresidential apartmentsFigure 4T.1Traffic noise can be substantially reduced by buildingresidential apartments on top of a podium orThis mixed use development commercial is located on building a busy road space. and If is the residential towerdesigned with limited openings is exposed set back to the the podium noise source acts to provide increaseddistance from the road thus shielding noise fromthe road to the lower apartments (see figures 3.3and 3.).figure 3.: Example ofcommercial podium withresidential apartmentsaboveAlternative SolutionsAlternative solutions to the requirements for:Apartmentsprotected fromnoise by podiumbelow• solar and daylight access• private open space and balconies and• natural cross ventilationpODium Acts AsA nOise shielDmay be proposed to achieve appropriatedesign solutions on sites that are constraineddue to noise and pollution.balconiesFigure 4T.3When considering balconies in building design it isimportant to note that the standard jutting balconymay act to reflect noise directly into the interior ofthe building as illustrated in the figure 3.5.Setting back the residential component on a podium helpsshielding apartments from major noise (Source: DevelopmentNear Rail Corridors And Busy Roads – Interim Guideline, NSW)It should be noted that although balconies shouldbe located away from a road, where this occurs onthe southern side of a development it may result inspace that is not used and that is of low amenity.120 DRAFT | Apartment Design Guide Where I September balconies 2014are required, solid balustrades withsound absorption material added to the underside ofbalconies above is a good means of reducing noiseentering the building.figure 3.6: Enclosablebalconies facing theroad

04 I BuildingPerformance criteria4T-1The siting and layout of buildings minimise theimpacts of external noise and pollutionAcceptable solutions1. A number of the following design solutions areused:ResidentialCommercialFigure 4S.6 Horizontal separation of land uses can shield residential usesfrom hostile road or rail environments• residential uses are located perpendicular tothe noise sources and where possible bufferedby other uses• non-residential buildings are positioned parallelto the noise source to provide a continuousbuilding shielding residential uses andcommunal open spacesRetractableprivacy screensRetractableglazed acousticscreensFull height glazedsliding doorsmin 65% solid street frontage(including balustrade)‘Winter garden’min depth 2.0mHabitable space• non-residential uses are located at lower levelsvertically separating the residential componentfrom the noise source• where solar access is in the opposite directionto the noise or pollution source, habitablerooms are located away from these andstorage areas, circulation areas, non-habitablerooms and kitchens provide a buffer to thenoise or pollution source• where solar access is in the same direction asthe noise or pollution source, apartments aredual aspect with shallow building depths• landscape design reduces the perceptionof noise and acts as a filter for air pollutiongenerated by traffic and industryFigure 4T.4Balconies designed as acoustically sealed wintergardens canimprove liveability of the balcony and adjoining habitable roomsPerformance criteria4T-2Noise transmission is mitigated by appropriatenoise shielding or attenuation techniques forthe building design, construction and choice ofmaterialsAcceptable solutions1. A number of the following design solutions areused:• number and size of openings facing noisesources are limited• seals prevent noise transfer through gaps• double or acoustic glazing, acoustic louvres orenclosed balconies (wintergardens)• materials with mass and/or sound insulation orabsorption properties e.g. balcony balustrades,external screens and soffitsFigure 4T.5Wintergardens can be either closed off or incorporated as livingspace, depending on the time of day and local conditionsDRAFT | Apartment Design Guide I September 2014121

04 I Building4U Energy efficiencyPassive environmental and energy efficient design is aboutthe ability of an apartment to manage thermal performance(thermal comfort) and daylight access, providing increasedamenity to occupants and reducing energy costs.This section offers guidance on meeting BASIXsustainability requirements and other rating systemsthrough better design practice. For additional designpractice linked to passive environmental design and energyefficiency see sections 4L Solar and daylight access,4N Apartment layout and 4Q Natural ventilation.Figure 4U.2 Shading trees and landscaping contribute to the energyefficiency of buildingsFigure 4U.1 Example of shading devices that can be operated by theresident to manipulate the level or daylight and sun accessFigure 4U.3 Thermal mass in floors and walls allow for heat storage inwinter and reduced heat transfer in summer122 DRAFT | Apartment Design Guide I September 2014

04 I BuildingPerformance criteria4U-1Development incorporates passiveenvironmental designAcceptable solutions1. Adequate natural light is provided to habitablerooms (see 4L Solar and daylight access)2. Well located, screened outdoor areas areprovided for clothes dryingFigure 4U.4 Grouping rooms with similar uses together creates differentzones in an apartment, helping to optimise energy usePerformance criteria4U-2Development incorporates passive solar design tooptimise heat storage in winter and reduce heattransfer in summerAcceptable solutions1. A number of the following design solutions areused:• the use of smart glass or other technologies onnorth and west elevations• thermal mass in floor and walls in the northfacing rooms is maximised• polished concrete floors, tiles or timber ratherthan carpet• insulated roofs, walls and floors and seals onwindows and door openings• overhangs and shading devices such asawnings, blinds and screens2. Provision of consolidated heating and coolinginfrastructure in a centralised location (e.g. thebasement)Performance criteria4U-3Adequate natural ventilation minimises the needfor mechanical ventilationAcceptable solutions1. A number of the following design solutions areused:• rooms with similar usage are grouped togetherFigure 4U.5 Environmental technology, integrated into the overall design,add to the sustainable performance of buildings• natural cross ventilation for apartments isoptimised• natural ventilation is provided to all habitablerooms and as many non-habitable rooms,common areas and circulation spaces aspossibleDRAFT | Apartment Design Guide I September 2014123

04 I Building4V Water management and conservationWater sensitive urban design is the integratedmanagement of water in urban areas. It takes into accountall of the elements of the urban water cycle includingpotable (drinking quality) water, rainwater, wastewater,stormwater and groundwater.Bio-filtration swalesConstructed wetlandWater feature using recycled waterOpen spaceParks with detention capacityBest practice water management considers watermeasures at all stages of the project. This ranges frominitial site planning measures that maximise deep soilareas for water infiltration to detailed building design thatcaptures and recycles stormwater and wastewater forbuilding services.The Building Sustainability Index (BASIX) ensures that allnew dwellings are designed to minimise potable water useand reduce greenhouse gas emissions. To support therequirements of BASIX there are a number of planningand design considerations that are relevant to apartmentdevelopments.Figure 4V.1Streets and parks of larger developments should be designedto treat stormwater runoff and accommodate flooding eventsClean waterContaminated water1. First flush diversion valve2. Diversion to water feature spout1163. Over flow from water feature4. Retention tank5. Detention tank6. Pump and filter107. Over flow from courtyard detention8. Water feature supply15542 1493871213169. Pavement runoff10. First flush roof water (15mm)11. Infiltration to water table12. Biosink/wetland filter system13. Irrigation6171114. Water feature15. Municipal storm water system16. Basement parking17. Water tableFigure 4V.2Stormwater quantities can be reduced and water quality increased by circulating rainwater througha connected water feature and wetland system124 DRAFT | Apartment Design Guide I September 2014

04 I BuildingPerformance criteria4V-1Potable water use is minimisedAcceptable solutions1. Water efficient fittings, appliances and wastewaterreuse are incorporated2. Apartments are individually metered3. Rainwater is collected, stored and reused on site4. Drought tolerant, low water use plants are usedwithin landscaped areasPerformance criteria4V-2Urban stormwater is treated on site before beingdischarged to receiving watersAcceptable solutions1. Water sensitive urban design systems aredesigned by a suitably qualified professionalFigure 4V.3Water sensitive features are attractive elements able toeffectively filter and reuse stormwater runoffDownpipe2. A number of the following design solutions areused:• runoff is collected from roofs and balconies inwater tanks and plumbed into toilets, laundryand irrigation• porous and open paving materials ismaximised• on site stormwater and infiltration, includingbio-retention systems such as rain gardens orstreet tree pitsBioretention mediaCapacity forstormwaterdetentionPerformance criteria4V-3Flood management systems are integrated intosite designOverflowcollection pitFootpath runoffAcceptable solutions1. Detention tanks are located under paved areas,driveways or in basement car parks2. On large sites parks or open spaces are designedto provide temporary on site detention basinsOutlet pipeSurcharge pitFigure 4V.4A bio-retention garden improves water quality by using plantsto treat roof and surface water runoffDRAFT | Apartment Design Guide I September 2014125

04 I Building4W Waste managementThe minimisation and effective management of domesticwaste from apartments contributes to the visual andphysical amenity of the building as well as limitingpotentially harmful impacts on the environment.Minimising waste is relevant to all stages of the building’slife cycle and also includes the way in which wasteis collected and stored in a manner that is safe andconvenient. Waste management should be consideredearly on in the design process.Figure 4W.1 Common garbage areas should be screened from view andwell ventilatedFigure 4W.2 Alternative waste disposal, such as composting, can beincorporated into the design of common open space areasFigure 4W.3 This residential development incorporates compost bins and acommunity garden for residents126 DRAFT | Apartment Design Guide I September 2014

04 I BuildingPerformance criteria4W-1Waste storage facilities are designed to minimiseimpacts on the streetscape, building entry andamenity of residentsAcceptable solutions1. Adequately sized storage areas for rubbish binsare located discreetly away from the front of thedevelopment or in the basement car park2. Garbage storage areas are well ventilatedFigure 4W.4 Well designed, easily accessible and clean garbage roomsimprove the collection and management of household waste3. Circulation design allows bins to be easilymanoeuvred between storage and collectionpoints4. Temporary storage is provided for large bulk itemssuch as mattresses5. A waste management plan is preparedPerformance criteria4W-2Domestic waste is minimised by providing safe andconvenient source separation and recyclingAcceptable solutions1. All dwellings have a waste cupboard or temporarystorage area of sufficient size to hold two daysworth of garbage recyclingFigure 4W.5 Garbage areas should allow for sufficient space to manoeuvrebins and sort waste for recycling2. Communal garbage rooms are in convenient andaccessible locations related to each vertical core3. For mixed use developments, residential garbagestorage areas and access are separate andsecure from other uses4. Alternative waste disposal methods such ascomposting are providedFigure 4W.6 For taller development, garbage chutes can be located onfloors to allow for convenient disposal of wasteDRAFT | Apartment Design Guide I September 2014127

04 I Building4X Building maintenanceCareful design and material selection can reducethe long term maintenance obligations of apartmentdevelopment. In addition, effective maintenance ofthe development ensures the longevity of buildings,sustaining the value of the property and reducing thelife-cycle cost to owners.Figure 4X.1 Building facades should use materials that are long lasting andweather well over time, such as brickwork, tiles and glassFigure 4X.2 The building layout should provide easy access formaintenance and inspection of services and plant equipment128 DRAFT | Apartment Design Guide I September 2014

Performance criteria4X-1Building design detail provides protection fromweatheringAcceptable solutions04 I Building1. A number of the following design solutions areused:• roof overhangs to protect walls• hoods over windows and doors to protectopenings• detailing horizontal edges with drip lines toavoid staining of surfaces• methods to eliminate or reduce planter boxleaching• appropriate design and material selection forhostile locationsPerformance criteria4X-2Systems and access enable ease of maintenanceAcceptable solutions1. Window design enables cleaning from the insideof the building2. Building maintenance systems are incorporatedand integrated into the design of the building form,roof and facade3. Design solutions do not require externalscaffolding for maintenance access4. Manually operated systems such as blinds,sunshades and curtains are used in preference tomechanical systemsFigure 4X.3 Roof overhangs, hoods and drip lines protect walls from theelements (rain, sun, wind) reducing maintenance costs5. Centralised maintenance, services and storageare provided for communal open space areaswithin the buildingPerformance criteria4X-3Material selection reduces ongoingmaintenance costsAcceptable solutions1. A number of the following design solutions areused:• natural materials that weather well and improvewith time such as face brickworkFigure 4X.4 Apartment windows should be designed so that they are easyto access and clean by residents• easily cleaned surfaces that are graffitiresistant• robust and durable materials and finishes areused in locations which receive heavy wearand tear, such as common circulation areasand lift interiorsDRAFT | Apartment Design Guide I September 2014129

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Part 5Design review panels5A Function of design review panels 1335B Membership and establishment 1345C Roles and responsibilities 1365D Meeting procedures 1385E Templates 140DRAFT | Apartment Design Guide I September 2014131

05 I Review Panels132 DRAFT | Apartment Design Guide I September 2014

05 I Review Panels5A Function of design review panelsSEPP 65 allows for design review panels to beestablished as an important tool to improve andenhance the design quality of apartment developments.Whether the panel is for one or more local governmentareas, they should operate consistently to providecertainty and efficiency.This section of the Apartment Design Guide is a toolkitfor the establishment and operation of panels. Itincludes details about:• functions, membership and constitution• roles and responsibilities of councils and panelmembers• operating procedures and guidelines• templates (meeting agenda, developmentassessment and meeting minutes).General functionDesign review panels are advisory only, and do not havea decision making function. Their primary functions are to:• provide independent expert design advice onapplications and policy for apartment buildings• assist in improving the design quality of apartmentdevelopment.The panel advises on the design quality of applicationswith reference to SEPP 65’s nine design quality principlesand this Apartment Design Guide. The panel may identifyand recommend improvements necessary to achieveconsistency with the design quality principles and theApartment Design Guide.The advice has legal weight and can be relied upon bythe consent authority when determining a developmentapplication or modification for apartment developmentunder SEPP 65. It should be outlined in the planningofficer’s report to council. A full copy of the advice shouldbe attached to the council report as well as being madepublicly available on council’s website.Design review panels may also provide independentadvice to consent authorities on design principles for localenvironmental plans, development control plans, precinctplans and other design related policies. This may includea review of design related controls, advice on methodsto achieve design quality and local provisions related toapartment development.Relationship between design review panels andarchitectural design competitionsA council is not required to send a development applicationfor apartment development to a design review panel if anarchitectural design competition, consistent with the DirectorGeneral’s Design Excellence Guidelines has been held.Pre-development application discussionsThis Apartment Design Guide encourages pre-developmentapplication discussions, including early input by a designreview panel. Early panel advice on a schematic proposalcan allow applicants to address issues early on, and savetime later in the application process.DRAFT | Apartment Design Guide I September 2014133

05 I Review Panels5B Membership and establishmentMembershipA design review panel should consist of at least threemembers. However, it is recommended that two alternatesalso be appointed to ensure a quorum can be maintained.Panel members should have expertise in:• architecture,• landscape architecture, or• urban design.Councils should ensure that panels have a mix of expertise.councillors, council officers or council employees cannot beappointed as panel members.Panel establishment and selection of membersCouncils should undertake the following steps to establisha SEPP 65 design review panel under delegation, or toestablish its own panel:• resolve to establish a design review panel for thelocal government area/s• seek expressions of interest for panel members fromsuitably qualified professionals• assess the expressions of interest against the coreselection criteria (see below) and any other additionalcriteria established to address local issues• appoint members for an initial term of 3 years, and• determine and confirm all terms of the appointment,including remuneration details for each member.134 DRAFT | Apartment Design Guide I September 2014

05 I Review PanelsCore selection criteria for panel membersExpressions of Interest for design review panel membersshould include a brief professional profile addressing theselection criteria below:Selection criteria1. Appropriate qualification and demonstratedexperience in the design of apartmentdevelopments in relation to architecture,landscape architecture or urban design2. Demonstrated highly developed skills andexperience in urban analysis of local planningstrategies and policies (e.g. local environmentalplans, development control plans, precinct plansand town centre revitalisation) that containprovisions for apartment development3. Knowledge or understanding of local councilpolicies and development controls4. Knowledge of the design issues of the local area5. Ability to analyse, evaluate and report oncomplex design quality issues for developmentapplications and strategic planning6. Ability to develop design options and/orrecommendations to ensure appropriateapplication of SEPP 65 design quality principlesand the Apartment Design Guide7. Ability to work in a multi-disciplinary team8. Ability to liaise/negotiate with local government aswell as the private sectorFunding and remunerationDesign review panel members are entitled toremuneration and the payment of expenses. TheEnvironmental Planning and Assessment Regulation2000 allows councils with a SEPP 65 panel to chargea maximum fee for panels. Councils are thereforeresponsible for the funding and remuneration of designreview panels.The following should be considered when determiningfunding and remuneration arrangements with panelmembers:• where more than one council is involved in theoperation of a design review panel, councils shouldfund the panel’s operation on an equitable basis,for example, based on the number of developmentapplications referred to the panel• the Environmental Planning and AssessmentRegulation 2000 allows a maximum additionaldevelopment application fee to be charged forapartment building applications that will be referredto a design review panel. This allows councils todetermine within their own fee policy how muchthey will charge up to the maximum. This may beinfluenced by the average panel costs per applicationand the estimated number of times an application willbe referred to a panel• councils are to remunerate each panel membercommensurate with their professional role andmeeting input. Remuneration should be fair andequitable taking into consideration the time taken toparticipate in panel processes9. Good written and verbal communication skillsincluding the ability to translate technicalinformation into plain English10. Knowledge, commitment and ability to implementcouncil policies and standards, including thosethat relate to integrity, ethics, safety, antidiscriminationand equityDRAFT | Apartment Design Guide I September 2014135

05 I Review Panels5C Roles and responsibilitiesPanel coordinatorCouncils are responsible for coordinating the operationof the design review panel. It is suggested that a specificcouncil officer be the nominated coordinator or the role maybe shared amongst several officers. In the case of panelsformed for more than one local government area, the rolecould be shared on a rotational basis.Whichever approach is taken, arrangements about howtasks will be undertaken need to be established, particularlywhere more than one person or council is involved.The nominated coordinator will need to:• determine the annual meeting schedule and make itpublicly available• be the central point of contact between the panelmembers and other council staff or stakeholders• arrange meeting venues which have appropriatedisplay space and room for applicants and otherobservers• prepare and distribute meeting invites, applicationinformation and agendas, ensuring sufficient notice isprovided to all parties• arrange site inspections• ensure in advance of each meeting that there will be aquorum• arrange for relevant council staff members to attendmeetings• arrange minute taking and panel member endorsementof minutes• distribute minutes to relevant parties and make thempublicly available on council’s website within 14 days ofthe panel meeting• administer fee and member remuneration payments• arrange for a summary of council decisions onapplications considered by the panel to be given topanel members, providing feedback on considerationof applications and awareness of any other relevantmatters, and• provide information about the panel and its operation toany interested party, including new panel members136 DRAFT | Apartment Design Guide I September 2014

05 I Review PanelsPanel chairpersonThe panel chair is responsible for:• running design review meetings• ensuring that the meeting agenda is followed andthat allocated timeframes are adhered to• ensuring that discussion remains focused on theapplication being considered and that advice relatesto matters covered by SEPP 65 and the ApartmentDesign Guide• ensuring the advice and recommendationsdeveloped for each application is voted on by thepanel. In the case of a tied vote, the chairperson hasthe casting vote• ensuring the panel endorses the minutes• liaising with council staff about the operation of thepanel, where required• attending meetings to brief councillors on paneladvice provided, where required, and• ensuring new members have been inducted and arebriefed about panel operationPanel membersPanel members are required to:• treat all discussions and information aboutapplications with sensitivity and confidentiality• provide independent, fair and reasonableprofessional advice relative to the design qualityprinciples of SEPP 65 and this Apartment DesignGuide, and• respond to and comment on material presented,providing constructive feedback to makeamendments as requiredPecuniary interestsUnder SEPP 65 design review panel members mustdisclose any pecuniary interests. Where a pecuniaryinterest exists, the member must:• disclose the interest to the chair as soon aspracticable, and preferably before the meeting toensure there is a quorum for all items• not take part in the consideration or discussion of thematter, and• not vote on any question relating to the matterPecuniary interests should be recorded in panel meetingminutes.AgendaThe agenda is to be prepared and distributed, takingaccount of the following:• applications should be referred to the design reviewpanel as soon as possible after lodgement. This willensure that design modifications can be identifiedearly, together with any additional information beingrequested by council• the agenda for each meeting should be circulated toall panel members and meeting attendees at leastone week prior to the meeting. A meeting agendatemplate is included in section 5E Templates• the priority of agenda items for each meeting shouldbe determined by each council ensuring the timinghas regard for their statutory timeframes• each item should be allocated an equitabletime slot on the agenda adjusted for complexitywhere appropriate, to allow fair and reasonableconsideration of the application and time for a briefpresentation by the applicant or their representative,as well as questions of them by the panel, and• each agenda item should be accompanied by a briefdevelopment assessment overview prepared bycouncil’s assessment staff, giving a summary of thedevelopment's compliance with the key SEPP 65requirements and council development standardsDRAFT | Apartment Design Guide I September 2014137

05 I Review Panels5D Meeting proceduresThe following design review panel meeting procedureshave been developed to ensure consistency in theprocess and to make expectations clear for all parties.A council may choose to include additional operatingprocedures to address local circumstances. If a councilchooses to include additional operating procedures thepanel chair should make recommendations to the councilfor their endorsement.It is recommended that an inception meeting be heldwhen new panels are established to confirm generaloperating and meeting procedures. The inception meetingshould be hosted by the council so that members canbe briefed on specific operational matters. Meetingprocedures can also be discussed and confirmed.Suggested topics to be covered in the inception meetingare outlined below. Where individual new members areappointed to a panel at a later time, it is recommendedthat they be briefed jointly by the panel coordinator andchair on this information.Suggested inception meeting topics:• introduce panel coordinator, members, relevantcouncil staff and provide contact details• provide background on local planning and designissues and copies of relevant policies including theLEP and DCP• advise of annual meeting schedule, confirm memberresponsibilities and reporting timeframes• advise of responsibilities for preparing the agenda,circulation of project information and minutes• confirm contact details for remuneration matters, andfrequency of invoicing• advise of council’s media protocols• determine a protocol for the panel responding to anymedia enquiries (e.g. only through the chair, or onlythrough council’s media unit)• appoint a chairperson (which may be revolving)• confirm standard meeting procedures and anyadditional local procedures• arrange to advise the Minister for Planning andcouncil of the agreed procedures and publicise oncouncil's websiteMeeting preparation and site inspection• panel members should familiarise themselves withthe agenda and documents prior to the meeting• panel members should visit each site on the agendaprior to the meeting. Joint inspections are arrangedby the panel coordinator, and can be part of theoverall agenda for the day. Specific arrangements forthis can be determined by each panelQuorum and attendanceEach meeting is to maintain a quorum. A quorumconsists of three appointed or alternate design reviewpanel members. If less than three members are presentthere is no quorum and the meeting cannot proceed.Panel members should attend at least 75% of designreview panel meetings. The Minister or council/s mayreplace panel members who are regularly unavailable formeetings during a 12 month period.138 DRAFT | Apartment Design Guide I September 2014

05 I Review PanelsMeeting formatThe chairperson should run the meeting in accordancewith the agenda. A suggested format for individual itemsincludes:• site inspections• panel pre-discussion and application overviewby council planning staff including site history,background, surrounding proposed/approveddevelopments, compliance with planning controls,internal referral comments (e.g. heritage, stormwater,traffic / parking) and submissions/objections.Relevant state government agency commentsshould also be provided. Depending on the issue,a representative of the referral agency may also beinvited to attend the meeting• proponent presentation – short presentationexplaining the project within the local context,background and how it addresses key design qualityprinciples of SEPP 65 and the Apartment DesignGuide• panel questions/clarifications of the proponent – asrequired• panel discussion – debate and drafting of advice andrecommendations• confirm agreed advice and recommendations - thechair convenes a vote by panel members on theadvice and recommendationsWhere an application has been considered previously a siteinspection may not be necessary and the council planningstaff briefing will update the panel about the compliance ofthe amended scheme.Providing advice and voting on recommendationsPanel members should be aware of the following pointswhen providing advice and finalising recommendations:• advice should be in plain English that is readilyunderstood by the consent authority, thedevelopment proponent and the community• advice should be consistent between schemeiterations. If significant changes are recommendedthat depart from previously issued advice they mustbe supported by full written justification• when preparing advice, the panel should be awarethat the BASIX State Environmental PlanningPolicy overrides SEPP 65 provisions on thermalperformance, greenhouse emission reduction andwater reduction• either the design review panel or the council mayrequire that additional expert assistance be soughtin the assessment of a particular proposal or othermatter, and• panel members should vote on the recommendationsfor each proposal being considered. In the case of atied vote, the chairperson has the casting voteMinutes and reportingPanel members should be aware of the following pointswhen minutes are being drafted:• minutes should be recorded directly into the templateand preferably wall-projected in the meeting roomto enable recommendations to be finalised at themeeting. A meeting minutes template is provided insection 5E templates• the panel meeting minutes should include anaccurate record of the key discussion points andpanel recommendations• the minutes are to be endorsed by the design reviewpanel and returned to council within 14 days of themeeting. Ideally the minutes should be completed onthe day of the meeting to streamline timeframes• report recommendations should assist council'sdecision making, including suggested amendments,draft conditions of approval and if relevant, optionsfor considerationSEPP 65 requires that the panel’s advice be madepublicly available and accessible. It should therefore bepublished on the council/s website within seven days ofreceipt from the panel.DRAFT | Apartment Design Guide I September 2014139

05 I Review Panels5E TemplatesThis section provides a number of standard templatesto assist design review panels to operate in a consistentmanner across NSW.(a) Meeting Agenda Template[LGA Name] Design Review Panel MeetingMeeting Date:Time and Location:AgendaItem No.Subject1 Attendance & apologies2 Deferred applications2.12.23. New applications3.13.24. Other business / advice5. Next meeting – time / date6. Confirmation of minutes7. Meeting close[AttendeesCouncil panel Applicantother]140 DRAFT | Apartment Design Guide I September 2014

(b) Development Assessment Overview TemplateThis overview is to be prepared by the responsible council officer and distributed to the design reviewpanel members with the meeting agenda at least one week before the meeting05 I Review PanelsDevelopment assessment overviewProposed developmentStreet addressApplicant/ownerReport byThe proposalBackground[Brief and succinct summary of proposal][A summary of relevant background information establishing history of theproposal to date including response to context and site; photos may also beuseful]Assessment summaryCouncil's key development standardsProposedAssessmentFloor space ratioHeightFront setbackSide setbacksRear setbackOther (e.g. building depths or envelopes)SEPP 65 key standardsProposedAssessment3F Visual privacy3J Parking4L Solar and daylight access4M Common circulation and spaces4N Apartment layout4O Ceiling heights4P Private open space and balconies4Q Natural ventilation4R StorageKey issues[Summary / dot points]DRAFT | Apartment Design Guide I September 2014141

05 I Review Panels(c) Meeting Minutes TemplateThe Report of the Design Review Panel is taken to also be the minutes of the review meeting. The report accuratelyrecords the discussion and recommendations reached at the review meeting. In endorsing the Design ReviewPanel Report, the Design Review Panel has ensured the meeting discussion and the drafting of the report containconsistent conclusions and recommendationsMeeting minutes and recommendationsTime & dateMeeting locationPanel members(Chair)(Member)(Member)(Member)ApologiesCouncil staffGuestsDeclarations of interestBusiness item and meeting minutesItem numberDA numberProperty addressProposal[Succinct summary of proposal]Applicant or applicant’srepresentative address tothe Design Review Panel[Note if applicant addressed the Design Review Panel. Include name andposition]BackgroundThe site was inspected by the panel [DATE]A development application was previously before the panel at its meeting of[DATE]. At this time the panel made the following recommendation:[Insert recommendation]142 DRAFT | Apartment Design Guide I September 2014

(d) Design Quality Test TemplateThe Design Review Panel must establish if the proposal exhibits design quality or not, using the SEPP DesignQuality Principles and the Apartment Design Guide. Suggested solutions should also be recorded in theamendments section to aid clarity05 I Review PanelsDesign Quality TestNine design quality principlesThe matrix in the introduction to this guide shouldbe used when testing how a proposal addresses theApartment Design Guide and the SEPP 65 DesignQuality Principles. The matrix shows the mainrelationships but not all, therefore some proposalsmay have more relationships because of theircontext and or designApartment Design GuideThis section must discuss all the relevant aspects ofthe Apartment Design Guide. Where performancecriteria is included, this must be discussedPrinciple 1 - Context and Neighbourhood Character[record of discussion]Principle 2 - Built form and ScalePrinciple 3 - DensityPrinciple 4 - SustainabilityPrinciple 5 - LandscapePrinciple 6 - AmenityPrinciple 7 - SafetyPrinciple 8 - Housing Diversity and Social InteractionPrinciple 9 - Architectural ExpressionAmendments[identify any recommended amendments necessaryto achieve design quality and the related designquality principle]Recommendation[insert recommendation]DRAFT | Apartment Design Guide I September 2014143

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AppendicesApp1 Site analysis checklist 146App2 Pre-development application checklist 148App3 DA documentation checklist 150App4 Apartment building example schemes 154DRAFT | Apartment Design Guide I September 2014145

AppendicesAPPENDIX 1Site analysis checklistDocumentation Required information ProvidedYes (√)No (x)Site locationAerial photographLocal context planBroad map or aerial photo showing site location in relation tosurrounding centres, shops, civic/community facilities and transportColour aerial photographs of site in its contextPlan(s) of the existing features of the wider context includingadjoining properties and the other side of the street, that show:• pattern of buildings, proposed building envelopes, setbacks andsubdivision pattern• land use and building typologies of adjacent and opposite buildingsin the street• movement and access for vehicles, servicing, pedestrians andcyclists• topography, landscape, open spaces and vegetation• significant views to and from the siteSite context andsurvey plan• significant noise sources in the vicinity of the site, particularlyvehicular traffic, train, aircraft and industrial noisePlan(s) of the existing site based on a survey drawing showing thefeatures of the immediate site including:• boundaries, site dimensions, site area, north point• topography, showing relative levels and contours at 0.5 metreintervals for the site and across site boundaries where levelchanges exist, any unique natural features such as rock outcrops,watercourses, existing cut or fill, adjacent streets and sites• location and size of major trees on site and relative levels whererelevant, on adjacent properties and street trees• location and use of existing buildings or built features on the site• location and important characteristics of adjacent public,communal and private open spaces• location and height of existing windows, balconies, walls andfences on adjacent properties facing the site, as well as parapetand ridge lines• pedestrian and vehicular access points, driveways and featuressuch as service poles, bus stops, fire hydrants, etc.• location of utility services, including easements and drainage• location of any other relevant features146 DRAFT | Apartment Design Guide I September 2014

AppendicesDocumentation Required information ProvidedYes (√)No (x)Streetscapeelevations andsectionsPhotographs or drawings of the site in relation to the streetscape andalong both sides of any street that the development fronts, that show:• overall height (storeys, metres) and important parapet/datum linesof adjacent buildings• patterns of building frontage, street setbacks and side setbacks.• planned heightsAnalysisPlan that synthesises and interprets the context, streetscape and sitedocumentation into opportunities and constraints that generate designparameters, including the following information:• orientation and any overshadowing of the site and adjoiningproperties by neighbouring structures (excludes vegetation). Thewinter sun path should also be shown between 9am and 3pm on21 June• identification of prevailing wind• the geotechnical characteristics of the site and suitability of theproposed development• the public domain interface and street setback• relationship to and interface with adjacent properties, including sideand rear setbacks• ventilation for the subject site and immediate neighbours• proposed building footprint location• retained and proposed significant trees and deep soil zones• proposed communal open space• proposed car park footprint and depth• proposed building entries• supporting written material; this should include technical advicefrom specialists involved in the development process includinglandscape architects, arborists, geotechnical engineers and/orcontamination specialists where applicableDRAFT | Apartment Design Guide I September 2014147

AppendicesAPPENDIX 2Pre-development application design proposal checklistThis Apartment Design Guide encouragespre-development application (pre-DA) discussions.To ensure maximum benefit of pre-DA discussions,consent authorities should appoint an urban designeror architect to provide specialist design advice. Thismay be a member of the Design Review Panel and theirearly input may help to resolve any issues prior to adevelopment application being submitted.Where a council requests panel members to attenda pre-DA discussion, it should be held at a regulartime, and before the scheduled Design Review Panelmeeting.Pre-DA discussions are a critical component of thedevelopment process. Meeting early in the processallows for discussion and agreement of the overalldesign approach. This provides greater efficiency atthe development assessment stage and also savestime and costs associated with revisions or majormodifications. Minutes from pre-DA discussions shouldbe issued by the consent authority within one week ofthe meeting or as soon as available.The adjacent table shows the basic informationthat should be provided by the applicant before thepre-DA discussion.148 DRAFT | Apartment Design Guide I September 2014

AppendicesDocumentation Required information ProvidedYes (√)No (x)DevelopmentdetailsDesign qualitystatementPrecedentsSite analysisSite planFloor plansBuilding masselevationsA summary of the proposal that establishes the:• Floor space ratio• Building height in metres and storeys• Number and mix of apartments• Number of car parking spaces• Indicative percentage of apartments receiving the minimum level of crossventilation and daylight accessA statement that establishes how the proposal satisfies the design qualityprinciples of State Environmental Planning Policy No.65Images of precedents relevant to the proposal such as:• streetscape concept• landscape design• communal open spaces use• building elements such as entries, balconies, materialsPrepared in a manner consistent with Appendix 1 of the Apartment Design GuideA drawing to scale showing:• any proposed site amalgamation or subdivision• the indicative footprint of the proposal• setbacks and building separation dimensions• site entry points• areas of communal open space and private open space• indicative locations of planting and deep soil zones including retained orproposes significant trees• interface with public domainDrawings to scale showing:• the internal building layout and unit type distribution for the ground floor,representative middle floor, and the top floor• typical car park layout• sample unit plans with furniture layouts, key room depth dimensions andbalcony sizesDrawing to scale showing the basic massing of the proposal in the context of theadjacent three properties, or for 50m in each direction, on each elevation. Thisdrawing should show, in diagrammatic form:• the composition of the elevations including ground level, roof form, andarticulation of massing of overall building• pattern of buildings and spaces between buildings along the street• the profile of any existing buildingsSectionsA drawing to scale showing:• the proposal and adjacent buildings• the relationship of the proposal to the ground plane, streets, open spaces anddeep soil zonesDRAFT | Apartment Design Guide I September 2014149

AppendicesAPPENDIX 3Development application – recommended documentation checklistInformation required in a development application isestablished in Schedule 1 of the Environmental Planningand Assessment Regulation 2000. For residential flatdevelopment, SEPP 65 provides additional recommendationsfor development application requirements.The following table elaborates on the SEPPrecommendations and suggests more detailed and wellresolved drawings to facilitate better design practice. Theconsent authority may also identify additional informationthat is required for the assessment of a residential flatdevelopment. All plans, elevations and sections should bedrawn to scale and include a graphic scale bar and true northpoint. A cover page with drawing list and BASIX commitmentsshould be included.Documentation Required information ProvidedYes (√)No (x)Development detailsA summary document that provides the key details of thedevelopment proposal. It contains information such as the:• floor space ratio of the development• number, mix, size, accessibility of apartments• number of car parking spaces for use (residential, retail,accessible, visitor, etc.)• percentage of cross ventilation and daylight complianceStatement ofEnvironmental EffectsIn addition to the consent authorities requirements:• An explanation of the design in terms of the design qualityprinciples set out in Part 2 of State Environmental PlanningPolicy No 65• If the proposed development is within an area where thebuilt form and density is changing, statements about howthe proposed development responds to existing context andcontributes to desired future character of the area• Description of how the proposed development achieves therelevant performance criteria of the Apartment Design GuideSite analysisPrepared in a manner consistent with Appendix 1 of theApartment Design Guide150 DRAFT | Apartment Design Guide I September 2014

AppendicesDocumentation Required information ProvidedYes (√)No (x)Site planA scale drawing showing:• any proposed site amalgamation or subdivision• location of any proposed buildings or works in relation tosetbacks, building envelope controls and building separationdimensions• proposed finished levels of land in relation to existing andproposed buildings and roads• pedestrian and vehicular site entries and access• interface of the ground floor plan with the public domain andwith open spaces within the site• areas of communal open space and private open spaceIndicative locations of planting and deep soil zones includingretained or proposed significant treesLandscape planA scale drawing showing:• the building footprint of the proposal• pedestrian, vehicular and service access• trees to be removed shown dotted• trees to remain with their tree protection zones• deep soil zones and associated tree planting• areas of planting on structure and adequate soil depth• proposed planting including species and size• details of public space, communal open space and privateopen space• ramps, stairs and retaining wall levels• lines of fencing, security and access points• built elements (fences, pergolas, walls, planters, waterfeatures)• ground surface treatment with indicative materials andfinishes• site lighting• water management and irrigation concept designDRAFT | Apartment Design Guide I September 2014151

AppendicesDocumentation Required information ProvidedYes (√)No (x)Floor plansA scale drawing showing:• all levels of the building including roof plan• layout of entries, circulation areas, lifts and stairs, communalspaces, and service rooms with key dimensions and RLsshown• apartment plans with apartment numbers and areas, allfenestration, furniture layouts, room dimensions and intendeduse labelled, private open space dimensions• accessibility clearance templates• visual privacy separation shown where necessary• vehicle and service access and parking• storage areasElevationsA scale drawing showing:• proposed building height and RL lines• building height control, setbacks or envelope outline• building length and articulation• the composition of the facade and roof design• existing buildings on the site• building entries (pedestrian, vehicular and service)• profile of buildings on adjacent properties or for 50m in eachdirection, whichever is most appropriateSectionsA scale drawing showing:• proposed building height and RL lines• building height control• setbacks or envelope outline• adjacent buildings• building circulation• the relationship of the proposal to the ground plane, thestreet and open spaces particularly at thresholds152 DRAFT | Apartment Design Guide I September 2014

AppendicesDocumentation Required information ProvidedYes (√)No (x)Sections (continued)• the location and treatment of car parking• the location of deep soil and soil depth allowance for plantingon structure (where applicable)• building separation within the development and betweenneighbouring buildings• ceiling heights• detailed sections of the proposed facadesSolar access study Where required, graphic documentation at winter solstice (June21) at minimum of hourly intervals showing:• number of hours of solar access to the principal communalopen space• number of hours of solar access to units within the proposaland tabulation of results• overshadowing of existing adjacent properties andovershadowing of future potential development whereneighbouring sites are planned for higher density• elevation shadows if shadow is likely to fall on neighbouringwindows, openings or solar panelsCross ventilation studyMaterial and finishesboardIllustrative viewsModelsWhere required, graphic documentation of unobstructed path ofair movement through dual aspect apartments and tabulation ofresultsA sample board of the proposed external materials, finishes andcolours of the proposal, keyed to elevationsPhotomontages or similar rendering or perspective drawingsillustrating the proposal in the context of surrounding development.Note: Illustrative views need to be prepared using a perspectivethat relates to the human eye. Where a photomontage is prepared,it should use a photo taken by a full frame camera with a 50mmlens and 46 degree angle of view• A physical model that shows the massing of the proposal thatincludes relevant context (particularly for developments over20 apartment units or on contentious sites)• A three dimensional computer generated model showingviews of the development from adjacent streets and buildingsNote: The consent authority will specify the modelling required tobe submitted with a development application. This may be one ofthe above, or bothDRAFT | Apartment Design Guide I September 2014153

AppendicesAPPENDIX 4Apartment building types - Example schemesContext and subdivision01Row apartmentsThe site is a consolidation of three narrow residentiallots, located in a suburban area undergoing an increasein density with a mix of detached, duplex, terrace andapartment buildingsKey considerationsThis example scheme of a row apartment typeuses two separate volumes to step down the streetin response to the site slope and the height ofneighbouring buildings. To further integrate with theneighbourhood character, the front of the buildingis aligned with adjacent properties to achieve aconsistent setback and open space character.Building entries, balconies and windows addressthe street and provide passive surveillance, whilenon-habitable rooms face the side boundaries.A generous rear setback allows for visual privacyand ensures solar access to private open spaces.Site amenity is maximised by providing deep soilareas which incorporate the existing significantvegetation in both the front and rear setbacks.Vehicle access is restricted to a single access pointand basement car parking is contained within thebuilding footprint.• Character of the area and streetscape• Visual privacy and overshadowing of adjacentproperties• Retention of existing treesDesign qualities• Building scale (3 levels + 4th level setback) relateswell to existing urban character• Dual aspect apartments with good daylight accessand natural ventilation• Good visual privacy for residents and neighbours withbalconies facing the street and rear gardenDataSite dimensions: 33m wide x 33.5m deepSite area: 1,100m 2Building height: 3-4 storeys above groundFSR: 1:1Building depth: 17m (incl. balconies)Setbacks: front setback consistent with establishedpattern in street; side setback 3m; rear setback 10mDeep soil: 35%Car parking: 17 spaces (basement)Number of dwellings and mix:12 apartments, predominantly 2 bedroomsRow apartment types are modular and can be adapted to fit varioussite widths. They are well suited to wide, shallow lots and typically have2-3 apartments accessed off one common access core154 DRAFT | Apartment Design Guide I September 2014

sRow ApartmentsAppendices10m10m6m6m3m3m3m3m10m 10m6m 6m3m 3m3m 3mFuture development Future developmentRearRearFrontFront StreetStreetStreet frontage Street frontageFuture development3mRearFrontStreetStreet frontageProposed development - Section AFuture developmentProposed development - Street elevationfrontagePrimary street Primary streetPrimary street Primary streetAAPrimary street6m6mPrimary streetAAA6m6m3m3m3m3mFuturedevelopmentFuturedevelopment3m3m10m10m3m3mFuturedevelopment10m10mAAAAANExisting site and proposed development footprintNNProposed development - Typical upper level planNNNNNSite boundaryNN0Proposed development footprintPedestrian accessVehicular accessDeep soil zoneSignificant tree to be retainedWalls with balconies or windows0to habitable rooms0050m50m50mSite boundary Site boundaryProposed Site boundary Proposed development developm footpPedestrian Proposed Pedestrian access development accessfoVehicular Pedestrian Vehicular access accessaccessDeep Vehicular soil Deep zoneaccesssoil zoneDRAFT | Apartment Design Guide I September 2014 155Significant Deep Significant soil tree zone to be tree retained to bWallsSignificant with Walls balconiestreewith tobalconie orto be bewindoreta

AppendicesApartment building types - Example schemesContext and subdivision02Narrow infillapartmentThis example scheme divides the built form intotwo components, a front component that addressesthe street to the south and a longer rear buildingpositioned perpendicular to the street alignment.The front building faces the street and provides aunified streetscape. This allows for a prominentbuilding entry as well as overlooking of the streetfrom balconies and windows of apartments. One ofthe side setbacks of the front building is able to bereduced to 3 metres as the side wall has no windowsto the neighbour. The rear component has increasedsetbacks to resolve privacy and overshadowingimpacts to adjoining properties. Ground floorapartments are two levels and accessed from aprivate courtyard.The building height relates to the area’s desiredfuture character. Height is also determined by sunlightaccess requirements to communal and privatespaces for this development and its neighbours,and changes from 4 storeys at the street frontageto 3 storeys at the rear. This change in height alsoprovides an opportunity for a roof garden.Suburban infill site in an area undergoing transition fromdetached dwellings to residential flat buildings; the siteis a consolidation of two detached housing lotsKey considerations• Visual privacy and sunlight access to proposedapartments and adjoining properties• Visual impact of vehicle access to car parkDesign qualities• All proposed apartments are dual aspect and offernatural cross ventilation• Daylight access is shared equitablyDimensions and dataSite dimensions: 20m wide x 50m deepSite area: 1,000m 2Building height: 3-4 storeys above groundFSR: 1.1:1Building depth: 9.5-13mSetbacks: front setback consistent with establishedpattern in street; side setback 3-4m; rear setback 6mDeep soil: 40%Car parking: 15 spaces (basement)Number of dwellings and mix:11 apartments with a mix of 1 and 2 bedroomsDual aspect apartments (dwellings with windows and/or balconies to at least two sides) allow for a highlevel of amenity for residents. Likewise the setbacksprovide areas for communal open space, deep soiland retention of significant trees. The split levelbasement parking area is accessed from a singlepoint on the lower side of the street frontage.30mNarrow infill apartmenttypes are modular andcan be adapted to fitvarious site depths. Thisexample is situated on a30m deep lot.156 DRAFT | Apartment Design Guide I September 2014

sApartment Apartment building building types types - Example - Example schemes schemesNarrow frontageNarrow frontageAppendices7m7m6m6m3m3m4m4mFuture development Future developmentet Front Street Front Rear Rear7m6m7m6mStreet 3m frontage Street frontage 4m3m4mFuture developmentFuture developmentStreet Front RearStreet Front Rear3mProposed development - Section AStreet frontageProposed development - Street elevationStreet frontageFuture developmentAAfrontage6m6mA6m6mAA3m4m3m4m3m3m4m4mFuture developmentFuture developmentFuture developmentFuture developmentA7m7mPrimary streetPrimary streetNAPrimaryAstreetPrimary streetNNExisting site and proposed development footprint7m7mNProposed development - Typical upper level planNSite boundaryPrimary streetAPrimary streetNProposed development footprintPedestrian accessVehicular accessN Deep soil zonePrimary streetNNAPrimary streetSignificant tree to be retainedWalls with balconies or windowsto habitable roomsDRAFT | Apartment Design Guide I September 2014157050m50m

AppendicesApartment building types - Example schemesContext and subdivision03Shop topapartmentsThis example scheme adopts the established buildingalignment, responds to the fine urban grain of themain street and provides for a continuous awningalong the street frontage.Above the retail and to the rear of the site, a mixof 1 and 2 bed apartments are located in a ‘T’configuration of 3 to 4 storeys. The front buildingextends to side boundaries to provide a continuousstreet wall. Dual aspect apartments ensure gooddaylight access and natural ventilation.The building to the rear is perpendicular to themain street and setback from both side and rearboundaries. This provides amenity benefits includinga small courtyard space, privacy to residents andneighbouring dwellings and access to sunlight.Solutions such as adjustable screens may berequired on the northern elevation to manage privacyimpacts.Access for the residential apartments is separatedfrom access to the ground floor retail, enhancingsafety. Likewise access from the main street and rearlane, as well as the layout of apartments facilitatespassive surveillance to both the main street and rearlane, increasing safety and security.The rear lane provides access to a single levelbasement car park with planting above the basementstructure. Where possible, opportunities to create orretain deep soil zones within side and rear setbacksshould be explored on sites similar to this example.Urban main street undergoing renewal; heights rangebetween 2 and 3 storeys and buildings are built to thestreet alignment; the development site is a consolidationof three retail terrace lots fronting a busy road to thenorth-west and laneway to the south-east; adjacentdevelopment includes a mix of three storey shop topapartments and 2 storey retail buildingsKey considerations• Heritage values of adjacent buildings and retention ofstreetscape character• Interface between residential and non-residential uses• Visual privacy and noise impactsDesign qualities• Increase of residents within local centre in walkabledistance to services and facilities• Continuous street wall height and proportion• Activation and increased surveillance of rear laneDimensions and dataSite dimensions: 15m wide x 30m deepSite area: 450m 2Building height: 3-4 storeys above groundFSR: 1.8:1Building depth: 7.5-12mSetbacks: zero front setback consistent with establishedpattern in street; zero side setback; rear setback 3mDeep soil: 15%Car parking: 7 spaces (basement)Retail GFA: 100m 2 (ground floor)Number of dwellings and mix:9 apartments with a mix of 1 and 2 bedrooms158 DRAFT | Apartment Design Guide I September 2014

sShop Shop top topApartment building types -- Example schemesShop top topAppendices3m3mFuture development Future development3m 3mFuture Future development developmentRetailRetailStreetStreetRetail RetailRear lane Rear laneStreet frontage Street frontageStreet Street3mRear Rear lane laneStreet Street frontage frontageProposed development - Section AFuture developmentProposed development - Street elevationfrontagePrimary street Primary streetPrimary street Primary AstreetAPrimary Primary street streetPrimary Primary street streetAAA3m3m4.5m4.5mSecondary street3mSecondary streetSecondarySecondarystreetstreetFuture developmentFuture developmentFuture developmentFuture developmentSecondary streetSecondary streetSecondary streetSecondary street3m 3m4.5m 4.5m3mARear lane Rear laneRear Rear lane lane3m3mARear lane Rear laneRear Rear lane laneAAANExisting site and proposed development footprintNN NNProposed development - Typical upper level planN NN NNSite boundaryProposed development footprintPedestrian accessVehicular accessDeep soil zoneSignificant tree to be retainedWalls with balconies or windowsto habitable roomsDRAFT | Apartment Design Guide I September 20141590050m50m

AppendicesApartment building types - Example schemesContext and subdivision04Courtyardapartments(U-shape)This example of a U-shaped courtyard apartmentbuilding addresses both the primary street frontageand the rear lane which increases safety byencouraging activity and surveillance. Access pointsto apartments from the courtyard are clearly definedby three access cores which help to break up thebuilding into smaller masses and contribute to bettersurveillance, daylight access and natural ventilation.The prominent central courtyard present an attractivelandscaped setting to the street. Surveillance of thecentral courtyard and side boundaries is achievedfrom balconies and windows. In this example and onproperties with similar characteristics the transitionfrom public to private space should be carefullyconsidered and managed.Visual privacy and daylight access to adjacent sitesis ensured through appropriate building separationand height. Amenity within the site is achievedthrough a 12m building separation (courtyard) and abuilding orientation that enables an attractive outlookand good daylight access. Large side setbacksprovide opportunities to retain significant trees andvehicle access is off the rear lane.Suburban area undergoing transition from detacheddwellings to residential flat buildings; two lots have beenconsolidated to form the development site; dual frontageto street and rear laneKey considerations• Visual privacy for adjoining properties• Overshadowing of courtyard• Design of corners to ensure good daylight access toapartmentsDesign qualities• Activates both the street and the rear lane• Communal courtyard increases opportunities for socialinteraction amongst residents• Integration with neighbourhood character by orientingeither the short ends or the long frontage to the street• Suited to step with the slope and be oriented tocapture views, daylight and prevailing breezes• Suitable to respond to a variety of lots shapesDimensions and dataSite dimensions: 43m wide x 35m deepSite area: 1,470m 2Building height: 3-4 storeys above groundFSR: 1:1Building depth: 7m - 10mSetbacks: front setback consistent with establishedpattern in street; side setback 6m; rear setback 3m,courtyard 12mDeep soil: 30%Car parking: 22 spaces (basement)Retail component: 100m 2 ground floorCourtyard apartment types can take many forms depending on the siteconfiguration and orientation and be adapted or combined accordinglyNumber of dwellings and mix:19 apartments with a mix of 1, 2 and 3 bedrooms160 DRAFT | Apartment Design Guide I September 2014

sApartment building types - - Example schemesCourtyard (U-shape)Apartment building types -- Example schemesCourtyard (U-shape)Appendices3m3m3m3m6m6m6m6m3m 3m3m 3m6m 6m6m 6mStreet StreetLane LaneStreet Street frontage frontage3mStreet StreetLane LaneStreet Street frontageProposed development - Section AFuture developmentProposed development - Street elevationfrontagePrimary Primary street streetAAPrimary Primary street street3mPrimary street street3mA APrimary street streetA3m 3m6m6m6m6m6m 6m6m 6m3m3mARear Rear lane lane3m 3mRear Rear lane laneRear Rear lane lane A ARear Rear lane lane A ANNExisting site and proposed development footprintProposed development - Typical upper level planSite boundaryProposed development footprintPedestrian accessVehicular accessDeep soil zoneSignificant tree to be retainedWalls with balconies or windowsto habitable roomsDRAFT | Apartment Design Guide I September 20141610050m 50m

AppendicesApartment building types - Example schemesContext and subdivision05Courtyardapartments(linear)This example uses a centralised courtyard betweentwo linear buildings to optimise development ofthe site while ensuring good amenity. By using thistypology it is possible to provide consistent setbacksto the street and lane, a sense of address and goodsurveillance of the public domain.Building height should relate to the adjacentdevelopment, street width and the direction of solaraccess. In this example, the larger 4 storey buildingfronts the wider street while the 3 storey building isoriented to the north and fronts the narrower lane.This lower building height allows for sunlight toaccess to the courtyard behind.Amenity to neighbouring properties is improvedby providing greater visual privacy and improveddaylight and solar access than would otherwise bepossible with a building perpendicular to the streetalignment. Walls facing the side boundary are mostlyblank with windows only to common entry corridorsand non-habitable rooms. This improves the privacyto adjacent properties that have habitable windowsand balconies facing the side boundary.A centralised courtyard provides separation betweenfacades and a pleasant open space for passiverecreation. The courtyard also provides opportunitiesto retain any significant vegetation and overlap deepsoil with communal open space. In addition, plantingon top of the car park increases the attractivenessand usability of this area. Vehicle access is fromthe lane to a split level car park which is locatedpredominantly below the building footprint.Suburban area in transition to increased density with amix of apartment buildings and detached dwellings; thedevelopment site is an amalgamation of four traditionaldetached housing lots with street and rear lane frontageKey considerations• Visual privacy for adjoining properties• Adequate building separation to ensure good solaraccess and ventilationDesign qualities• Multiple building entries achieve activation of thestreet and rear lane• Front building forms part of an intended street wall• Can be adapted for narrow sites and include SOHOunits (live-work) or small commercial tenancies• Suitable for sloping sitesDimensions and dataSite dimensions: 45m wide x 40m deepSite area: 1,800m 2Building height: 3-4 storeys above groundFSR: 1.3:1Building depth: 7.8m - 16.2mSetbacks: front setback consistent with establishedpattern in street; side setback 3mDeep soil: 20%Car parking: 30 spaces (basement)Number of dwellings and mix:22 apartments with a mix of 1, 2 and 3 bedrooms162 DRAFT | Apartment Design Guide I September 2014

sCourtyard Courtyard (lnear) (lnear)AAAAAA6m3m3m3m3mAppendices6m6m3m3m3m3m3m3m6m 6mStreet Street3m3mRear lane Rear lane3m3mStreet frontage Street frontage3m3mStreet3mStreetRear lane Rear laneStreet frontage Street frontageProposed development - Section AFuture developmentProposed development - Street elevationfrontageRear lane Rear laneRear lane Rear lane6m3m3m3m3m3m3m3mARear lane Rear laneRear lane Rear lane3mPrimary Primary street streetPrimary Primary street street6m6m3m3m3mA3mExisting site and proposed development footprintNProposed development - Typical upper level planNSite boundaryNNProposed development footprintPrimary street Primary streetPedestrian accessNNAPrimary street Primary streetVehicular accessDeep soil zoneSignificant tree to be retainedNNWalls with balconies or windowsto habitable roomsNNADRAFT | Apartment Design Guide I September 20141630050m50m

AppendicesApartment building types - Example schemesContext and subdivision06Perimeter blockapartmentsThis example uses a perimeter block building to alignthe development with both street edges and clearlydefine the street corner. The building is constructedto the side boundaries in anticipation of futuredevelopment and a desired continuous street wallheight for the area.Residential apartments are set above the noisy streetlevel. Noise impacts are managed through a variety ofsolutions including the provision of wintergardens andadjustable screens. 2 storey apartments are arrangedalong an open gallery to maximise northern solaraccess, while single storey apartments are locatedtowards the corner adjacent to the lift core.Privacy within the site and to future neighbouringresidential flat development is achieved through arear boundary setback. This also creates space fora communal courtyard with deep soil zones andlandscaping on the top of the basement structure.Vehicle access is off the secondary street anddesigned to minimise safety risks for pedestrians.Former industrial area under transition into urbanneighbourhood; the site is located on a busy streetcorner and surrounded by industrial sheds and severalnew apartment buildingsKey considerations• Visual privacy and good daylight access toneighbouring properties• Relationship and interface between residential andnon-residential uses• Emphasis on design of corner componentDesign qualities• Cleary defines the visually prominent street corner• Supports a vibrant neighbourhood by creating activeretail frontages at ground level facing the street• Offers high residential amenity due to shallow buildingdepth and dual aspect apartments• Defines the desired future streetscape scaleDimensions and dataSite dimensions: 41m wide x 23m deepSite area: 950m 2Building height: 6-7 storeys above groundFSR: 3.3:1Building depth: 9.6m - 13.5mSetbacks: zero front setback consistent with establishedpattern in street; zero side and rear setbackDeep soil: 13%Car parking: 48 spaces (basement)Number of dwellings and mix:29 apartments with a mix of 2 and 3 bedroomsPerimeter blocks can be delivered in stages and over time. They are oftendesigned as a series of buildings which share a central communal openspace and/or basement car parking164 DRAFT | Apartment Design Guide I September 2014

sNAAAAApartment building types - Example schemesPerimeter Perimeter block block apartments apartmentsApartment building types - Example - schemesPerimeter block block apartmentsAppendices8m8mFuture developmentFuture developmentFuture developmentFuture development8m8mRetailRetailFuture Future development developmentFuture Future development developmentPrimary Primary street streetStreet frontage Street frontage3mRetail RetailPrimary Primary street streetStreet Street frontage frontageFuture developmentProposed development - Section AProposed development - Street elevationfrontagePrimary Primary street streetPrimary Primary street streetAPrimary Primary street streetPrimary Primary street street8m8mASecondary streetSecondary streetSecondary streetSecondary street8m8mExisting site and proposed development footprintNSecondary streetSecondary streetSecondary streetSecondary streetFuture development Future developmentFutureFuturedevelopmentdevelopmentProposed development - Typical upper level planA AA ANSite boundaryProposed development footprintPedestrian accessVehicular accessDeep soil zoneSignificant tree to be retainedWalls with balconies or windowsto habitable roomsDRAFT | Apartment Design Guide I September 2014165

AppendicesApartment building types - Example schemesContext and subdivision07Tower apartments(podium)This example consists of threedistinct built form components:a ground floor retail level withfull site coverage, a podiumwith commercial floors and a residential tower. Thebuilding integrates with its context by building to thestreet alignment and providing a street wall heightconsistent with the typical range of the area.The ground floor interface balances the need forflexible use of space with the potential for variedtenancy sizes that encourage activation and avibrant street life. Commercial floors above the retailground floor act as a buffer and vertically separatenoisy areas from upper level apartments. Entries tothe residential lobbies are directly accessible fromthe street, but distinctly separate from retail andcommercial entrances.While the tower has a repetitive floor layout, facadearticulation offers the opportunity to group floorstogether and vary facade treatments to add interest.Each residential floor has eight apartments that areaccessed from the lift core, with windows located atthe end of common corridors. Corner apartments arecross ventilated. Balconies at higher levels may needto be partially enclosed to resolve wind impacts, e.g.through operable louvres or wintergardens.In highly urbanised locations, deep soil zones maybe impractical to provide. This example compensatesfor the lack of deep soil by landscaping the roof of thepodium, providing common open space for residentsand environmental benefits, i.e. improvement of thelocal microclimate. Access to basement parking isfrom the secondary street frontage and integrated intothe overall building design.An inner city corner site with a mix of towers andstreet wall buildings; predominant street wall heightranges between 20m and 45m; podium buildings areconstructed to the street alignment and have a zerosetback to side boundariesKey considerations• Visual impact of tower element• Visual privacy to neighbouring development• Overshadowing of communal and public space andneighbouring developmentDesign qualities• Provision of housing close to jobs, shopping,entertainment and transport choices• Residential use activates the area outside of businesshours (applicable to inner city or CBD location)• Podium allows for integration into streetscape, e.g.continuous street wall height• Opportunity to be a gateway building or landmarkDimensions and dataSite dimensions: 46m wide x 38m deepSite area: 1,750m 2Building height: 4 to 25 storeys above groundFSR (retail): 2.8:1; FSR (residential): 8.4:1Building depth (retail/commercial): 25mBuilding depth (residential): 18mSetbacks: zero front setback consistent with establishedpattern in street; zero side and rear setbackDeep soil: 0%, Planting on structure: 24%Car parking: 192 spaces (basement)Number of dwellings and mix:150 apartments with a mix of studio, 1, 2 & 3 bedrooms166 DRAFT | Apartment Design Guide I September 2014

sApartment building types - Example schemesTower apartments (podium)Future developmentFutureFuturedevelopmentdevelopmentFuture developmentAppendicesCommercialCommercialRetail RetailSecondary Secondarystreet streetStreet Street frontage frontageSecondary Secondarystreet streetCommercialRetail RetailSecondarystreet streetStreet frontageSecondarystreet3mProposed development - Section AProposed development - Street elevationFuture developmentfrontageAAAAAPrimary streetPrimary streetPrimary streetPrimary streetPodiumPodiumPodiumSecondary setback (tower)Secondary setback (tower)PodiumPrimary streetPrimary streetPodium Podiumroof roofPrimary streetCar Car park parkroofroofPrimary streetPodiumroofPodiumroofCar parkCar parkroof roofSecondary Secondary setback (tower) setback (tower)SecondarySecondarystreetstreetAASecondarySecondarystreetstreetFuture developmentFuture developmentASecondary Secondary street streetAASecondary Secondary street street0075m75mExisting site and proposed development footprintNProposed development - Typical upper level planFuture development Future developmentNSite boundaryProposed development footprintPedestrian accessVehicular accessDeep soil zoneSignificant tree to be retainedWalls with balconies or windowsto habitable rooms0075m75mDRAFT | Apartment Design Guide I September 2014167

AppendicesApartment building types - Example schemesContext and subdivision08Tower apartments(freestanding)This development integrateswith its context by aligningwith the setback of adjacentbuildings and providing anaddress to surroundingstreets. The location of thetower minimises overshadowing of communal andpublic open space and neighbouring development.The orientation of the tower building along the northsouthaxis maximises views and enables good solaraccess to all apartments.Communal open space for residents is providedin the centre of the site facing the public park. Thebasement car park has a “U” shaped footprint overtwo levels and wraps around a deep soil zone underthe communal courtyard. Vehicle access is located onthe secondary street to the south.Pedestrian entries to lobbies are located along allstreet frontages. Additional access is provided fromthe public park to the north and off the communalcourtyard. At ground level, apartments have directaccess from the street or the communal courtyardand the design allows for live-work apartments andretail space facing the street.The tower has a central core with eight apartmentsper floor. All circulation corridors have access tonatural light and ventilation. On each level are twodual key apartments (able to be separated into twoindividual apartments) which increases flexibility intenancy and housing choice.The site is located within a predominantly residentialcontext at the edge of a town centre, adjacent to a(noisy) railway line to the east and defined by streets onthree sides and a public park to the northKey considerations• Visual impact of tower element• Visual privacy to neighbouring development• Overshadowing of communal and public space andneighbouring development• Relationship with streetscapeDesign qualities• Small footprint minimises hard surface areas andreduces urban heat island effect• Excellent views, daylight access and naturalventilation for residents• Separation from noise sources (e.g. busy road/rail)• Opportunity to be a gateway building or landmarkDimensions and dataSite dimensions: 95m wide x 62m deepSite area: 5,890m 2Building height: 25 storeys above groundFSR: 4.4:1Building depth: 15.5m - 21.5mSetbacks: landscaped setback, consistent withsurrounding contextDeep soil: 14%Car parking: 340 spaces (basement)Number of dwellings and mix:314 apartments with a mix of 1, 2 and 3 bedrooms168 DRAFT | Apartment Design Guide I September 2014

AA AAAppendicessApartment building types types - - Example schemesTower Tower apartments (freestanding)Apartment building types - Example - schemesTower apartments (freestanding)8m8m8m8m8m8m8m8m3m3m3mCourtyard CourtyardStreet StreetRailRail3m3mStreet Street frontage frontageRailStreet StreetRailFuture developmentCourtyard CourtyardStreet StreetRail RailStreet Street frontage frontageStreet StreetRail RailfrontageProposed development - Section AProposed development - Street elevationPublic park Public parkPublic park Public parkPublic Public park parkPublic Public park parkA3m3m3m3m3m5m noise setback3m3m5m noise setback3m5m noise setback5m noise setbackRail lineRail lineRail lineRail lineA ARail lineA ARail lineRail lineRail line5m5m5m5mA5m 5mPrimary Primary street street5m5mPrimary Primary street streetPrimary Primary street streetPrimary Primary street streetExisting site and proposed development footprintProposed development - Typical upper level planSite boundaryProposed development footprint00 0100m100mPedestrian accessVehicular accessNNNNDeep soil zoneSignificant tree to be retainedWalls with balconies or windowsto habitable roomsDRAFT | Apartment Design Guide I September 2014169

AppendicesApartment building types - Example schemesContext and subdivision09Hybrid (mixed)developmentA prominent corner site that addresses two streets withdifferent streetscape character; surrounding buildingsare anticipated to redevelop into similar density andheight; desired future character of the area includesactive street frontages, continuous awnings, zero built-toalignments and street frontage heights of 17 to 24mKey considerationsThis example scheme of a mixed use developmentis an amalgamation of four lots and located at aprominent street corner. It consists of a single levelretail podium with full site coverage and residentialapartments on the upper levels.The sharp street corner is defined and both streetsare addressed through the use of commercialfrontages (windows and entries) and a continuousawning that turns the corner. Lift cores to residentialfloors above are located at the street edge. Singlestorey units are stacked vertically on the cornerand accessed from an open gallery while crossoverapartments to either side of the building maximisenorthern sunlight access.Communal open space is provided on the podiumwith substantial planting on structure (roof garden).Large trees and adequate building separation furtherenhance residential amenity. Vehicle access to thebasement car park and the retail loading dock arelocated off the secondary street to the north.Integrating residential apartments with large formatcommercial uses requires detailed consideration toresolve potential conflicts between uses. The locationof retail and residential entries, the arrangement ofloading docks and basement car parking and theimpact and mitigation of noise generated by thecommercial component are some examples.• Relationship and activation of surrounding streets• Relationship and interface between residential andnon-residential uses, i.e. mitigation of potentialconflicts between retail and apartments• Emphasis on design of prominent corner componentDesign qualities• Clear street address with active frontages• Podium roof gardens add to residential amenity• Selection of robust facade materials• Integration of photo voltaics (PV) on roofs andawningsDimensions and dataSite dimensions: 80 x 45m (irregular)Site area: 2,840m 2Building height: 5-7 storeys above groundFSR: 2.8:1 residential and 0.8:1 retailBuilding depth (residential): 10.2 - 17mSetbacks: nil front setback, 2.4m front setback upperlevels, nil side setback, 3m upper levels, nil rearsetback, 9m upper levelsDeep soil zone: 0%, Planting on structure: 10%Car parking: 210 spaces (basement)Retail GFA: 2,270m 2 (ground floor)Number of dwellings and mix:64 apartments with a mix of 1, 2 and 3 bedrooms170 DRAFT | Apartment Design Guide I September 2014

sAppendices3m3m3m3m3m3m3mfrontageStreetStreet StreetFuture development3m3m3m3mStreet frontageStreet Street frontage frontageStreet StreetStreet frontage Street frontageProposed development - Section AProposed development - Street elevationAAAAAPrimary streetAAPrimary streetPrimary streetPrimary streetAPrimary streetPrimary streetAAExisting site and proposed development footprintAAProposed development - Typical upper level planPrimary streetPrimary streetPrimary streetPrimary streetSite boundaryProposed development footprintPedestrian accessSite boundaryVehicular accessSite Proposed Site boundary Deep boundary upper soil zone level footprintProposed Pedestrian Proposed Significant upper access upper tree level to level be footprint retained footprintWalls with balconies or windowsPedestrian Vehicular Pedestrian to habitable accessaccess roomsVehicular Planting Vehicular on access structure accessSite boundary Site boundaryPlanting Significant Planting on tree structure on to structure be retainedProposed Proposed upper upper level footprint level footprintSignificant Walls Significant with balconies tree tree to be to or retained be windows retainedPedestrian Pedestrian access accessWallsto habitableWalls with with balconiesroomsbalconies or windows or windowsVehicular Vehicular access accessto habitable to habitable rooms roomsPlanting Planting on structure on structureSignificant Significant tree to tree be to retained be retainedWalls Walls with balconies with balconies or windows or windowsto habitable to habitable rooms roomsAAAPrimary streetPrimary streetAPrimary streetPrimary streetPrimary streetAProposed development - Ground level planAA AA ADRAFT | Apartment Design Guide I September 2014 171

GlossaryGlossaryAcoustic privacya measure of sound insulation between apartments,between apartments and communal areas, and betweenexternal and internal spacesAdaptable housinghousing that is designed and built to accommodate futurechanges to suit occupants with mobility impairment or lifecycle needsAdaptive reusethe conversion of an existing building or structure from oneuse to another, or from one configuration to anotherAffordable housingrental housing for low to moderate income households.Affordable housing is required to be financially viable for itsoccupants based on a ratio of housing costs to incomeAmenitythe ‘liveability’, comfort or quality of a place which makesit pleasant and agreeable to be in for individuals and thecommunity. Amenity is important in the public, communaland private domains and includes the enjoyment of sunlight,views, privacy and quiet. It also includes protection frompollution and odoursAircraft noiseAircraft noise is identified as contours on the AustralianNoise Exposure Forecast (ANEF) Map. The higher theANEF contour value, the greater the exposure to aircraftnoiseArticulation zoneAn area in front of the building line that may contain porticos,balconies, bay windows, decks, patios, pergolas, terraces,verandahs, window box treatment, window bays, awningsand sun shading featuresBay windowwindow element which projects a short way past the faceof the building. It can have windows on the return walls andsometimes incorporates a seatBCABuilding Code of AustraliaBuild to linea required front setback of the building envelope fromthe street edge. In urban areas the build to line oftencorresponds to a zero front setback, to respond to aconsistent streetscapeBuilding linethe predominant line formed by the main external face of thebuilding. Balconies or bay window projections may or maynot be included depending on desired streetscapeBuilding heightas defined in the Standard Instrument (Local EnvironmentalPlans) Order 2006Building depthis the overall cross section dimension of a building envelope.It includes the internal floor plate, external walls, balconies,external circulation and articulation such as recesses andsteps in plan and section.Busy road or rail lineas defined in State Environmental Planning Policy(Infrastructure) 2007 and Development Near Rail Corridorsand Busy Roads – Interim GuidelineCorevertical circulation (lift and/or stairs) within a building. Asingle core may include multiple lifts serving the same floorareaCorner apartmentCross ventilating apartments on one level with aspects atleast 90 degrees apart. Corner apartments are commonlylocated on the outermost corners of buildingsCornicedecorative horizontal moulding at the top of a building which‘crowns’ or finishes the external facadeCourtyardcommunal space at ground level or above a structure (e.g.podium), formed by the building and enclosed on 3 or moresides and open to the skyCross over apartmentscross ventilating apartments with two opposite aspects andwith a change in level between one side of the building andthe otherCross through apartmentcross ventilating apartments on one level with two oppositeaspectsDatum point or datum linea significant point or line in space established by the existingor desired context, often defined as an Australian HeightDatum. For example, the top of significant trees or thecornice of a heritage building172 DRAFT | Apartment Design Guide I September 2014

Appendices GlossaryDaylightconsists of both skylight (diffuse light from the sky) andsunlight (direct beam radiation from the sun). Daylightchanges with the time of day, season and weatherconditionsDeep soilareas of soil unimpeded by buildings or structures aboveand below ground within a development and a minimumdimension of 6m. Deep soil zones exclude basementcar parks, services, swimming pools, tennis courts andimpervious surfaces including car parks, driveways and roofareasDouble loaded corridorcorridor with apartments accessed off both sides, generallyassociated with single aspect apartmentsDual aspect apartmentcross ventilating apartments which have at least two majorexternal walls facing in different directions, including corner,cross over and cross through apartmentsDual key apartmentapartment with a common internal corridor and lockabledoors to sections of the apartment so that it is possible toseparate into 2 independent unitsEffective Openable Area (EOA)the minimum area of clear opening of a window that cantake part in providing natural ventilation. The effectiveopenable area of a sliding or hung sash window can bemeasured in elevation. Hinged windows such as casement,awning and hopper windows may measure the diagonalplane from the sash to the jamb and add the trianglesat either end up to a total area of the window opening inthe wall. Obstructions within 2m of a window reduce theeffective openable area as measured in elevation. Flyscreens and security screens will reduce the effectiveopenable area by halfFacadethe external face of a building, generally the principal face,facing a public street or spaceFloor Space Ratioas defined in the Standard Instrument (Local EnvironmentalPlans) Order 2006Gallery accessan external corridor, generally single loaded, which providesaccess to individual apartments along its lengthGlass lineinside face of windows on the external walls of a buildingGreen roofa roof surface that supports the growth ofvegetation,comprised of a waterproofing membrane,drainage layer, organic growing medium (soil) andvegetation. Green roofs can be classified as either extensiveor intensive, depending on the depth of substrate used andthe level of maintenance required. Intensive green roofsare generally greater than 300mm depth and are designedas accessible landscape spaces with pathways and otherfeatures. Extensive green roofs are generally less than300mm in profile and are generally not trafficableGreen wallswalls with fixtures to facilitate climbing plants. They can alsobe cladding structures with growing media to facilitate plantgrowthHabitable roomincludes a bedroom, living room, lounge room, music room,television room, kitchen, dining room, sewing room, study,playroom, family room, home theatre and sunroom; but doesnot include bathrooms, laundries, water closets, pantries,walk-in wardrobes, corridor, hallway, lobby, photographicdarkroom, clothes-drying room, and other spaces of aspecialised nature occupied neither frequently nor forextended periods, as defined by the BCAJuliet balconya small projecting balcony, generally ornamental or onlylarge enough for one person standingLightwella shaft for light, enclosed on all sides or which has thepotential to be enclosed by future adjoining development,and either open to the sky or glazedMaster bedroomthe main bedroom within an apartment, often the largest withan ensuite bathroomMetropolitan SydneyGreater Sydney (Greater Capital City Statistical Area) asdefined by the Australian Bureau of Statistics, extendingfrom Wyong and Gosford in the north to the Royal NationalPark in the south, following the coastline in between.Towards the west, the region includes the Blue Mountains,Wollondilly and the HawkesburyDRAFT | Apartment Design Guide I September 2014173

GlossaryMid winteris 21 June (winter solstice) when the sun is lowest in the sky.Natural cross ventilationnatural ventilation which allows air to flow betweenpositive pressure on the windward side of the building tothe negative pressure on the leeward side of the buildingproviding a greater degree of comfort and amenity foroccupants. The connection between these windows mustprovide a clear, unobstructed air flow path. For an apartmentto be considered cross ventilated, the majority of the primaryliving space and n-1 bedrooms (where n is the number ofbedrooms) should be on a ventilation pathNon-habitable roomspaces of a specialised nature not occupied frequently orfor extended periods, including bathrooms, laundries, waterclosets, pantries, walk-in wardrobes, corridor, hallway, lobby,photographic darkroom, and clothes-drying roomOn-gradeon ground level (not on a building structure)Open planapartment layouts where spaces are not divided into discreterooms, but are open and connected to allow flexibility of use(typically living, dining, kitchen and study areas)Operable screening devicesliding, folding or retractable elements on a buildingdesigned to provide shade, privacy, and protection fromnatural elementsOperable wallsinternal walls which can be moved, for example by sliding,folding, or pivoting, to allow for different room configurationsor a balconyParapeta horizontal low wall or barrier at the edge of a balcony orroof. Often taken to refer to the decorative element whichestablishes the street wall height of heritage buildings (seeCornice)Perimeter blockdevelopment where buildings generally define the streetedge and enclose or partially enclose an area in the middleof the blockPlenuma duct or chamber, usually with grilles, that air passesthrough. Plenums of small cross section tend to limit thepassage of air and are not equivalent in performance tostandard windowsPodiumthe base of a building upon which taller (tower) elements arepositionedPotable waterwater which conforms to Australian Standards for drinkingqualityPrimary private open spacethe principal area of private open space, usually the largestconsolidated areaPrimary windowswindows to habitable rooms located on the external wallof a buildings; primary windows may be supplemented bywindows in lightwells, skylights, notches and along galleries.Communal open spaceconsolidated area of communal open space for the activeuse of residential, for example seating, BBQ space, playspacePrivate courtyardprivate open space which may be on a structure (e.g.podium, parking deck) or at ground levelPublic open spacePublic land for the purpose of open space and vested in orunder the control of a public authorityResidential flat buildingas defined in the Standard Instrument (Local EnvironmentalPlans) Order 2006; development to which SEPP 65 appliesShop top housingas defined in the Standard Instrument (Local EnvironmentalPlans) Order 2006Silhouettea building outline viewed against the skySloping sitea site with a slope 15% or greater174 DRAFT | Apartment Design Guide I September 2014

Appendices GlossarySolar accessis the ability of a building to continue to receive directsunlight without obstruction from other buildings orimpediments, not including treesStack ventilation / solar chimneyair convection resulting from hot air being pushed up and outby colder denser air which is drawn in at a lower levelStormwater detention systemsdetention systems that hold runoff for short periods byproviding temporary storage to reduce the speed ofstormwater flowStormwater retention systemsretention systems that allow for stormwater to be retained,for infiltration into groundwater or storage in tanksStreet setbackthe space along the street frontage between the propertyboundary and the building. Refer to building line or setbackas defined in the Standard Instrument (Local EnvironmentalPlans) Order 2006Sunlightdirect beam radiation from the sunTerrace (outdoor area)an unroofed and usually paved area connected to anapartment and accessible from at least one room. May beon-grade or on a structure (podium or roof)Universal designinternational design philosophy that enables people to carryon living in the same home by assuring apartments are ableto change with the needs of the occupantWintergardenan enclosed balcony, typically glazed and used in coastalareas and to minimise noise impacts along busy roads,railway lines and from aircraft noiseYardon-grade private open spaceDRAFT | Apartment Design Guide I September 2014175