9.3.10 High-rise accommodation design code · 2019-10-01 · Commercial design code. When using this code, reference should be made to Section 5.3.2 and, where applicable, Section

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Attachment B(xi): Proposed changes to High-rise accommodation design code

9.3.10 High-rise accommodation design code

Photograph 9.3.10-1 Example of High-rise accommodation located at Surfers Paradise. Photograph by Remco Jansen.

9.3.10.1 Application

This code applies to assessing material change of use for development for Multiple dwellings, Residential care facilities, Resort complexes, Retirement facilities, Rooming accommodation and Short-term accommodation uses over 32m in height where indicated within Part 5 Tables of Assessment. Note: Where a development involves commercial uses, that component of the development shall be assessed against the

Commercial design code.

When using this code, reference should be made to Section 5.3.2 and, where applicable, Section 5.3.3 in Part 5.

9.3.10.2 Purpose

(1) The purpose of the High-rise accommodation design code is to ensure development is responsive, connected, engaged, subtropical, attractive and adaptable to deliver responsibly encourage diverse and, innovative and engaging sub-tropical high-risetower forms that enhance the city skylineimage.

(2) The purpose of the code will be achieved through the following overall outcomes:

(a) Development has a bulk, scale, form and intensity that is cognisant of the role and function of the individual area in which it is located and reinforces the planned character of that area.

(b) Development is designed for the subtropical climate, with a building and dwelling design that optimises a comfortable and pleasant liveable environment.

(c) Development is designed to create attractive, high-quality visually appealing buildings that add visual interest to the streetscape with highly articulated building facades and varied roof form elements that reinforce the planned character.

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(d) Development provides well-spaced slender towers that promote an open and attractive skyline, ensure fast moving shadows, and provide a reasonable amenity to occupants of the development and adjoining sites.

(e) A tower base is designed with a human scale, relative to its context, and to have an active edge, where car parking and servicing is located underground or is fully integrated into the built form so it is not visible from the street and adjoining sites.

(f) The tower base is designed to engage with and enhance the immediate streetscape and pedestrian environment, promote a safe environment within the site and adjoining public realm and define the street edge.

(g) Development incorporates design solutions for the ground level and the tower base, where including above ground car parking, to support adaptation and change throughout the life of the building.

(h) Development interfaces with adjoining residential uses are managed to mitigate amenity impacts including protecting visual privacy through appropriate separation of buildings and screening.

(a) Development is designed to create attractive, high-quality visually appealing buildings and protect the privacy and amenity of neighbouring residential premises.

(b) Slender towers relate to existing high-rises and enhance views of the city skyline.

(c) Tower development mitigates negative visual and physical impacts through appropriate setbacks and design.

(d) Where they occur (in accordance with zone intentions), podiums are designed to engage with the street and be of a scale that is complementary to adjoining and nearby buildings.

(e) Development provides a high-standard of amenity and visual interest for users and neighbours, including a high-standard of communal and private open space.

(f) Development is designed and orientated to promote a safe environment within the site, adjoining streets and public realm.

(g) Development is complemented by high-quality landscaping that contributes to the desired character of the area.

(ih) Development is designed to promote legible, safe and convenient pedestrian and vehicle access to and from the site.

(j) Development has a frontage width that is sufficient for the scale and form of development, to deliver a comfortable living environment with minimal impacts on adjoining sites.

(k) Development provides high-quality, integrated landscaping that contributes to the planned character of the area, high-quality subtropical streetscapes and provides a high level of amenity for occupants and adjoining residents.

(l) Development provides private and communal open spaces that capitalise on the subtropical climate, maximise outdoor living opportunities, enhance amenity for residents, and provide for engagement with / activation of streets and public open spaces.

(i) Development supports the provision of diversity of housing for various types of households within the city to meet the needs of existing and future residents.

(mj) Residential care facilities and retirement facilities are provided with self contained services and recreational facilities to meet the needs of residents.

9.3.10.3 Specific benchmarks for assessment

Part A applies to accepted development subject to requirements .

Part B applies to assessable development.

PART A – ACCEPTED DEVELOPMENT SUBJECT TO REQUIREMENTS

There are no requirements for accepted development for this code.

PART B– ASSESSABLE DEVELOPMENT BENCHMARKS

Table 9.3.10-1: High-rise accommodation design code – for assessable development

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Performance outcomes Acceptable outcomes

Subtropical design

PO1

Development exhibits the principles of subtropical and climatic responsive design, through:

(a) providing all dwellings with high levels of access to natural light, sunlight and natural ventilation;

(b) ensuring all dwellings are oriented to take into account breezes, sunlight and views;

(c) providing lobbies and corridors with access to natural ventilation and natural light;

(d) ensuring dwelling and building design reduces operational costs and infrastructure demand;

(e) integrating landscaping at and above ground level and incorporating generous outdoor living spaces; and

(f) providing shading and climate protection.

AO1.1

Development includes floor-to-ceiling heights greater than 2.4m for habitable rooms and lobbies and corridors have a minimum of two windows or openings.

AO1.2

Development provides weather protection and solar control to all habitable rooms, lobbies and corridors, external doors and windows.

AO1.3

Development includes deep recesses, eaves and sun-shading devices on north-facing facades.

AO1.4

Development includes building and landscape elements that provide shading such as screens, awnings, pergolas or landscaping on west-facing facades.

Tower base (podium)

PO1

Where podiums are envisaged by the zone, tower base form respects the framework of established built form, adjacent streets, parks and public or private open spaces.

AO1.1

Tower base heights:

(a) are well-proportioned to frame adjacent park land and on-site open space;

(b) match neighbouring low-set built form; or

(c) are no greater than 10.5 metres in height where no neighbouring low-set built form exists.

AO1.2

Tower base setbacks:

(a) match adjacent established setbacks; and

(b) continue public open space areas provided along street frontages.

Figure 9.3.10-1 Illustration showing High-rise accommodation design outcome where the tower base (podium) height matches neighbouring low-set built

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Performance outcomes Acceptable outcomes form and match adjacent established setbacks

Tower Built form and design

PO2

Development:

(a) reduces the appearance of bulking bulk;

(b) demonstrates variations in the horizontal and vertical profile;

(c) is cognisant of the role and function of the individual area in which it is located and reinforces the planned character of that area; and

(d) incorporates high quality materials, with a range of tactile natures, colours and finishes.

AO2

No acceptable outcome provided.

PO34

Slender tower form reduces the perceived scale and bulk of the building and promotes:

(a) an open, attractive and distinct skyline;

(b) smallslender, fast moving shadows;

(c) retention of view lines between the mountains and the ocean;

(c) view corridors between nearby towers;

(d) efficient interior climate control; and

(e) balconies as an extension of indoor living space.; and

(f) a contextually responsive design.

AO34.1

No acceptable outcome provided.Tower floor plate is limited to 750m² per tower (includes all services, lift and stairwell annex, etc.). Note: Balconies are excluded from calculations to

encourage larger private outdoor space areas.

AO4.2

Tower form provides a unique profile when compared to nearby existing and proposed towers of similar height.

PO45

Development provides for well-spaced towers, which:

(a) allow for light penetration, air circulation and a reasonable level of residential amenity for occupants of the development and adjoining sites;

(b) are of a scale and form appropriate to the characteristics of the site; and

(c) use design elements to create varied, interesting and visually attractive streetscapes.

Tower form mitigates negative visual and physical impacts, including impacts on privacy, by setting back from streets, parks, open space and adjacent properties and tower forms.

AO45.1

Tower form (including balconies) along:

(a) single frontages and dual frontages where not on a corner step in at least 3m from the tower base (podium); or

(b) corner frontages can have up to 1/3 tower width extend straight down at the corner point to reinforce the intersection if negative ground level wind effects are mitigated.

AO45.2

Multiple towers within a development are separated a minimum distance of 15m. New towers are separated a minimum distance of 25m from any existing or approved adjacent and on-site tower(s).

AO45.3

Tower form is coordinated to off-set with adjacent existing and proposed towers. to ensure:

(a) prominent tower views to natural features like the beach and rivers are not obstructed; and

(b) views of the sky and access to sunlight from the public realm and private open space areas are maximised.

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Figure 9.3.10-4 Illustration showing High-rise accommodation outcomes for separation between towers.

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Figure 9.3.10-15 Illustration showing High-rise accommodation design outcomes which respond to the characteristics of the site and use design elements to create varied, interesting and visually attractive streetscapeswhere the tower form mitigates negative visual and physical impacts by setting back from streets

PO56

Tower form:

(a) maximises building performance;

(b) incorporates balconies which function as part of the visual expression of the building, and are designed to consider solar orientation and exposure;

(c) minimises visual dominance through building articulation;

(d) provides reasonable amenity for building residents in terms of natural light and ventilation; and

(e) exhibits subtropical architectural excellence through design, treatment and articulation.

Tower form orientation and articulation promotes sub-tropical design excellence and innovation.

AO56.1

Balconies:

(a) are not made of materials susceptible to solar gain;

(b) are orientated to achieve optimum solar orientation; and

(c) integrate into the building profile and function as part of the visual expression of the building.

Tower form is orientated to:

(a) reduce the perceived mass of the building; and

(b) provide privacy for both communal and private open space amenity areas.

AO56.2

Tower façades are:

(a) articulated to manage passive solar gain in summer;

(b) well-glazed with functional windows where possible to reduce reliance on artificial cooling;

(c) designed with high-quality sustainable materials and finishes that promote building longevity; and

(d) varied in design and articulation to promote visual

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interest.

Figure 9.3.10-26 Illustration showing High-rise accommodation design outcome where tower facades are articulated to manage passive solar gain in summer and varied in design and articulated to promote visual interest

PO7

Balconies maximise building performance while minimising negative impacts on the building mass and public realm.

AO7

Balconies:

(a) are not made with materials susceptible to solar gain;

(b) are not made with transparent materials that spill light from the dwellings; and

(c) integrate into the building profile.

Tower cap design

PO68

Tower caps reinforce the planned character of the neighbourhood and enhance the Gold Coast skyline with a distinctive building formation. Note: bBuilding height incorporates allowance for plant and

equipment, attractive building caps and rooftop features.

AO68


Where building height creates an identifiable protrusion in the skyline or the site terminates a viewpoint, the following are provided:

(a) a signature cap strengthening the identity as a landmark; and

(b) decorative lighting that highlights key architectural features.

OR

Where lower building height forms part of the urban backdrop a subtle cap that integrates with the overall design is provided.

PO79

Tower cap design attractively integrates all signage, telecommunications, service structures, lift motor rooms and mechanical plants.

AO79


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Figure 9.3.10-37

Illustration showing High-rise accommodation design outcomes for building caps and rooftops

Figure 9.3.10-48

Illustration showing High-rise accommodation design outcomes for roof top and roof form

Tower base and street engagement

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PO82

Tower base façades reinforce the intended planned neighbourhood character, achieve a human scale interface between buildings and the public realm and enhance the pedestrian experience.

AO8.12

Tower base façades avoid blank, featureless walls by patterning high-quality architectural elements, like window bays, canopies, and fenestration.

AO8.2

Tower base facades provide opportunities for overlooking and engagement with the public realm.

Figure 9.3.10-52 Illustration showing High-rise accommodation design outcomes where the tower base facades reinforce the intended planned neighbourhood character and enhance the pedestrian experience with high quality architectural elements and windows

PO93

Tower base design:

(a) animates the street level by engaging primary and secondary street frontages appropriately;

(b) creates vibrant and attractive street environments;

(c) actively supports a high level of personal and community safety;

(d) defines the street edge; and

(e) creates a clear threshold and transition from public to private space.

Tower base form animates the street level by engaging primary and secondary street frontages appropriately.

AO93.1

Where entirely residential development is proposed:

(a) along primary street frontages ground floor units are grade-separated (up to 600mm 1m high) with soft screening landscaping and direct individual entrances; and

(b) private and communal open space areas provide casual surveillance to all street frontages.; and

(c) lobbies address the street.

AO93.2

Short-term accommodation uses locate grand lobbies or other signature features along primary street frontages and prominent street corners and are designed so there are no adverse impacts to residential neighbours.

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Figure 9.3.10-63 Illustration showing High-rise accommodation design outcomes where the tower base form animates the street by engaging primary and secondary street frontages through the use of grand lobbies or other signature features

Housing need and choice

PO10

Development provides a mix of housing sizes and affordability outcomes to meet housing needs.

AO10


Car park areas and servicing

PO10

The car parking area and associated structures are located below ground or fully integrated into the built form, so they are not visible from the street or adjoining sites and do not impact upon the reasonable level of amenity of the neighbourhood.

AO10


PO11

If above ground car parking is proposed, development incorporates design solutions to provide for flexible reuse throughout the life of the building.

AO11


PO12

Servicing, utilities and loading activities are either located underground or integrated into the built form to maintain an attractive streetscape.

AO12


Privacy

PO13

Development minimises direct overlooking between buildings through appropriate building layout, location and the design of windows and balconies or screening devices.Privacy for users and neighbouring properties is accomplished by windows that are appropriately obscured by glazing, shuttering, location or other similar treatments.

AO13

Habitable room windows do not ‘directly face’:

(a) private open space of adjoining dwellings;

(b) another habitable room window within 10m; and

(c) an at-grade access way, footpath or communal open space area within 3m.

OR

Where habitable room windows must face, the privacy is achieved through windows that:

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(a) have fixed obscure glazing in any part of the window below 1.5m above floor level; and

(b) have privacy screens that cover a minimum of 50% window view.

Note: ‘directly facing’ means an angle within 45° either horizontally or vertically.

Figure 9.3.10-9 Illustration showing High-rise accommodation design privacy outcomes where windows and doors are appropriately obscured by screening

Figure 9.3.10-710 Illustration showing High-rise accommodation design outcomes for privacy.

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Safety and security

PO14

Building design actively supports a high level of personal and community safetyenhances safety and security for intended users.

AO14.1

Above ground floor windows and balconies overlook all on-site pedestrian paths and communal open spaces.

AO14.2

Lighting at 4m intervals is provided along all on-site pedestrian paths and communal open spaces.

AO14.3

Entrances and exits to the street are directly accessible, illuminated and highly visible.

AO14.4

Dead-end corridors, alleyways, pathways and refuse areas are signed and secured to prevent unauthorised access.

Road frontage

PO15

The site has sufficient frontage to:

(a) accommodate the scale and form of development proposed;

(b) achieve viable areas of landscaping to allow for large subtropical shade trees;

(c) achieve safe and convenient vehicular and pedestrian access;

(d) accommodate site services in a manner which minimises adverse visual and amenity impacts on adjoining sites and the streetscape; and

(e) minimise the impact of new driveways on the streetscape.

AO15

The minimum road frontage is 20m.

Pedestrian access

PO16

Safe and convenient access is provided for pedestrians and permeable pedestrian connections are provided within the development.

AO16.1

Pedestrian access, separate to the vehicle entry, is provided to a road frontage and is easily identified.

AO16.2

Footpaths are provided to connect dwellings with communal open-space areas, external roads and public open space.

OR

In low-speed traffic environments, driveways are designed to be a shared space.

PO17

Development provides a human entrance that must define the threshold between public and private space and provide:

(a) safe, secure and convenient access to the site for residents and visitors;

(b) a sufficiently scaled and sheltered entry and meeting space;

(c) clear building signage and numbering for emergency access;

(d) lighting;

(e) conveniently located mailboxes; and

(f) individual entrances to ground storey dwellings provide for a varied streetscape.

AO17

No acceptable outcome provided

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Communal and private space areas

PO1811

Communal space areas:

(a) are accessible, useable and safe;

(b) are designed for the subtropical environment, maximising outdoor living opportunities, and enhancing amenity for residents;

(cb) enhance the attractiveness of the development;

(dc) provide opportunities for social interaction; and

(ed) create pleasantly shaded outdoor areas.

AO1811.1

Communal space is provided at a rate of 11m² per intended user of the site and is designed for simultaneous use by individuals and groups.

AO1811.2

Landscaping in open communal space areas:

(a) have minimum and average widths of 1.5m and 3m;

(b) are at-grade with adjacent footpaths;

(c) comprises 50% deep planting; and

(d) do not screen views to the street or entries.

AO1811.3

Where the communal open space is for a residential care facility or retirement facility, the open space is provided with outdoor facilities for the health and wellbeing of residents such as sheltered gardens, circuit walkways, gardening beds and a space of sufficient size for a resident to take a visiting family with young children.

PO1912

Development provides attractive, accessible and functional private open space for residents which are designed for the subtropical environment, to maximise outdoor living opportunities and enhance amenity for residents.Private open space areas are directly accessible and functional spaces.

AO1912

Private open space for each dwelling:

(a) mitigate negative wind effects on intended users;

(b) has a minimum area of 3m x 3m;

(c) is accessible from the living room; and

(d) has a maximum gradient not exceeding one in ten.

Services

PO15

Servicing, utilities, loading and other ‘back of house’ activities are either located underground, screened or hidden away from public view.

AO15


Services and recreational facilities for residential care facilities and retirement facilities

PO2016

A range of self-contained services and recreational facilities are provided.

AO2016

Developments that have between 11 and 25 units include a community meeting room.

OR

Developments that have 26 units or more include a community meeting room and one or more of the following:

(a) community vehicle;

(b) on-site personal care;

(c) on-site meal service; and

(d) recreational facilities, in addition to the open space requirements in PO1811.

Landscaping

PO21

Development provides landscaping that:

(a) is appropriately located on the site and is of adequate size to contribute to establishing an attractive streetscape and a high standard of amenity for residents;

(b) provide shade to pedestrian pathways;

(c) integrate with the proposed built form;

(d) contribute positively to amenity and the subtropical microclimate of the site, streetscape and public spaces;

AO21


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(e) maintain sightlines and support personal safety; and

(f) provide natural shade to mitigate heat island impacts.

Documents

9.3.10 High-rise accommodation design code · 2019-10-01 · Commercial design code. When using this code, reference should be made to Section 5.3.2 and, where applicable, Section