apartment guidelines

fo r m i x e d -u s e a n d h i g h d ensi ty
residential developments

enhancing our living environment

Adopted onto the Register of Planning
Guidelines on 9 September 2005
Amended 3 July 2006
Contents

Introduction
1 Diversity 6
1.1 Diversity of Apartment Types 6
2 Building Design 8
2.1 Building Address 9
2.2 Buildings on Corners 13
2.3 Articulation 14
2.4 Building Entries 15
2.5 Internal Common Areas, Circulation Areas & Apartment Entries 16
3 Residential Amenity 20
3.1 Building Interface 20
3.2 Visual Privacy 24
3.3 Natural Ventilation and Daylight 26
3.4 Sunlight 30
3.5 Acoustic Privacy 31
4 Public Areas and Open Space 36
4.1 Streetscape and Public Areas 36
4.2 Open Space 38
5 Site Facilities 41
5.1 Car Parking 41
5.2 Bicycle Parking 43
5.3 Storage 44
5.4 Clothes Drying 45
5.5 Services 46

Glossary

References
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 people’s needs.
The quality of the urban environment is an important factor influencing
people’s 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.

Why Apartment Guidelines are Necessary

The Apartment Guidelines are necessary to provide design and siting advice
specifically for apartment developments. At present, no Territory Plan Design
and Siting Codes apply to apartment buildings higher than three storeys, or to
residential development in Commercial Land Use policy areas and
Entertainment Accommodation and Leisure Land Use Policy Areas.

The Apartment Guidelines establish clear guidance for the design of

residential apartment developments. The guidelines provide greater certainty
in respect to acceptable development standards for proponents and a clearer
basis for assessment at the pre-application and development application
stages.

Apartment Guidelines 2
Effect/Application of Apartment Guidelines
The Guidelines apply only to development applications that are lodged on or
after 6 November 2004.
The Apartment Guidelines apply to an apartment development that is:
• of four storeys or more; or
• located in either:
o Commercial Land Use Policy areas (Territory Plan Part B2); or
o Entertainment Accommodation and Leisure Land Use Policy
areas (Territory Plan Part B8); or
o B1 Area Specific Policy in the Residential Land Use Policy
(Territory Plan Part B1); or
• referred to in a Master Plan, Development Control Plan or Lease and
Development Conditions.
The Apartment Guidelines do not apply to supportive housing or boarding
houses.

Guidance
Building Refurbishment
Conversion or refurbishment of existing non-residential buildings to residential use
should meet all of the objectives of these guidelines, however some standards may
not be applicable. For example, building depths, lift/stair cores and floor to ceiling
heights may all form fixed constraints for an existing building.

A10 Residential Core and B11 and B12 Urban Housing Areas
These Guidelines do not apply to A10 Residential Core Areas or B11 and B12
Urban Housing Areas, as defined in the Territory Plan Residential Land Use
Policies. For A10 Residential Core Areas, refer to the Area Specific Policy and
Appendix III.2 of the Territory Plan. For B11 and B12 areas, refer to the relevant
Area Specific Policy and Appendix III.3 of the Territory Plan as well as the relevant
Section Master Plan on the Register of Planning Guidelines.

Apartment Development Definitions

Apartment refers to:
o an individual dwelling within an apartment building which contains two
or more residences and which is not an attached house; and
o includes both residential use and commercial accommodation use.

Apartment building refers to all buildings in which individual apartments are

located and includes common access areas and any site facilities located
within the building (e.g. waste enclosure).

Apartment development refers to the entire residential development within a

site, including areas of open space, the building/s, individual apartments, any
non-residential uses, shared and private site facilities.

Apartment Guidelines 3
Status of Apartment Guidelines
The Apartment Guidelines were adopted as interim guidelines within the
Register of Planning Guidelines on 10 September 2004. Public comment on
the guidelines were received up to May 2005 and the following revisions were
incorporated in the Apartment Guidelines.
• Section 2 Building Design: Images illustrating the written advice in
respect to design issues have been included at Section 2 of the
Guidelines.

• Section 2.5: Internal Common Areas, Circulation Areas & Apartment

Entries, Standard 2.5.5: A Guidance box has been added with text
“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.”

• 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.

The Apartment Guidelines were permanently placed on the Register of

Planning Guidelines in September 2005.

Apartment Guidelines 4
The Territory Plan requires the Authority to carefully consider relevant
guidelines on the Register when determining development applications or
proposals to use land (Territory Plan, Part A3, 9.2b). As such, these
guidelines will be considered in determining planning applications for
apartment buildings.
The Territory Plan already contains development controls according to land
use policy areas. The land use policy may specify general envelope controls
(eg. building height, plot ratio) and design and siting controls. The Apartment
Guidelines are to be considered in addition to these controls.

Using the Guidelines

The following sections contain design guidance for apartment developments:
1 Diversity
2 Building Design
3 Residential Amenity
4 Public Areas and Open Space
5 Site Facilities

The guidelines are performance based and each section contains objectives
and standards. The standards are considered to satisfy the relevant
objectives, such that generally no further evidence of performance is required
if they are met. However, other solutions, which would result in an equal or
better outcome, may be considered by the Authority, provided the objectives
are satisfactorily achieved.

Guidance boxes in the guidelines provide additional information on good

design practice and assist in the interpretation and achievement of the
objectives and support in the assessment of other solutions.

Apartment Guidelines 5
1 Diversity
The Canberra Spatial Plan identifies the following objective as a way of
achieving the goal of creating and maintaining a healthy community.
Provide opportunities for a diverse range of housing for the full range of
household types and lifestyles preferences.
The Canberra Spatial Plan

Apartment developments can contribute to neighbourhood diversity by

providing a mix of housing types and sizes. By accommodating a range of
household types, a mix of apartments can ensure apartment buildings support
the needs of society now and in the future. This is particularly important
because apartment buildings form a significant and often permanent part of
the urban fabric.
A wide range of housing types will be permitted throughout the city to
increase choice; maximise opportunities for affordable housing; and
secure some intensification of development consistent with maintaining
residential amenity.
The Territory Plan

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.

1.1 Diversity of Apartment Types

Objectives
O 1.1.1 To provide a diversity of apartment types within developments, which
cater for different household requirements both now and in the future.

O 1.1.2 To promote a range of housing types.

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.

Apartment Guidelines 6
 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 Unless otherwise specified in a Neighbourhood Plan, Master Plan or

other approved area strategy, all apartments have floor areas greater
than the following minimum standards:

Studio apartments 40sqm

1 bedroom apartments 50sqm
2 bedroom apartments 70sqm
3+ bedroom apartments 95sqm

S 1.1.3 For the purposes of S 1.1.3, calculation of apartment floor area

excludes balconies and garages. The internal storage area required
under section 5.3 can be included as part of this calculation. Studio
apartments less than 40sqm may be acceptable where there is
extensive provision of shared facilities eg laundry, lounge, storage etc.

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 one-

bedroom apartments share a common lobby and both apartments are defined by a
single unit title

Apartment Guidelines 7
2 Building Design
Well considered site planning and building design of apartment developments
can significantly improve the quality of the urban environment for residents of
the developments as well as those who use the public streets and spaces
adjoining them.

Buildings with an active frontage to the street

are beneficial in promoting street-level activity,
character and security. In urban commercial
areas, accommodating a range of commercial
uses on the ground floor is particularly
desirable in order to ensure a continuity of
street-level activity into the future.

Waterside Apartments: Canberra

Corner sites are visually prominent and

building design that responds to corner
locations assists in promoting legibility of an
urban precinct. Providing building articulation
breaks down the visual bulk and increases the
visual interest of a building when viewed from
the street. Articulation elements facing the
street, such as balconies, can also create
opportunities for activity and overlooking of
streets.
Kogarah Square: Sydney

Building entrances can make a positive

contribution to the street through articulating
the building façade and promoting active (and
therefore safer) streets through facilitating
pedestrian activity. Safe, direct and simple
apartment entries and circulation areas
improve residential amenity and convenience.

Space Apartments: Canberra

Apartment Guidelines 8
 Building design can promote recognition and
social interaction between residents of an
apartment development, which will assist
developing a sense of community and
promoting residents’ safety.

City Edge Apartments: Canberra

2.1 Building Address

Objectives
O 2.1.1 To ensure buildings make a positive contribution to the streetscape
and public areas, including promoting safe streets and public spaces.

O 2.1.2 To ensure apartment developments respond to the existing

streetscape character and the desired future streetscape character of
an area.

O 2.1.3 To ensure apartment developments in Non-Residential Land Use

policy areas have ground floor units which are flexible and able to be
used for a range of complementary, non-residential uses.

Docklands: Melbourne

Apartment Guidelines 9
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 proponent’s 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 Active frontages are required on developments fronting avenues,

major roads, pedestrian routes and public places.

Guidance

Active frontages are characterised by:

• frequent entries and windows with minimal blank walls for lower levels;
• obvious entries from public streets and places, including access for people
with disabilities;
• a high degree of transparency allowing the non-residential uses of the
building to be obvious from public areas;
• a high degree of visibility allowing passive surveillance from the building to
public areas;
• building activities spilling out into public areas;
• awnings or colonnades for pedestrian weather protection;
• high quality materials and refined detailing; and
• a strong building edge along boundaries fronting streets and public spaces, to
contribute toward defining streets and public spaces.

Developments may have a number of street frontages and a hierarchy of streetscape

responses may be appropriate, and should be identified as part of the Site Analysis.
Less active frontages (e.g. blank walls, service areas and access to basements) may
only be permitted on service lanes, or if there are no service lanes, minor streets.

Apartment Guidelines 10
Ground and First Floors in Non-Residential Land Use Policy Areas

S 2.1.3 The ground and first floors of active frontages in Non-Residential Land
Use Policy areas should be designed to accommodate a range of
non-residential uses.

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 In Non-Residential Land Use policy areas on active frontage/s

where front building setbacks are less than 6 m the minimum ground
floor finished floor level (FFL) to finished ceiling level (FCL) height is
3.6 m. A height of 4.8 m or greater is encouraged to allow active
public uses and provide for flexibility such as mezzanines.

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.

Increasing the first floor ceiling

height beyond minimum
standards allows for more uses
including commercial, retail or
residential.
Figure 2: Minimum ceiling heights in Non-
Residential Land Use Policy Area

Apartment Guidelines 11
 Figure 3: Preferred practice for ceiling heights in Non-Residential Land
Use Policy Area

S 2.1.5 When residential use is proposed on the ground floor of an active

frontage in a Non-Residential Land Use Policy, the proponent should
demonstrate how the ground floor can be converted to non-residential
uses at a later stage by providing floor plans indicating planning and
functional arrangements for multiple uses. Refer S 2.1.3 and S 4.2.6

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.

Apartment Guidelines 12
2.2 Buildings on Corners

Objective
O 2.2.1 To design buildings on significant corner sites (eg. located on
landmark sites or major intersections) that respond to the character of
adjoining urban space and built form.

National Apartments: Canberra Mixed-use Development: Sydney

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.

Apartment Guidelines 13
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.

Newington Apartments: Sydney Waterside Apartments: Canberra

Standards
S 2.3.1 Articulation of building facades shall respond to and enhance the
street character, aspects of building function and configuration.

S 2.3.2 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 façade elements (generally 1:50
scale) may, as part of any development approval, be required to be
submitted to the Authority for further approval.

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.

Apartment Guidelines 14
2.4 Building Entries

Objectives
O 2.4.1 To provide building entries that are easily identifiable and assist in the
identity and legibility of the development.
O 2.4.2 To provide building entries that contribute to an appropriate
streetscape response.

Docklands: Melbourne Space Apartments: Canberra

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 Frequent building entries are required in urban environments. Multiple

building entries are required where front building setbacks are less
than 6 m and the frontage is over 15 m long. Multiple building entries
may include common building entries and/or individual ground floor
unit entries.

Guidance
Regular common building entries can facilitate quality apartment layouts, such
as dual aspect apartments. Refer S 2.5.3
Relevant legislation includes:
• ACT Discrimination Act 1991
• Commonwealth Disability Discrimination Act 1992
Relevant planning guidelines include:
• ACT Interim Planning Guidelines for Access and Mobility
• ACT Crime Prevention and Urban Design Resource Manual.

Apartment Guidelines 15
2.5 Internal Common Areas, Circulation Areas &
Apartment Entries

Objectives
O 2.5.1 To promote a sense of community and safety through interaction
between residents.

O 2.5.2 To provide common circulation areas with a high level of amenity,

including well-proportioned foyer and corridor areas.

0 2.5.3 To design routes between building entrances and apartment entries

that maximise personal safety and ease of movement for the
circulation of people and their possessions.

O 2.5.4 To configure individual apartment entries that are clearly identifiable,

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

Apartment Guidelines 16
S 2.5.2 Common circulation areas should achieve the following minimum
dimensions:
a) A common lobby area with a dimension of 2 m in any direction
outside a lift or main staircase (not applicable to a fire stair which
is in addition to a lift or a main stair access);

b) Up to 4 m corridor length from common lobby = 1.5 m width;

Figure 4: Minimum dimensions of common circulation areas up to 4m long

c) Up to 8 m corridor length from common lobby = 1.8 m width;

Figure 5: Minimum dimensions of common circulation areas from 4m to 8m long

d) Greater than 8 m corridor length from common lobby = 2.0 m

width.

Figure 6: Minimum dimensions of common circulation areas over 8m long

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

Apartment Guidelines 17
S 2.5.3 The number of apartment units per floor accessible from a common
lobby is limited to a maximum of nine. This includes all apartments
served by corridors and balcony walkways that are accessed by either
lift(s), stair(s) or directly from the street.

S 2.5.4 The Authority may consider a variation in the maximum number of

units per common lobby, where the applicant can demonstrate that all
of the following are achieved:
(a) a high level of public amenity and safety in the common lobby
and corridors as per S 2.5.2;
(b) a high level of amenity within the apartments. Refer 3.2, 3.3 and
3.4; and
(c) an appropriate streetscape response. Refer 2.1 and 2.4

Figure 7: Higher amenity is created through multiple common building entries that
creates a high proportion of dual aspect apartments

Figure 8: Lower amenity is created by a double loaded corridor that increases

proportion of single aspect apartments

Apartment Guidelines 18
S 2.5.5 Walk-up apartment buildings (i.e. where no passenger lift is provided)
have a maximum stair rise of three storeys, with an additional stair
rise only permitted as access to an upper level within a third storey
apartment unit.

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 Apartment entries that open directly onto common spaces or public
areas are to be clearly visible and articulated with transitional areas
such as a verandah, porch or like element and provide direct, secure,
all-weather access to apartments.

Guidance
Common spaces may include indoor spaces such as a comfortable lobby with
couches and waiting areas, gymnasium, recreation rooms, and any outdoor
common spaces. Refer 4 Public Areas and Open Space.
For convenience and safety of residents and visitors, where buildings are
serviced by lift(s), stairs are also required connecting the common entry lobby
and basement to the apartment entry. This is practical for lower floor levels.
Convenient and safe travel distances from the building entry and resident car
spaces to the front door of an apartment. 60m is generally acceptable as the
longest distance between a building entry or car space, via the mail box, to
the apartment building.

Apartment Guidelines 19
3 Residential Amenity
People’s choice of home is greatly influenced by the amenity offered by a
particular housing type. Careful attention must be paid to privacy and
environmental amenity of apartments to ensure they provide a quality home
environment, a desirable lifestyle choice and are well integrated into
established communities.

The design of apartments in relation to sun, light and wind is important in

terms of residential amenity and influences the potential to reduce energy
consumption within the home.

3.1 Building Interface

Objectives
O 3.1.1 To ensure appropriately proportioned external spaces between
buildings to contribute to visual privacy, solar access, wind mitigation
and amenity of outdoor spaces.

O 3.1.2 To ensure a proposed development reasonably anticipates likely

future redevelopment on adjoining sites and does not compromise it.

Guidance
The interface standards do not apply to blank walls e.g. building to the boundary
may be acceptable.

The interface standards are in addition to any side or rear boundary setbacks
outlined in The Territory Plan Area Specific Policy requirements.

A primary window interface distance applies to the main window of a habitable

room. A primary balcony interface distance applies to the main balcony to an
apartment as defined in S 4.2.7.

Secondary window or balcony interface distance applies to:

a) A window to a non-habitable room;
b) A window or balcony of a commercial use;
c) Windows with sill of 1.7 m above Finished Floor Level;
d) Fixed obscure glazing; and
e) Secondary balconies, which are defined as a balcony in addition to the
minimum requirements defined in S 4.2.7.

Habitable Room is defined in the Territory Plan. A non-habitable room is any room
not defined as a habitable room in the Territory Plan.

Apartment Guidelines 20
Standards
S 3.1.1 Minimum dimensions between primary and secondary windows and
balconies (both within a development and between adjoining sites)
are:

(a) Primary window/balcony to primary window/balcony

Up to four storeys or 12 m high 12 m
Between five to eight storeys or up to 25 m high 18 m
Nine storeys and above or over 25 m high 24 m

Figure 10: Primary window interface distances

(b) Primary window/balcony to secondary window/balcony

Up to four storeys or 12 m high 9m
Between five to eight storeys or up to 25 m high 13 m
Nine storeys and above or over 25 m high 18 m

Figure 11: Primary window to secondary window interface distances

Apartment Guidelines 21
 (c) Secondary window/balcony to secondary window/balcony
Up to four storeys or 12 m high 6m
Between five to eight storeys or up to 25 m high 9m
Nine storeys and above or over 25 m high 12 m

Figure 12: Secondary window interface distances

S 3.1.2 On a side boundary where an adjoining site has potential for

redevelopment, half the interface distance applies as a side boundary
setback. Refer S 3.1.1

Guidance
In addition to protecting the amenity of adjoining neighbours, consideration must be
given to the envelope achieved on the adjoining site and the likely effect on both
properties in terms of interface, daylight, sunlight and ventilation issues where an
adjoining site is not redeveloped.

Apartment Guidelines 22
(a) Primary window/balcony to side boundary
Up to four storeys or 12 m high 6m
Between five to eight storeys or up to 25 m high 9m
Nine storeys and above or over 25 m high 12 m

Figure 13: Primary window to side boundary interface distance

(b) Secondary window/balcony to side boundary

Up to four storeys or 12 m high 3m
Between five to eight storeys or up to 25 m high 4.5 m
Nine storeys and above or over 25 m high 6m

Figure 14: Window and balcony interface distances adjoining a potential

development site

Apartment Guidelines 23
3.2 Visual Privacy

Objectives

O 3.2.1 To site and design buildings and associated open spaces to provide
visual privacy, and protect the visual privacy of neighbours.

O 3.2.2 To avoid overlooking through the effective location of windows and

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 A screening zone between different apartments:

(a) is determined by a 9 m horizontal distance from the outer edge

of a window to a habitable room or balcony within a 45 degree
angle. Any windows to habitable rooms/balconies within this
zone shall be designed to prevent direct views between the two
areas.

(b) applies to any window to a habitable room/balcony either

adjacent (at the same floor level) or below.

Figure 15: Plan view of screening zone

Apartment Guidelines 24
S 3.2.3 Where architectural devices, such as screening devices, high window
sills or obscure glass, are used to prevent overlooking, they should be
integrated with the building design and have minimal negative effect
on amenity for residents or neighbours.

Guidance
Preventing overlooking through the effective location of windows and balconies is
preferred to the use of screening devices, high sills or obscured glass.

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.

Figure 17: A break in built form provides separation between apartments.

Figure 18: A single apartment layout wraps around an internal corner to

Apartment Guidelines 25
3.3 Natural Ventilation and Daylight
Objective
O 3.3.1 To ensure building envelopes and apartment layouts are designed to
maximise natural ventilation and daylight.
Standards
Habitable Room Height and Depth Standards
S 3.3.1 Habitable rooms, not including kitchens, should achieve the following
proportions:
a) Room depth from window is up to 6 m = minimum ceiling
height 2.4 m

Figure 20: Ceiling height and room depth up to 6m

b) Room depth from window is between 6 m to 9 m = minimum
ceiling height 2.7 m

Figure 21: Ceiling height and room depth between 6m and 9m

c) Room depths from window is greater than 9 m = minimum ceiling
height 3.0 m

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 non-
permanent 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

Apartment Guidelines 26
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.

Apartment Guidelines 27
Flexibility of Internal Space

S 3.3.2 Apartment layouts must ensure circulation space does not interrupt
functional use of habitable areas and that a variety of furniture layout
opportunities exist in habitable areas. The Authority may require
applicants to demonstrate furniture layouts shown on scaled plans to
confirm well-organised functional layouts are achieved.

Guidance

Careful consideration of the amenity of internal layouts where there are angled or
tapering rooms or potentially deep and narrow apartment layouts. To ensure
functional internal layouts, living and dining rooms deeper than 6 m should be a
minimum of 4 m wide.

Ventilation Standards

S 3.3.3 Natural ventilation should be achieved in all living areas.

Guidance
It is considered good practice for at
least 60% of apartments in a
development to be naturally ventilated,
for example by providing dual-aspect
apartments or corner apartments.

Natural air movement through a

Figure 23: Cross ventilation and stack effect
building or apartment can be achieved
by the ‘stack effect’ and cross-
ventilation. Cross-ventilation is
achieved by using natural breezes and
wind to produce pressure differences
that channel air through openings.
Cross-ventilation occurs where large
openings face opposite directions and
a free path of airflow (unobstructed or
open able) between openings exist.
The stack effect relies on a convection
flow of air based on the principle that
warmer air rises and is displaced by
cooler air.

Ventilation for single aspect

apartments can be improved by
maximising distance between openings
on the external wall.

To improve internal airflow for

apartments on corners, openings
should be located in both walls and be
Figure 24: Natural ventilation located as far as possible apart.

Apartment Guidelines 28
Daylight Standards

S 3.3.4 Buildings are to be sited and designed to provide adequate daylight to

habitable rooms. Any building opposite a window to a habitable room
is limited in height by a plane projected at 600 above horizontal from
750 mm above the floor level at the window for a lateral distance
defined by a 600 arc from the centre of the window.

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.

Apartment Guidelines 29
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

open space and open space on adjacent blocks is achieved in winter,
and appropriate shading provided in summer.

O 3.4.4 To ensure apartment buildings are designed and sited to minimise

overshadowing of buildings, both within the block and on adjacent
blocks.

Standards
S 3.4.1 No building on the site is to block sunlight to the living rooms and
private open spaces of another dwelling and/or an adjacent multi-
dwelling development so that it is reduced to less than three hours
between 9 am and 3 pm on the winter solstice (June 21).
S 3.4.2 Within the site, living rooms and associated private open spaces for at
least 70 percent of apartments are to receive sun access for a
minimum of three hours between 9 am and 3 pm on the winter
solstice (June 21). The sun access is to be measured on the main
window of the rooms or the front edge of the private open space.
Refer S 4.2.9. Where existing site constraints mean that this standard
cannot be achieved (e.g. dense urban sites), the proponent should
demonstrate how the objectives are achieved.

S 3.4.3 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.

Apartment Guidelines 30
3.5 Acoustic Privacy

Objectives
O 3.5.1 To site and design apartment buildings and associated open spaces
to provide acoustic privacy, and to protect the privacy of neighbours.

O 3.5.2 To ensure building and apartment layouts are designed to maximise

acoustic privacy from airborne and impact noise generated outside
the building, within other apartments and within each apartment.

O 3.5.3 To ensure building construction techniques and materials minimise

the transmission of airborne and impact noise generated outside the
building, within other apartments and within each apartment.

Standards
S 3.5.1 To verify that the objectives and standards will be met, an acoustic
report prepared by an acoustic engineer or other suitably qualified
person may, as part of any development approval, be required to be
submitted to the Authority for further approval.

Noise External to the Residential Complex

Guidance
Environmental noise standards, specified in the Environmental Protection
Regulations, vary for different land use policy areas with higher values applicable
within and on the boundaries of commercial land use areas than in residential
land use areas.

The ACT Draft Noise Management Guidelines apply to apartment developments

near busy roads. Achieving the guidelines standards may require locating noise-
sensitive sleeping and living areas and private open spaces away from the traffic,
incorporating appropriate noise reduction in the external walls of the building
and/or including noise barriers around the block.

Windows and doors are usually the main pathways for noise transmission from
outside. With the doors and windows closed, the internal noise levels should not
exceed those listed in the current version of AS/NZS 2107, namely 35 dB(A) in
bedrooms or 40 dB(A) in other rooms. Achieving these standards may require
particular attention to windows and door construction, such as including laminated
glass or double-glazing. To be effective in reducing sound, these windows and
doors need to be closed and alternative ventilation provided

S 3.5.2 Apartments near commercial activities should be designed with regard

to the potential noise from those activities by locating noise-sensitive
sleeping and living areas and private open spaces away from the
noise source and by incorporating appropriate noise reduction
measures in the external walls of the building.

Apartment Guidelines 31
Noise Generated Within the Apartment Development

S 3.5.3 Site layout is to separate, by barriers, by distance and/or by design,

noise-sensitive sleeping and living areas and private open spaces
from noise-producing areas such as:
• active recreational areas like swimming pools and tennis courts;
• vehicle movement areas like parking, driveways, roller doors;
and
• service equipment areas like pump maintenance, garbage
collection.

Guidance
The acoustic privacy of apartment outdoor areas, such as balconies, should be
considered at the design stage. Screens for visual privacy will not necessarily
provide acoustic privacy.

Limits may need to be placed on the hours of use of active recreational areas and
of the times for services such as commercial garbage collection.

Apartment Guidelines 32
Noise Generated From Other Residential Areas Within Apartment Building

Guidance
Design for Acoustic Privacy
It is good practice to design floor plans to minimise the effect of noise transmission
between apartments by not locating noise-producing areas of one apartment, such
as a kitchen or laundry, next to noise-sensitive sleeping and living areas of the
adjacent apartments. Good practice also avoids locating sleeping and living areas
adjacent to noise-producing areas of the building such as lift shafts, stairwells,
service ducts, etc. Where this is not possible, the construction of walls and floors
should be such that noise transmission is minimised.

Construction for Acoustic Privacy - Minimum BCA Standards

The Building Code of Australia (BCA) on 1 May 2004 has increased standards for
sound insulation for wall and floor construction between apartments and other parts
of the building.

In summary, the revised BCA requires the following sound reduction standards:
a) Airborne Sound:
Design: Rw+ Ctr, of not less than 50.
Installed: DnT,w + Ctr of not less than 45.
The higher the figure the less sound is transmitted through the construction.

b) Impact Sound:
Design: L’nT,w + CI of not more than 62.
Installed: L’nT,w + CI not more than 62
The lower the figure the less sound is transmitted through the construction.

The installed values are typically 5 units less than the design values in order to
reflect conditions in a real building are not as controlled as in a laboratory.

Construction for Acoustic Privacy – Guidance for better practice

A wall or floor that separates an apartment from another part of the building which is
a non-commercial use:
a) Airborne Sound:
The minimum BCA standards (listed above) are considered good
practice.

b) Impact Sound:
It is good practice to exceed the minimum BCA standard, and a design
standard for L’nT,w not more than 50 is preferred.

Apartment Guidelines 33
Noise Generated From Commercial Uses Within Apartment Building

Guidance
Noise amenity impacts on apartments from commercial uses within a mixed-use
building should be addressed at the outset of the design and construction.

The 1 May 2004 BCA revision applies the same minimum sound insulation standard
for construction elements separating apartment from apartment (listed above) as it
does for construction elements separating apartments from commercial uses.

The following standard 3.5.4 is higher than the minimum BCA standard because a
higher standard of sound insulation to separate apartments from commercial uses is
considered necessary to protect residential amenity. This standard will also ensure
greater flexibility and viability of the commercial uses over time without impacting on
the adjoining residents. By minimising potential conflicts between different uses within
a building, the standard will also reduce the likelihood of expensive rectification works
being required in the future.

S 3.5.4 A construction element that separates, or at some stage in the future

could separate, commercial uses from residential apartments, must
have a method of construction which can achieve the following design
sound reduction standards:
a) Airborne Sound
Design: Rw+Ctr of not less than 55 for walls and floors

b) Impact Sound
Design: L’nT,w of not more than 45 for floors when the
commercial use is located above the residential use; and
L’nT,w of not more than 50 for floors when the
commercial use is located below the residential use.

Guidance
Airborne Sound
It is good practice for the installed DnT,w +Ctr to be not less than 50 for walls and floors

Impact Sound
For walls, it is good practice for impact resistance to be addressed by construction
methods such as:
• double studs, or;
• staggered studs, or;
• in the case of concrete or masonry walls, resilient mounts or resilient
furring channels fixed on one side of the wall behind the final lining(s).

Apartment Guidelines 34
Noise Generated Within Each Apartment

Guidance
It is good practice for walls and floors within apartments to be constructed to
minimise the effect of noise transmission within each apartment. This is not covered
by the BCA. As a guide, a well constructed wall or floor within an apartment that
separates a bedroom from other rooms of the apartment would have a method of
construction which can achieve a design airborne sound reduction index, Rw+ Ctr, of
not less than 45 and an installed performance for DnT,w + Ctr of not less than 40.

A well constructed wall or floor within an apartment that separates a bedroom from
other rooms of the apartment would have a method of construction which can
achieve a weighted normalised impact sound pressure level, L’n,w of not more than
55.

S 3.5.5 Continuous noise from air conditioning, mechanical ventilation or

other equipment that is provided within an apartment as part of the
building should not exceed 35 dB(A) in bedrooms or 40 dB(A) in other
rooms of that apartment, in accordance with the procedures of the
current version of AS/NZS 2107.

Guidance
The above standard is covered by AS/NZS 2107 Acoustics – Recommended
design sound levels and reverberation terms for building interiors. It is not covered
by the BCA.

This requirement does not apply to other equipment, such as dishwashers and
kitchen exhaust fans, that may be installed by the developer.

Apartment Guidelines 35
4 Public Areas and Open Space
Well-designed public areas contribute to the creation of a pleasant, safe and
attractive living environment that is responsive to the specific character of the
site and neighbourhood. Apartment developments will often be located in
established areas as part of second-generation development as well as on
previously undeveloped sites. Developments are to integrate and contribute to
existing public areas and established landscape, and establish new areas
such as streets and parks.

Common spaces are shared facilities available to all residents within a

development and can include indoor recreation facilities (such as gymnasium
or lounge area) and outdoor open space. Apartment developments also
require private open space for each apartment. It is important that the role of
each space is clear and that the boundaries between each different type of
space are clearly defined.

The design and materials used in the open space should perform multiple
functions including provision of:
• amenity for residents through useable and safe spaces;
• a diverse range and quantity of vegetation;
• positive contribution to the streetscape and public domain;
• consideration of sustainability in design and materials selections; and
• harvesting of stormwater for on site detention and reuse.

4.1 Streetscape and Public Areas

Objectives
O 4.1.1 To ensure any proposed changes to public areas address the
immediate and local context.

O 4.1.2 To respect, retain and conserve the important existing streetscape

elements in established areas (e.g. street trees, verge treatments,
lighting).

O 4.1.3 To ensure provision of public amenities are equal to existing and/or

meet current guidelines and standards.

O 4.1.4 To ensure landscape and infrastructure development contributes to

the energy efficiency, safety and sustainability of the development.

O 4.1.5 To site buildings and basements such that an appropriate streetscape

response is achieved.

Apartment Guidelines 36
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 On major avenues, where a proposal does not build to the side
boundary, at least one side boundary setback should be available for
deep-rooted planting.

Figure 25: Deep-root planting in a side setback

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.

Apartment Guidelines 37
4.2 Open Space

Objectives
O 4.2.1 To ensure common and private open space(s) provided in apartment
developments is clearly defined, useable and meets user
requirements for privacy, access, outdoor activities and landscaping.

O 4.2.2 To maximise the environmental performance of open space

associated with an apartment development.

O 4.2.3 To enhance residential amenity through design, siting and planting of

areas of open space.

O 4.2.4 To visually enhance the buildings and their setting.

O 4.2.5 To contribute to the quality and amenity of open space on rooftops

and car park structures.

Standards

Common Space

S 4.2.1 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 The provision of common open space as per S 4.2.1 may be varied at
the discretion of the Authority following a review of the proponent’s
Site Analysis.

Guidance
A proposal with less than 20% common open space may be considered appropriate
where a proposed development:
a) is less than 20 apartments; or
b) is located in a constrained urban area. For example, parts of Civic; or
c) is adjoining a large area of public open space; or
d) includes appropriate shared indoor facilities for use by all residents in lieu of
outdoor space. Shared facilities could include a gymnasium, pool, reading room
and/or lounge room.

S 4.2.3 Location and treatments of open space is to take account of site

features (e.g. existing vegetation, views) to improve on-site amenity.

Apartment Guidelines 38
S 4.2.4 Ensure sufficient deep soil zones are provided within the common
open space to enable the establishment and healthy growth of deep-
rooted 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. children’s play area, seating, a water feature.

Private Open Space

S 4.2.5 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 Further to 4.2.5, ground floor apartments in Non-Residential Land Use

Policy areas may not be required to have the minimum private open
space standard. This will be determined at the discretion of the
Authority following a review of the proponent’s Site Analysis. Refer S
2.1.5

S 4.2.7 Upper level balconies/terraces located adjacent to a main living area

are to be a minimum area of 6 m2 and a minimum dimension of 1.8 m.
Wider balconies are preferred.

Apartment Guidelines 39
S 4.2.8 Private open space is to be directly accessible from at least one living
area.

S 4.2.9 All balconies/terraces are to be integrated into the overall architectural

form and detail of the building. Successful integration of balconies
shall not negatively impact on solar access to apartments.

S 4.2.10 Balconies should be designed to provide privacy to residents and to

screen household items. Use of fully transparent balustrades to
balconies should be avoided on lower level balconies facing public
areas.

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.

Apartment Guidelines 40
5 Site Facilities
Site facilities are the functional components of an apartment development,
and include parking, storage, clothes drying and services.

These guidelines provide appropriate site facilities that are convenient,

accessible and functional for residents. The guidelines require site facilities to
be integrated within the design of an apartment development and maintain a
positive contribution to the streetscape.

Site facilities can make a significant contribution toward achieving sustainable

development through:
• minimising water use, e.g. through installing water efficient fixtures and
appliances in buildings, storing and using rain water to irrigate gardens;
• minimising energy consumption, e.g. through provision of outdoor
clothes drying areas;
• supporting measures that encourage non-car based travel; and
• facilitating use of recycling facilities through accessible and convenient
waste and recycling containers.

Appropriate consideration to the requirements for site facilities in the early

stages of designing an apartment development will help ensure these are an
integral part of the development.

5.1 Car Parking

Objectives
O 5.1.1 To integrate the location and design of car parking within the design of
the site and the building.

O 5.1.2 To provide safe and convenient car parking.

Standards
S 5.1.1 Resident parking is to be provided behind the front building line.

S 5.1.2 Ramps to basements shall be wholly within lease boundaries.

S 5.1.3 If visitor parking is provided in the basement level, it is to:

a) be located separately from secured resident parking area e.g.
before security gate; and
b) allow visitors safe and direct pedestrian entry to the common
building entry foyer.

Apartment Guidelines 41
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.

Apartment Guidelines 42
5.2 Bicycle Parking

Objectives
O 5.2.1 To provide secure bicycle parking on site for residents.

O 5.2.2 To provide visitor bicycle parking for larger apartment developments.

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 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.

S 5.2.3 All bicycle parking is to be provided in accordance with AS2890.3.

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.

Apartment Guidelines 43
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 4 m2 at a minimum 2 m high

2 bedroom & 3+bedroom apartments 5 m2 at a minimum 2 m high

S 5.3.2 A minimum 50% of this storage area is to be provided within the

apartment and accessible from either hall or living areas.

S 5.3.3 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.

Apartment Guidelines 44
5.4 Clothes Drying

Objectives
O 5.4.1 To ensure clothes drying facilities are appropriately screened from
public view.

Guidance
To reduce energy consumed by clothes drying machines, apartments are encouraged
to provide secure, open air clothes drying facilities.

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 If clothes drying facilities are located on private balconies, 2 m2 is to

be provided in addition to the minimum private open space
requirements and screened when viewed from outside the
development. Refer S 4.2.7

Apartment Guidelines 45
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

residents, and for maintenance and repair when required.

Standards
S 5.5.1 Waste and recycling enclosures, electrical substations and
switchboards are to be located within the block and to be designed
and sited to minimise impact on the streetscape.

S 5.5.2 Waste and recycling facilities are to be accessible for residents.

Hinged door access to waste hopper enclosures must be provided for
residents. Siting of waste containers should minimise any negative
impact on resident amenity, in particular when the facilities are being
collected, and from odour and visual impacts.

Guidance

Refer also to the Development Control Code for Best Practice Waste Management in
the ACT on the Register of Planning Guidelines.

S 5.5.3 Reticulation of cabled services shall be underground from the point of

connection. A cable reticulation plan may, as part of any development
approval, be required to be submitted to the Authority for further
approval.

S 5.5.4 Mechanical plant is to be designed as integral to the building and

structure. Mechanical plant for individual apartments (such as air
conditioner heat pumps) is to be visually and acoustically screened
from public spaces and neighbouring dwellings. Refer Acoustic
Privacy. Any area occupied by mechanical plant is to be in addition to
minimum required private open space areas. Air conditioning
condenser units are to be plumbed.

S 5.5.5 Mailboxes are to be convenient for residents and delivery services.

They should be provided in a safe, secure, well-lit location.

Apartment Guidelines 46
Glossary
Amenity Qualities of an environment that combine to create
places that work and make people feel
comfortable.

Continuous accessible
path of travel Is an uninterrupted path of travel to and within a
facility (whether a building or not). This accessible
path should not incorporate any steps, humps,
stairways, revolving doors, escalators or other
impediments, which prevent the path being utilised
by people with disabilities.

Dual aspect apartment An apartment with aspect to two different directions

with openings to more than one side of a building.
Includes cross through and cross over apartments.

Habitable room As defined in the Territory Plan.

Living areas Areas of an apartment that are frequently occupied

for extended periods and include living room,
lounge room, and eating rooms/spaces.

Public areas Areas that are publicly accessed, including streets,

parks, verges, and footpaths. It also includes
leased land offered for public purposes, e.g.
forecourts.

Single aspect apartment An apartment with windows on one side only.

Site analysis Enables designers and assessors to appreciate

more clearly the development context and the
issues to which the design must respond. It assists
in identifying the relationship of the site to adjacent
properties and in testing whether the proposed
development recognises any constraints that may
apply.

Walk-up apartment An apartment building limited in height due to the

number of stair flights a person will reasonably
climb without a lift.

Apartment Guidelines 47
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

References from ACT Register of Planning Guidelines

ACT Planning and Land Authority ACT Interim Planning Guidelines for Access
and Mobility 2003.

ACT Planning Authority ACT Draft Noise Management Guidelines 1996.

Department of Urban Services, Development Control Code for Best Practice

Waste Management in the ACT, 1999

Planning and Land Management ACT Crime Prevention and Urban Design
Resource Manual. ACT Government, 2000.

Planning and Land Management ACT Parking and Vehicular Access

Guidelines. ACT Government, 2000.

Apartment Guidelines 48