Residential apartment developments are generally developed on individual sites or within precincts.
Individual sites
Figure 1C.1 Individual site: this development comprises two apartment buildings with a shared communal open space and mediates between low density housing and a local centre to the north
An individual site is a single lot or an amalgamation of several lots that can support individual or groups of residential flat buildings. The size, shape and orientation of individual sites directly inform the possible building types and development capacity. The generic building types in section 1A and the primary controls in Part 2 of this guide can assist in testing individual sites to determine the planning controls and supporting guidelines, such as deep soil zones, communal open spaces, privacy, solar access and natural ventilation.
Figure 1C.1 Individual site: this development comprises two apartment buildings with a shared communal open space and mediates between low density housing and a local centre to the north.Where an area is planned to change, new development needs to address the desired future character at both the neighbourhood and street scales. In established areas new development should carefully respond to neighbouring development. Incremental change typically occurs lot by lot in established areas and can be constrained by existing development adjacent to the site. Planning and design considerations for managing this change include:
• site amalgamation requirements may be appropriate and expressed as minimum site frontages or
site specific amalgamation patterns included in development control plans*
• corner sites and sites with multiple frontages can be more efficient for development yield than mid-block sites with a single frontage
• the development potential of the adjacent site is retained where zoning permits this
• avoiding left over and isolated sites that are unable to realise the planned development form and potential.
Note: It is important to note that parking rates can be a significant driver for amalgamation. On sites with good public transport accessibility and limited opportunities for amalgamation, a reduction in parking rates should be considered.
Precincts
Figure 1C.2 Precinct: this precinct plan for the redevelopment provides a clear structure of new streets, public parklands, adaptive re-use of former tram sheds and mid block shared communal open spaces
Precincts are characterised by large land parcels or a group of larger sites undergoing extensive change. These sites often need to be restructured to support a change of land use mix, building height and density. Precinct plans typically incorporate new streets and infrastructure, through-site links and public open spaces that relate in scale, location and character to the local context. The subdivision of large land parcels into smaller ones assists in creating a finer urban grain and achieving greater diversity in building design. It can also assist with the staging of redevelopment.
Precinct plans provide a number of opportunities including:
• reconnecting parts of the city or town that have previously been isolated
• improving the public domain network and providing more public open space
• incorporating a mix of uses to support more vibrant renewal areas
• integrating heritage and important views within the site or surrounding context
• providing greater housing diversity
• providing space for new community facilities such as recreational centres, libraries and childcare centres
• leveraging efficiencies of scale to deliver more effective environmental measures such as on site energy production, integrated stormwater management and waste-water recycling
• supporting greater flexibility in site layout to provide greater amenity to individual apartments and open spaces.
Precinct plans establish building envelopes and inform the controls within a local environmental plan and development control plan, against which future development applications are assessed. Indicative plans at both ground and upper levels can assist to describe the expectations of future development types within the envelope providing more certainty for local government, applicants and the community.
When determining the floor space of a precinct plan, the net floor space is based on the whole site area including streets and open spaces. This will be significantly lower than the net floor space of individual parcels within the precinct plan (see also section 2D Floor Space Ratio). Through the precinct plan design process and the testing of proposed building envelopes against the site constraints, alternative solutions to some of the design criteria in this guide may be appropriate.
Some design criteria may be best applied to the entire precinct area or to stages within the site, for example deep soil and communal open space may be consolidated and accessed by a number of buildings. Other design criteria associated with the amenity of individual apartments, such as visual privacy, sunlight access and ventilation, are typically applied to each building within the precinct plan.
Part 2 Developing The Controls
Post a Comment for "Precincts and Individual Sites Apartment"