PART 9.3.9 HIGH-RISE ACCOMODATION DESIGN CODE · 2020. 1. 3. · CHANGESPART 9.3.9 HIGH-RISE ACCOMMODATION DESIGN CODE Part 9.3.9, Page 4 of 10 Performance outcomes Acceptable outcomes

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9.3.9 High-rise accommodation design code

Photograph 9.3.9-1 Example of High-rise accommodation located at Surfers Paradise. Photograph by Remco Jansen.

9.3.9.1 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 33m 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.

9.3.9.2 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 diverse and innovative tower forms that enhance the city image.

(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 reflective of the role and function of the local area in which it is located and reinforces the planned character of that area.

(b) Development has a form and scale that is responsive to site characteristics.

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

(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) Residential units are designed to optimise a comfortable and pleasant liveable environment.


(f) Development is designed with a human scale street interface.

(g) The ground level of development:

(i) promotes street activation;

(ii) incorporates doorways, entrances and windows at frequent intervals;

(iii) promotes opportunities for passive surveillance;

(iv) creates an interesting, varied, cohesive and attractive street environment; and

(v) is adaptive and flexible to support uses and activity changes over time.

(h) Car parking is located underground or at-grade, where generous deep planting and tall shade trees provide screening to adjoining sites and there is an attractive built form interface to the street(s).

(i) Servicing and utilities are either located underground or integrated into the built form to maintain an attractive streetscape.

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

(k) Development provides private and communal open spaces that respond to the subtropical climate, maximise outdoor living opportunities, enhance amenity for residents and provide engagement with streets and public open spaces.

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

9.3.9.3 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 9.3.9-1: High-rise accommodation design code – for assessable development

Performance outcomes Acceptable outcomes

Subtropical design

PO1

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

(a) providing all dwellings with direct access to natural light and natural ventilation;

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

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

(d) providing shading to public and private open space areas and climate protection.

AO1.1

Development includes floor-to-ceiling heights greater than 2.4m for habitable rooms.

AO1.2

Habitable rooms have a minimum of one external opening.

AO1.3

Lobbies and corridors have access to natural ventilation and natural light by incorporating external openings.

AO1.4

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

AO1.5

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

AO1.6

Balconies:



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

(b) have light colour finishes.

Tower form and design

PO2

Development provides a tower form that minimises dominance through:

(a) reducing the appearance of building bulk with variations in the horizontal and vertical profile; and

(b) incorporates high quality materials, with a range of textures, colours and finishes.

AO2

No acceptable outcome provided.

PO3

Development provides a slender tower form that reduces the scale and bulk of the building and promotes:

(a) an open, attractive and distinct skyline;

(b) slender, fast moving shadows; and

(c) retention of local view corridors.

AO3


PO4

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 contribute to varied, interesting and visually attractive streetscapes.

AO4.1

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; 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.

AO4.2

New towers are separated from any existing or approved towers, adjacent or on-site, by a minimum distance of:

(a) 18m16m, where built form is up to 55m in height; or

(b) 24m20m, where built form is greater than 55m in height.

AO4.3

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

Comment [OCOP1]: Submissions



Figure 9.3.9-1 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 streetscapes



Figure 9.3.9-2 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 Tower cap design

PO5

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

equipment, attractive building caps and rooftop features.

AO5


PO6

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

AO6




Figure 9.3.9-3

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

Figure 9.3.9-4

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



Street engagement

Figure 9.3.9-5

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

PO7

Development:

(a) achieves a human scale interface between built form and the public realm;

(b) creates vibrant and attractive street environments;

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

(d) provides clearly identifiable building entrances, signage and numbering.

(e) defines the street edge; and

(f) has an adaptable ground level to allow uses and activity to change over time.

AO7.1

Where only residential development is proposed:

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

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

(c) lobbies address the primary street frontage;

(d) lighting is provided at entrances to the premises; and

(e) mailboxes are conveniently located.

AO7.2

Short-term accommodation uses locate lobbies and useable spaces along the primary street frontage and prominent street corners.

AO7.3

The ground level incorporates doorways, entrances and windows at frequent intervals.

AO7.4

The ground level is designed to promote street activation and engagement with the public realm.



Figure 9.3.9-6

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

Car park areas and servicing

PO8

Car parking area is located below ground.

AO8


PO9

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

AO9


Privacy

PO10

Development minimises direct views between buildings through appropriate building layout, location and design of windows and balconies.

AO10

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:

(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 9.3.9-7

Illustration showing High-rise accommodation design outcomes for privacy.

Safety and security

PO11

Development is designed to create a safe environment.

AO11.1

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

AO11.2

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

AO11.3

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

AO11.4

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

Road frontage

PO12

The site has sufficient frontage to:

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

(b) allow for 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.

AO12

The minimum road frontage is 20m.

Pedestrian access

PO13

Safe, convenient and permeable access is provided for pedestrians.

AO13.1

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

AO13.2

Footpaths are provided to connect the development with



external roads and public open space.

Communal and private space areas

PO14

Communal space areas:

(a) are accessible, useable and safe;

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

(c) enhance the attractiveness of the development;

(d) provide opportunities for social interaction; and

(e) create pleasantly shaded outdoor areas.

AO14.1

Communal space is provided at a rate of 6.5m2 per dwelling and is designed for simultaneous use by individuals and groups.

AO14.2

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.

AO14.3

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.

PO15

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

AO15.1

Above ground private open space for each dwelling:

(a) mitigates 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.

AO15.2

Ground floor private open space for each dwelling:

(a) has a minimum area of 25m²;

(b) has a minimum width of 5m;

(c) is accessible from the living room; and

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

Services and recreational facilities for residential care facilities and retirement facilities

PO16

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

AO16

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 PO14.

Documents

PART 9.3.9 HIGH-RISE ACCOMODATION DESIGN CODE · 2020. 1. 3. · CHANGESPART 9.3.9 HIGH-RISE ACCOMMODATION DESIGN CODE Part 9.3.9, Page 4 of 10 Performance outcomes Acceptable outcomes