Nexus Port Business Park

DesigN guiDeliNes

Contents
1. Introduction
General Vision Intent

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2. Design Guideline Elements
Element 1: Land Use Element 2: Site Design A. Coastal Conditions B. Streetscape C. Waste Storage Areas D. Screening and Fencing E. Vehicular Access and Manoeuvrability F. Car Parking Requirements and Dimensions G. Landscaping A. B. C. D. E. F. G. H. I.

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Element 3: Building Design

Architectural Character Building Location Building Performance Roof Design Materials and Colours External Lighting Open Space Loading/Unloading and Storage Areas Signage and Ancillary Equipment

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Element 4: Specific Requirements

A. Site Layout, Site Cover and Setbacks B. Height

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Element 5: Sustainability and Environmental Management
A. B. C. D. E. F. Noise and Vibration Emissions Risk and Hazard Environmental Management Plans Stormwater Management Acid Sulphate Soil

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Definitions

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Nexus Port Business Park - Design guidelines

1. Introduction
General
Townsville Port Authority has created the planning and design framework for the newly-established Nexus Port Business Park. The purpose of these Design Guidelines is to ensure that development of this park is consistent with the vision, intent of the area. They will also ensure adverse impacts are minimised and mitigated. These Design Guidelines apply only to the land delineated to be in the Nexus Port Business Park.

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These Design Guidelines apply to the Nexus Port Business Park and comply with the following:  Land Use Plan for the Port of Townsville;  Current Building Code of Australia; and,  Any other relevant and current statutory document. The Design Guidelines provide information, advice, and controls for the Nexus Port Business Park by defining specific elements of the development and appropriate degrees of control.

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Vision
Create a development that accommodates port-related activities and industry Port, which maximises and respects the assets of the site’s location, whilst positively contributing to the urban fabric.  espect the surrounding land uses (South Townsville residents, existing and R future commercial/light industrial uses).  rovide a range of port-related activities and industrial choices the P Park.  Develop a built form and landscape that embraces the surrounding environment and the site’s visual context.

Intent
The Nexus Port Business Park is to achieve:    A built environment that is of a high quality and reflective of the type of port-related activities and industry envisaged for the park; and, An economic outcome that enhances economic activity, includes employment generating activities and provides uses complementary to the Port of Townsville. Maximise economic return to Townsville Port Authority.

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2. Design Guideline Elements
Element 1: Land Use
The Nexus Port Business Park will accommodate a wide range of port related commercial and light industrial activities.

Element 2: Site Design
Development proposals must take into account the coastal location of the the Nexus Port Business Park, including likelihood of strong sea breezes and storm events, air borne sand and salt water. The building design and landscaping must withstand severe coastal conditions with minimal damage to property and discomfort to occupants and surrounding properties.

A. Coastal Location

B. Streetscape

The development must:  Integrate with the desired landscape design;  Contribute towards amenity for building occupants and surrounding properties;  Assist with passive surveillance.

The development provides for suitably located and unobtrusive waste storage areas. The waste storage area is screened from public view by landscaping at least two metres width, fencing or buildings on the lot and located no closer than five metres to a road frontage.

C. Waste Storage Areas

D. Screening and Fencing

Front fences addressing Hubie Taylor Place must improve the amenity for occupants and contribute positively to the streetscape. Landscaping on the road reserve may be required depending on the style of fence to Hubie Taylor Place. A two metre high green chain wire fence is required to all side boundaries and the rear boundary of Lots 1, 2, 3, 4 and 5. An acoustically treated fence is required to the rear boundary of Lots 6, 7, 8 and 9. Additional landscaping is required between the rear fence and the Environmental Park.

Examples of acoustic type fencing required to the rear boundary of lots 6, 7, 8 and 9.

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E. Vehicular Access and Manoeuvrability

Vehicular access to the lot and on-site car parking shall be via Hubie Taylor Place only. No vehicular or pedestrian entry is permitted via Boundary Street, Benwell Road or Archer Street. Furthermore no access is permitted to the Environmental Park at the rear of Lots 6, 7, 8 and 9. All vehicles expected to use the site can drive on and off the site in forward gear when the car park is full). Aisles within car parks are designed in accordance with (AS2890.1 – Parking and Facilities – Off–Street Parking). Turning circles are designed in accordance with AS HB 72 (AUSTROADS 1995) – Design Vehicles and Turning Path Templates. A maximum of two driveway crossovers will service the lot. The driveway crossovers will have a minimum width of seven (7) metres and a maximum width of ten (10) metres. Any proposed crossovers greater than ten (10) metres require detailed consideration and approval by Townsville Port Authority. All crossovers will be constructed in accordance with (Aus-spec D1 – Road Geometry).

F. Car Parking Requirements and Dimensions

M inimum car parking bay requirements for development within the Nexus Port Business Park are set out as follows:        Office Service Industry Warehouse Vehicle repair workshop Storage Yard Showroom Any other use 1 space per 30m2 of gross floor area 1 space per 100m2 of gross floor area 1 space per 100m2 of total use area 1 space per 30m2 of total use area 2 spaces, AND 1 space per 150m2 of total use area 1 space per 40m2 of total use area Sufficient spaces to accommodate the amount of vehicle traffic likely to be generated by the particular development.

NOTE: The proposed use may involve one or more of the above listed car parking bay requirements (i.e. office and warehouse). E mployee car parking shall be provided on each lot and screened from public view by dense landscaping.

Vehicle parking spaces must be at least 2.7 metres wide and 5.4 metres long and meet user requirements. P ollution interceptor traps must be installed in uncovered car parking areas to intercept oil, silt and rubbish from the first flush of a rainfall event (20mm). Details of the type, size and location of interceptor traps must be provided to Townsville Port Authority for approval before construction.

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G. Landscaping

L andscaping will be in accordance with Townsville Port Authority’s Guideline 1 – Landscaping, as well as additional requirements in these Design Guidelines.  Landscape areas must be located where planting will ameliorate the view of the development from major public vantage points.  Landscaping to road frontages must make a positive contribution to the streetscape and incorporate bold landscape elements that complement the scale and bulk of industrial forms.  At least 3% of the lot is landscaped, including a landscaped strip with a minimum width of 2m is provided along the rear boundary and road frontage of the lot.  Landscaping on the road reserve is provided to the reasonable satisfaction of the Townsville Port Authority.  Tree planting is provided to landscape frontages that will achieve canopy spread over 50% of the lot road frontage within five years of planting.
Min 2m landscape strip to rear boundary.

Large trees are provided in all landscape areas within the site. Landscaping to road frontages must make a positive contribution to the the streetscape.

Min 2m landscape strip to front boundary. HUBIE TAYLOR PLACE Large screening shrubs of an appropriate density and size are provided to screen car park.

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Car Park Diagram
 hade trees are provided in car parking areas at a ratio of one tree for S each 6 car parking spaces.  Large trees and spreading ground covers are provided in all landscape areas within the lot.  Large screening shrubs of an appropriate density and size to complement the scale and bulk of the subject building are provided in areas where screening is a priority.  All landscaping is to be provided with automated irrigation.

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Element 3: Building Design A. Architectural Character
The architectural character of buildings within the Nexus Port Business Park must include design qualities that convey a contemporary coastal aesthetic. Create variation in the plane of building facades visible to the street through recessing and projecting elements to create distinctive areas of solid and void. Façade elements should be broken down with feature elements such as external devices, integration of secondary materials, textures and colours, finishes, protrusions and penetrations.

B. Building Location

The front of the building is designed and orientated to address the street and any office space is sited and orientated towards Hubie Taylor Place.

C. Building Performance

Buildings should be designed to ensure they are as energy efficient as practicable by having –        Direct sunlight on windows, walls and roofs minimised by shade trees, eaves, roof overhangs, verandahs, screens, shelters and/or hoods; Doors, windows and other openings located, sized and designed to allow for maximum access by breezes in summer with adequate control of sun exposure to afternoon summer sun; Mechanically heated or cooled areas can be closed off from other area of the premises; Solar hot water heating and rainwater collection and use facilities; Buildings with openings on opposite or adjacent walls for cross-ventilation; Roof spaces which are ventilated with louvre openings (e.g. gable end) or by roof mounted ventilators; and Best energy practice energy efficient building materials and other technology.

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D. Roof Design

Extremely large roof elements that predominate the other architectural features of buildings can appear visually overwhelming and excessive, massive, and generally unattractive. Thus, roof design should be considered in-scale with the other building features. Roof lines for large buildings shall be broken up and varied by providing change on the height of a portion of the roof/s, change in form, or other articulations. High pitched A-Frame type rooflines and partial mansards should be avoided. Roof mounted mechanical devices shall be screened from all public views, such as below a roof parapet.

E. Materials and Colours

Buildings are designed and finished with materials and colours that are a high quality and combine to provide a modern appearance that does not cause excessive glare. Building and roof colours play a significant factor in acceptability of all buildings. Architectural panel profiles, shapes and surface coatings should be carefully considered when determining if a metal building would complement the building site and surroundings. Colours should be coordinated with the structure. The colour of materials should be of a high quality and appropriate for the development and location. Details of colours will be provided to Townsville Port Authority for consideration.

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F. External Lighting
Emission of light beyond a site boundary is prevented or effectively managed to be in accordance with Australian Standard AS4282:1997 Control of the Obtrusive Effects of Outdoor Lighting. External lighting shall be designed to achieve the requirements of AS4282:1997 and shall be achieved by appropriate luminaire selection, location and orientation. The following extract from AS4282:1997 details the appropriate criteria for the assessment of the impacts of light spill at residential areas and at the boundary of commercial and residential areas: Table 2.1
Light Technical Parameter

(Part only from AS4282)
Application or Calculation conditions (see also Figure 2.1 and Section 5) Recommended Maximum Values
In commercial areas or at boundary of commercial and residential areas

Residential Areas Light Surrounds Dark Surrounds

Illuminance in vertical plane (Ev)

Pre-curfew*
Curfewed hours+ (between 11pm and 6am)

25lx 4lx

10lx 2lx

10lx 1lx

NOTE: *Pre - curfew – Limits apply at relevant boundaries of nearby residential properties, in a vertical plane parallel to the relevant boundary, to a height commensurate with the height of the potentially affected dwellings. Values given are for direct component of illuminance. +Curfewed hours – Limits apply in the plane of the windows of habitable rooms of dwellings on nearby residential properties. In the absence of development (i.e. vacant allotment), the limits apply on the potentially affected property, in a vertical plane parallel to the relevant boundary, at the minimum setback permitted for a dwelling, to a height commensurate with land use zoning provisions. Values given are for the direct component of illuminance.

Based upon the conclusions of a baseline lighting survey undertaken in June 2006, it is considered that the South Townsville residential areas adjacent to the Nexus Port Business Park are best described as ‘dark surrounds’ as per AS4282:1997 at present. Thus, the appropriate design limits for Illuminance in the vertical plane (Ev) at residential areas are 10 lux pre-curfew and 1 lux during curfewed hours (between 11pm and 6am). Lighting at appropriate on-site areas shall be provided in accordance with Australian Standard 1158.3.1:2005 Lighting for roads and public spaces to provide adequate and safe lighting of external areas of sites. This will require appropriate illumination of parking and pedestrian areas during hours of operation and appropriate security lighting out of trading hours during the night period.

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G. Open Space

The proposal must create a socially, visually and physically amenable work environment and provide recreation areas for staff, within the lot boundaries. Recreation areas to be provided on the lot may include, but are not limited to :      Seating, tables and rubbish bin; Protection from the weather; Safely accessible to all staff; Separate private areas from public areas; and, Located away from noisy or odorous activities.

The lot will contain suitably located and unobtrusive loading/unloading and outdoor storage areas. The loading/unloading and outdoor storage area is screened from public view by landscaping of at least two metres width, fencing or buildings on the lot and located no closer than five metres to a road frontage. Additional requirements for storage areas for products–    A detailed list of all products (including hazardous substances) stored on site is to be provided to the Townsville Port Authority, prior to the commencement of any operation; Containers are to be stored a maximum of three vertical at the rear or side boundary only; and, There is to be no open storage of loose materials and all loose material is to be stored in a covered enclosed area.

H. Loading/Unloading and Storage Areas

Signage Details and Style Signage should be treated as an extension of the architecture – reflecting the building in terms of styling, materials and colour. Plans and details of any signage to be associated with the use must be provided to Townsville Port Authority prior to the commencement of any operations on the lot. Details must include the location of the signage, construction materials, size of the sign and graphic content. Entry Communication and Mail Box Delivery All lots are to be identified by the provision of a street number in a prominent location, preferably near the site entry.

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Signage and ancillary Equipment

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Element 4: Specific Requirements A. Site Layout, Site Cover and Setbacks
The scale, bulk and location of a building must not adversely impact on streetscape amenity.     The setback of buildings from street frontages is 6 metres or greater. Site coverage must not exceed 75% of the site area. C ar parking may be located within the front six metres of the site at the discretion of Townsville Port Authority. If car parking at this location is considered appropriate, additional landscaping will be required at the front of the lot adjoining any road frontage. The entire lot must be constructed of sealed hardstand or maintained landscaping areas.

Staff car park located to rear and screened from public view by dense landscaping.

Min 6m Building Setback

Visitor Car Park Landscaping to site frontage provides appropriate screening to car park.

Setback Diagram

Site Layout Diagram

The height of buildings and structures must be consistent with the desired character and amenity of the Nexus Port Business Park.  Buildings and structures are to be no higher than three storeys or 15m, which ever is the lesser.

B. Height

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Element 5: Sustainability and Environmental Management
A noise impact assessment report will be required to accompany all development applications for any development within the Nexus Port Business Park. A noise impact assessment is required to address the potential noise impact of the development upon off-site residential and noise sensitive receptors and neighbouring uses within the Port of Townsville. A report shall address the following:

A. Noise and Vibration

1. Description of proposed development including noise generating sources and
activities, hours of operation, proposed layout of the site and details of any proposed noise control measures.

2. Prediction of resultant noise from site activities at nearby noise sensitive land
uses including residential and commercial / industrial.

3. Provide proposed noise control measures and demonstrate how these will
effectively control noise emissions to achieve the appropriate regulatory noise limits. The noise limits to be applied and any assessment shall be based upon:

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Australian Standard AS1055:1997 Acoustics – Description and measurement of environmental noise Australian Standard AS2107:2000 Acoustics – Recommended design sound levels and reverberation times for building interiors Environmental Protection (Noise) Policy 1997 Environmental Protection Regulation 1998 Environmental Protection Agency Noise Guideline – “Planning for Noise Control” development will comply with regulatory noise limits and what measures are to be implemented to achieve these limits.

4. A concise summary and conclusion which demonstrates how the proposed

It is suggested that a vibration assessment would not typically be required for warehouse / transport activities but may be necessary for heavy manufacturing industry, a rail line or similar.

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B. Air Emissions

Any development application must include an outline of potential air emissions from the development such as odour, dust, and any stack emissions from process plant, boilers, spray painting or similar operations. Where the extent of emissions is considered to be such that adverse impact may result at surrounding sensitive uses the Port may require a detailed air quality assessment report to be prepared. Any emissions of odour, dust and air pollutants beyond the boundaries of the site must be minimized and comply with the limits imposed by the following:    Environmental Protection (Air) Policy 1997 Environmental Protection Regulation 1998 Environmental Protection Agency Guideline – “Odour Impact Assessments from Developments”

C. Risk and Hazard Any development must operate such acceptable levels of risk and hazard are achieved for the safety of persons or property on the development site or in surrounding areas. Site activities which present unacceptable potential risk or hazard to off-site areas will not be permitted. Such unacceptable uses include:  Storing, handling or manufacture of significant quantities of materials which are highly explosive, flammable or radioactive in a manner that poses unacceptable risk to uses within the Port of Townsville and at off-site areas. Storage and handling of flammable and combustible liquids or dangerous goods / substances is to be in accordance with the following:    Australian Standard AS1940:2004 The storage and handling of flammable and combustible liquids Dangerous Goods Safety Management Act 2001 Dangerous Goods Safety Management Regulation 2001

D. Environmental Management Plans

An Environmental Management Plan (EMP) which describes construction and operational activities is to be prepared and submitted by the developer and assessed by the Townsville Port Authority Manager Planning and Environment. The EMP is to be prepared in accordance with the Townsville Port Authority’s Guideline 2 – Environmental Management Plan.

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E. Stormwater Management

The discharge of stormwater runoff or wastewater from a site to any water course or water body, roadside gutter or stormwater drainage system is prevented or effectively managed to avoid or minimise impacts on water quality.        The preference is for reuse of water, where possible. Disposal of stormwater off-site will be subject to approval by relevant authorities to nominated areas. Stormwater must not contaminate surface water or ground water. Areas where potentially contaminating substances are stored or used are to be roofed. Provision is made for spills to be bunded and retained on site for removal and disposal by an approved means. Surfaces where spillages can occur are sealed with concrete, asphalt or similar impervious substance. Roofwater is piped away from areas of potential contamination. All runoff is to be via the road frontage.

the preference is for reuse of water where possible. F. Acid Sulphate Soil

Soil and groundwater investigations must be undertaken and provided to Townsville Port Authority for consideration to support any proposed earthworks. Such investigations must be certified by an appropriately qualified and experienced Registered Professional Engineer of Queensland.

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Definitions
Buffer Gross Floor Area Ground Level Loose Materials Setback Site Cover(age) An area, structure or physical feature separating a source of environmental impact from an area or use sensitive to such impact. The sum of the plan areas (inclusive of all walls, columns, balconies whether roofed or not) of all storeys of a building or buildings, except for: (a) The areas at any topmost storey of lift motor rooms or air conditioning or other mechanical or electrical plant and equipment rooms; (b) The area of any public lobby at ground storey level; and (c) Any level below ground level of all space used or intended for use for the parking and manoeuvring of motor vehicles. The finished ground level on the completion of the development. Any product or material that is not contained. A line or lines parallel to any boundary of a lot beyond which building or other structure shall a not encroach, and measured as the shortest horizontal distance from the outermost projection of the building or other structure to a vertical projection of the lot boundary. The proportion of the site covered by a building or other structure having an impervious roof, including a balcony (roofed or not), and expressed as a percentage of the site area. When calculating site cover, the following are excluded:  Eaves;  Fences; and  Storeys (where not higher than one metre above ground level). A space within a building which is situated between one floor level and the floor level next above, including a mezzanine level, or if there is no floor level above, the ceiling or roof above, but not, a space that contains only: (a) A lift shaft, stairway or meter room; or (b) A bathroom, shower room, laundry, water closet, or other sanitary compartment; or (c) Lift motor, air conditioning or other mechanical or electrical plant at roof top level; or (d) A basement car park where any part of the ceiling is not higher than one metre above ground level; or (e) A combination of the above. The sum of all areas (exclusive of walls, columns and balconies whether roofed or not) of all storeys of a building which are used or intended for use for a particular purpose, plus any other areas of the site which

Storey Total Use Area

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Total Use Area Cont

is also used or intended for use for the same purpose, except for:  rea (inclusive of walls and columns) of any lift A wells, lift rooms, air conditioning and associated mechanical or electrical plant and equipment rooms;  Areas of any staircases;  Areas of any public lobby;  Areas of any public toilets;  reas of any staff toilets, washrooms, recreation A areas and associated facilities; and  Areas used for the access, parking and associated manoeuvring of motor vehicles.

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