Professional Documents
Culture Documents
Apartments Guidlines
Apartments Guidlines
fo r m i x e d -u s e a n d h i g h d ensi ty
residential developments
Contents
Introduction
1
Diversity
1.1 Diversity of Apartment Types
Building Design
2.1 Building Address
2.2 Buildings on Corners
2.3 Articulation
2.4 Building Entries
2.5 Internal Common Areas, Circulation Areas & Apartment Entries
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9
13
14
15
16
Residential Amenity
3.1 Building Interface
3.2 Visual Privacy
3.3 Natural Ventilation and Daylight
3.4 Sunlight
3.5 Acoustic Privacy
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20
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26
30
31
36
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Site Facilities
5.1 Car Parking
5.2 Bicycle Parking
5.3 Storage
5.4 Clothes Drying
5.5 Services
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Glossary
References
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6
Introduction
These Apartment Guidelines set standards for residential amenity and provide
advice for achieving high quality sustainable design in apartment
developments.
The aim is to provide apartment developments that:
enhance amenity for apartment residents;
promote urban design that contributes positively to the streetscape
and public domain;
protect neighbouring residents from negative amenity impacts;
support environmentally sustainable design principles;
promote the development of buildings that are able to accommodate
changes in use over time, particularly for developments built in
Commercial Land Use policy areas; and
provide a diversity of housing types to suit a range of peoples needs.
The quality of the urban environment is an important factor influencing
peoples experiences and quality of life in Canberra. Better design of
apartment developments can significantly improve the quality of the urban
environment.
The ACT Planning and Land Authority is preparing guidelines in respect of
environmentally sustainable development that will support and reinforce the
objectives of these guidelines. The ESD guidelines will address issues such
as waste reduction, water management and energy use.
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Section 5.2: Bicycle Parking, Standard 5.2.1 the Standard has been
revised to read Apartment developments shall provide secure,
undercover bicycle storage for residents at a rate of 1 space per each
apartment. Bicycle storage for an apartment may be included in that
apartments storage rate required by Element 5 of these guidelines.
Section 5.2: Bicycle Parking, Standard 5.2.2 The Standard has been
revised to read, Developments in excess of 50 apartments shall
provide secure visitor bicycle parking at a rate of 1 rail per 12 dwellings.
Visitor bicycle parking shall be publicly accessible i.e. located outside
any secure parking for residents.
Section 5.2: Bicycle Parking, Standard 5.2.3 The accompanying
guidance box has been revised at dot point 4 to read, an additional
space within individual secure parking and/or storage area. Bicycle
dimensions of 1.7 m x 0.7 m x 1.05 m (based on AS 2890.3) should be
used to calculate the additional space required. Refer 5.3.1 Storage.
Section 5.3: Storage, Standard 5.3.3 An additional standard reading,
Where bicycle storage is provided within the apartment storage rate
the storage is to be configured to allow for unimpeded storage and
removal of bicycles. has been included.
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Diversity
A mix of apartment types and sizes can provide a variety of building forms and
appropriate design responses to suit the site. Flexible design of apartment
buildings, such as dual key apartments, allows the building to easily adapt to
changes in occupier requirements so that it can meet the needs of a greater
number of people over a longer period of time.
Standards
S 1.1.1 Unless otherwise specified in a Neighbourhood Plan, Master Plan,
Lease And Development Conditions or other approved area strategy,
all apartment developments shall contain a variety of apartment types.
Refer Guidance Box below.
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Guidance
A variety of apartment types could include a range of the following:
unit sizes, including studio apartments, 1,2,3+ bedroom apartments; and
including additional living areas such as studies; and
apartment design and internal layout, including dual aspect, loft and
mezzanine and cross-over apartments (with two opposite aspects and a
change in level between one side of the apartment and the other),
S 1.1.2
S 1.1.3
40sqm
50sqm
70sqm
95sqm
Guidance
For the purposes of S 1.1.2, dual-key apartments that are defined under a single
unit title may be counted as a larger unit. A dual-key apartment is defined as two
smaller apartments that are adjacent and accessible from a shared private lobby
and are able to be combined into a larger apartment.
Figure 1: An example of a two bedroom dual-key apartment where two onebedroom apartments share a common lobby and both apartments are defined by a
single unit title
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Building Design
Apartment Guidelines
policy areas have ground floor units which are flexible and able to be
used for a range of complementary, non-residential uses.
Docklands: Melbourne
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Standards
S 2.1.1 If not otherwise determined in the Territory Plan, Master Plan or other
document, the Authority will confirm the appropriate streetscape
response for a development following a review of the proponents Site
Analysis
Guidance
An appropriate streetscape response should take into account the following
elements:
verge treatment;
front and side setback - landscaping design and use, including the design of
any private open space within front setbacks;
design of vehicular access to site;
design and pattern of pedestrian entries to site and building; and
building articulation.
S 2.1.2
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Guidance
Achieving the following demonstrates that a range of non-residential uses can be
accommodated:
the finished floor level of the entry to the premises has a level that is equal to
or higher than the verge (public area adjoining the building) and a continuous
accessible path of travel between the street and ground floor. Where this is
not possible, any level change at the entry is to occur within the building while
continuing to meet access requirements;
a high level of acoustic isolation rated construction. Refer 3.5 Acoustic
Privacy;
include a range of complementary, non-residential activities in the lease
purpose clause;
appropriate building entry configuration. Commercial and residential entries
should be clearly distinguishable. For residents and visitors safety, different
uses should be able to be separately accessed and secured after hours; and
commercial service access (e.g. for deliveries and waste collection) is
designed to not impact on streetscape or residential amenity Refer 5.5
Services
S 2.1.4
Guidance
Ceiling heights provide building
flexibility as well as light and
natural ventilation to apartments.
A greater range of uses is
expected over time in Non
Residential Land Use policy
areas, especially on the ground
floor.
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Guidance
If residential uses are proposed on ground floor in Non-Residential Land Use Policy
Areas, designing the ground floor units to be live-work dwellings may be an
appropriate response. Typically, live-work units are two or three level dwellings that
can accommodate a range of flexible uses at ground floor, such as a home
business, third bedroom, extra living space, share housing for independent adults,
or housing for the elderly. Such apartments shall demonstrate how privacy, security,
noise, light and air issues are addressed.
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Standards
S 2.2.1 The preparation of a design response on a corner location shall be
based on a Site Analysis and confirmed by the Authority as an
appropriate built form response to the corner location. The Site
Analysis should address:
existing corner built form at the intersection/streets;
views to and from the development;
existing trees;
movement patterns for pedestrians and vehicles; and
existing built form frontages adjacent to the site, along both
streets.
Guidance
Building design to reinforce corner locations may involve:
maximum building heights;
variation of setbacks;
siting corner building toward street frontages;
addressing both frontages;
high level of articulation (minimise extent of blank walls);
prominent front entries and/or windows; and
variation in articulation elements and/or building colour.
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2.3 Articulation
Objective
O 2.3.1 To provide visual interest to the built form, articulate the building
facade of development and provide an appropriate street address.
Standards
S 2.3.1 Articulation of building facades shall respond to and enhance the
street character, aspects of building function and configuration.
One of the following should be submitted with the development
application to demonstrate the three dimensional appearance of the
development and how it successfully relates to the surrounding
context:
a) Photomontages or similar perspective drawings showing views of
the proposal from adjacent streets and buildings; and/or
b) 1:500 scale model showing the massing of the proposal in the
context of properties adjacent to side and rear boundaries and
opposite the opposite the front boundary.
c)
S 2.3.3 To ensure that a high standard of design and construction is
achieved, details of articulation and faade elements (generally 1:50
scale) may, as part of any development approval, be required to be
submitted to the Authority for further approval.
S 2.3.2
Guidance
Building articulation refers to the three-dimensional detailing of the external
walls of the building.
Building articulation can be achieved through a variety of measures such as
variations in construction materials, detailing, colour, floor to ceiling heights,
window size, entry features, projections, roof design and, where appropriate,
setting back the top level of taller buildings.
Building articulation can include vertical and horizontal articulation e.g. buildings
with a discernible base, middle and top.
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Docklands: Melbourne
Standards
S 2.4.1 Building entries are to:
(a) reinforce a desirable pattern of entries along a street frontage;
(b) be clearly visible from streets or internal driveways so that
visitors can easily identify an individual apartment;
(c) provide a sense of address, shelter and transitional space
around the entry; and
(d) contribute to security.
S 2.4.2
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and provide simple, safe, secure, direct access for both residents and
visitors.
Standards
S 2.5.1 Clear lines of sight and well-lit routes are required throughout the
development. In this regard, the routes from car parking areas and
public areas via the lift and stair lobbies to the apartment are
particularly important. Circuitous narrow routes and places that allow
concealment shall not be approved e.g. deep alcoves or numerous
corners along a corridor.
Guidance
It is good practice for fire doors and smoke doors to be fitted with hold open
devices and configured to minimise concealment spaces
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S 2.5.2
Guidance
The amenity of double loaded corridors can be improved by additional
Window openings to frame views or allow natural light access;
Provide articulation along the length of a long corridor such as regular
intervals of wider or higher spaces e.g. at entries to apartments
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S 2.5.3
S 2.5.4
Figure 7: Higher amenity is created through multiple common building entries that
creates a high proportion of dual aspect apartments
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S 2.5.5
Figure 9: Walk-up apartment buildings: The path of travel from either ground floor
building entry or from basement car parks to the front door of an apartment is a
maximum of three storeys (including basement car park levels).
Guidance
During design of walk-up apartment buildings consideration should be given
to provision for future installation of a lift or stair-climbing device to ensure the
development can be adapted for access by people with disabilities.
S 2.5.6
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Residential Amenity
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Standards
S 3.1.1 Minimum dimensions between primary and secondary windows and
balconies (both within a development and between adjoining sites)
are:
(a)
12 m
18 m
24 m
(b)
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(c)
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(a)
6m
9m
12 m
(b)
3m
4.5 m
6m
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balconies.
Standards
S 3.2.1
Windows and balconies of an upper floor level apartment are to be
designed to prevent overlooking of more than 50% of the private
open space of a lower floor level apartment, either within the same
development or adjoining development.
S 3.2.2
(b)
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S 3.2.3
Figure 16: Locating building functions at internal corners such as stairs and lifts,
improves visual privacy. Positioning windows with directional views can also
improve privacy.
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Figure 22: Ceiling height and room depth between 9m and 12m
Guidance
Tall ceiling heights are most effective in improving amenity when used in conjunction with
window design that includes taller windows, highlight windows and light shelves. The effect of
balcony location and design on daylighting to apartments should also be considered.
The following maximum apartment depths are generally considered to provide appropriate
daylight, ventilation and support appropriate internal apartment layouts, when used in
conjunction with appropriate ceiling heights:
Dual aspect apartments with a maximum total depth of 24 m;
Single aspect apartments with a maximum depth of 10 m from a window;
Studies or media rooms additional to living spaces provide additional space and flexibility for
residents. If these rooms do not meet S 3.3.1, then the design needs to demonstrate how nonpermanent habitable uses are to be built-in to the room i.e. so that it cannot be used as a
bedroom. The following are considered evidence of this:
Maximum area 9 m2, and
Wide double doors with louvres for ventilation, and
Built-in joinery such as a computer desk
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Figure 19: Plan showing building and room depths that can support good natural daylight and
ventilation, when used in conjunction with ceiling heights described in S 3.3.1.
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Ventilation Standards
S 3.3.3
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Daylight Standards
S 3.3.4
S 3.3.5
Where S 3.3.6 is not met, the Authority may require the applicant to
demonstrate that an average daylight factor of 2.5% across a
proportion (60-90%) of the living areas in apartments can be
achieved.
Guidance
The daylight factor characterises the amount of daylight available in a space and
is calculated under specific sky conditions. It is defined as the percentage of the
luminance from the sky outdoors available at a point in a room. The luminance is
specified as the horizontal luminance. If the horizontal luminance outdoors is
7000 lux, then a 2.5% daylight factor will give 175 lux at the point concerned.
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3.4 Sunlight
Objectives
O 3.4.1 To ensure building envelopes and internal layouts minimise energy
consumed for heating and cooling.
O 3.4.2 To ensure optimum winter sunlight to north facing windows of living
areas and private open space, and appropriate shading to north and
west facing glazing in summer.
O 3.4.3 To ensure a reasonable level of direct sunlight access to common
Where windows are located on west facing facades and are subject to
direct sunlight, external shading shall be integrated into the building
design to protect windows in summer. Other energy saving measures
such as new glass technology must be in addition to shade protection.
Guidance
It is good practice to limit the number of single aspect apartments with a southerly
aspect (south-west to south-east) to a maximum of 10 percent of the total units
proposed.
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S 3.5.2
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S 3.5.4
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S 3.5.5
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response is achieved.
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Standards
S 4.1.1 Buildings are to be sited and designed to avoid excessive cut and fill,
particularly adjacent to boundaries.
S 4.1.2
Guidance
Developments with significant changes in level between the street and ground floor
level relate negatively to the streetscape, particularly where pedestrian entries are
below street level. For commercial units, such a treatment reduces the visibility of
commercial frontages and restricts pedestrian access. Excessive excavation for
residential dwellings creates poor internal environments for residents, particularly in
regard to outlook, access to daylight, sunlight and ventilation.
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Common open spaces are to be not less than 20% of the total site
area. The calculation of the common open space is not to include
front setbacks or narrow strips of residual land not visually or
physically incorporated into the area, or areas not readily accessible
by residents.
S 4.2.2
S 4.2.3
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S 4.2.4
Ensure sufficient deep soil zones are provided within the common
open space to enable the establishment and healthy growth of deeprooted plants into natural subsoils.
Guidance
Where open space is located over building structures, adequate soil depths need to
be provided to support appropriately scaled trees and/or trellises and shade structures
that support climbing plants. There is no minimum standard of soil depth that can be
applied to all situations as the requirements vary with the plant materials and design
intent. As a minimum, the following should be considered and addressed in
documentation:
growing media and mulch materials - composition, depth and volume;
plant materials - description of forms, functions and species; and
watering and drainage systems - including reuse of site stormwater.
Other issues to be addressed include:
environmental protection mechanisms for chemical applications e.g. fertilising
and herbicides; and
tree anchors or other stabilising mechanisms.
Planting is to be selected and sited to:
include medium to large trees with spreading crowns;
allow a diverse range of shrubs, trees, ground covers and climbers, including
ones that will grow to upper level private open spaces and or building
facades;
optimise daylight and sun access to apartments and open spaces in winter
and shade in summer;
shelter apartments from winter winds; and
contribute to the character of neighbourhood.
Design of common spaces is to include safe and informal outdoor recreation
opportunities for residents e.g. childrens play area, seating, a water feature.
The minimum area of screened private open space for each ground
floor apartment is 24 m2. The minimum dimension in one direction is 4
m, to be directly off a main living area and is to be located to
maximise solar access. Space for service functions, such as air
conditioners, is to be additional to this minimum area. Refer 5.4, 5.5
S 4.2.6
S 4.2.7
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S 4.2.8
S 4.2.9
Guidance
Secondary private open spaces, including Juliet balconies and operable walls with
balustrades, should be considered for additional amenity and diversity.
The design and detailing of the balcony should integrate drainage pipes with the
overall building design. For example, down pipes are often highly visible in taller
buildings and can negatively impact on the overall facade
Ground floor private open spaces and surfaces are to be capable of supporting at
least one small tree (4 m height) per residence.
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Site Facilities
minimising water use, e.g. through installing water efficient fixtures and
appliances in buildings, storing and using rain water to irrigate gardens;
Standards
S 5.1.1 Resident parking is to be provided behind the front building line.
S 5.1.2
S 5.1.3
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Guidance
Relevant Guidelines: ACT Parking and Vehicular Access Guidelines
Natural ventilation of basements reduces energy consumption and operating costs of
buildings. However, the configuration and design of ventilation openings should
minimise visual impact on the streetscape and landscape as well as be located to
avoid potential noise impacts on adjoining residents. Where basements are higher
than street level, basement ventilation grilles should be either screened from public
view or well integrated into the architectural design using high quality finishes.
Measures to address excessive light spill from basements, when viewed from outside
the site at night, are also required, e.g. louvres or baffle screens
For developments with more than 50 dwellings, consideration should be given for the
short stay parking requirements of large furniture delivery and removalist vans.
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Standards
S 5.2.1 Apartment developments shall provide secure, undercover bicycle
storage for residents at a rate of 1 space per each apartment. Bicycle
storage for an apartment may be included in that apartments storage
rate required by Element 5 of these guidelines.
S 5.2.2
S 5.2.3
Guidance
Secure bicycle parking is generally one of the following:
a rail to which the bicycle frame and both wheels can be locked; or
a locked enclosure or cage accessed by residents only; or
a fully enclosed individual bicycle locker.
an additional space within individual secure parking and/or storage area.
Bicycle dimensions of 1.7 m x 0.7 m x 1.05 m (based on AS 2890.3) should
be used to calculate the additional space required. Refer 5.3.1 Storage.
In mixed use developments, facilities associated with commercial use are often
provided on the verge (eg lighting, seating, bins) as off-site works. Bicycle parking for
visitors may be appropriate on the verge adjacent to the apartment development,
subject to approval by the Territory.
In commercial developments (including mixed use), bicycle parking for staff should be
provided as per ACT Parking and Vehicular Access Guidelines.
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5.3 Storage
Objectives
O 5.3.1 To provide a convenient area suitable for storage of everyday
household items within easy access of the apartment.
O 5.3.2 To ensure a minimum space provision for sporting, leisure fitness and
hobby equipment.
Standards
S 5.3.1 Storage facilities for residential buildings shall be provided at the
following minimum rates:
Studio &1 bedroom apartments
2 bedroom & 3+bedroom apartments
4 m2 at a minimum 2 m high
5 m2 at a minimum 2 m high
S 5.3.2
S 5.3.3
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Standards
S 5.4.1 If open air, common clothes drying facilities are provided, they are to
be easily accessible to all residents and visually screened from streets
and other public areas.
S 5.4.2
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5.5 Services
Objectives
O 5.5.1 To locate common and private services such that streetscape and
residential amenity are maintained.
O 5.5.2 To provide convenient access to common and private services for
S 5.5.3
S 5.5.4
S 5.5.5
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Glossary
Amenity
Continuous accessible
path of travel
Habitable room
Living areas
Public areas
Site analysis
Walk-up apartment
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References
AS/NZS 2107 Acoustics Recommended design sound levels and
reverberation times for building interiors. Standards Australia, 2000.
AS/NZS 2890.3 Parking Facilities Part 3: Bicycle Parking Facilities. Standards
Australia 1993.
Department of Infrastructure The New Provisions of ResCode. Victorian
Government, 2001.
Docklands Authority Melbourne Docklands ESD Guide. October 2002.
North Sydney Council North Sydney Council Development Control Plan. 2002.
NSW Environment Planning and Assessment Act 1972, State Environmental
Planning Policy No 65 Design Quality of Residential Flat Development,
gazetted 26 July 2002.
ACT Planning and Land Authority The Canberra Spatial Plan, March 2004
ACT Planning and Land Management The Territory Plan 2002, Department of
Urban Services, ACT Government 2002
Planning NSW Residential Flat Design Code. Urban Design Advisory Service,
2002
Sydney City Council Central Sydney Development Control Plan. 1996
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