Queens Design Guidelines Oct 2008

8/14/2019 Queens Design Guidelines Oct 2008

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queensPrecint Design Guidelines - October 2005

riverside


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riverside //queens illustrative site plan fig 0.b

QUEENS GARDENSWACA OVAL

RIVERSIDE

INTERSECTION

HAY STREET

ADELAIDE TERRACE

PLAIN

STREET

MAIN

STREET

LAN

GLEY

PARK

showroom/commercial supermarket commercial /community facilities residential

legend

N

03//// executive summary


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riverside //queens precinct sector plan fig 0.c

HAY STREET

ADELAIDE TERRACE

PLAINSTREET

HALE

QUEENS GARDENS WACA OVAL

RIVERSIDE

INTERSECTION

INTERNAL STREET

MAIN

S

TREET

2

3

4

1

retail internal street hay street adelaide terrace

sector legend

N



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// contents

06//1 riverside

1.1 introduction1.2 riverside vision

07//2 the queens precinct design guidelines

2.1 queens precinct

2.2 queens precinct

2.3 relationship to the redevelopment scheme

and policies

2.4 approval procedures

2.5 building licences

2.6 these guidelines

2.7 design qualifications

11//3core design requirements

3.1 site analysis

3.2 integration of public art

3.3 environmentally sustainable design

3.4 access and inclusion

3.4.1 affordable housing

3.4.2 designing for universal access

3.5 architectural style //design

3.6 colours and materials3.7 landscaping

3.8 fencing

3.9 lifestyle

3.9.1 balconies

3.9.2 private outdoor spaces

3.9.3 solar access

3.10 activation of streets and rear laneways

3.11 safer design

3.12 parking

3.13 bicycle parking and end of journey facilities

3.14 vehicle access gates and garages

3.15 service and access

3.15.1 vehicle access

3.15.2 bin and service enclosures3.15.3 storage

3.15.4 power

3.15.5 other services

3.15.6 signage

3.16 sound attenuation

3.17 light spill

3.18 privacy and overlooking

27//4sector guidelines

4.1 retail and main street sector

4.2 hay street sector

4.2.1 parking

4.2.2 site services

4.2.3 heights and setbacks

4.3 internal streets sector

4.3.1 parking

4.3.2 site services


4.4 adelaide terrace sector

4.4.1 parking

4.4.2 site services


4.4.4 landscaping

4.4.5 public //private interface

41//5appendix

5.1 key objectives and mandatory

requirements checklist

5.2 riverside queens precinct

development plan

06//// contents


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1 riverside

1.1 introduction

The Riverside project area comprises some 40 hectares of

land at the eastern end of Perths CBD, bounded to the south

by Adelaide Terrace, to the north by Wellington Street, to

the west by Plain Street, and to its east, the Swan River as it

passes by the historic Causeway.

Riverside includes some of Perths iconic institutions including

the WACA, Gloucester Park, the Police Headquarters, Trinity

College and Queens Gardens. It enjoys one kilometre of

Swan River foreshore, proximity to the Perth city centre and

is served by excellent transport and telecommunications

networks. Under-utilised for some 50 years, Riverside is a

unique development opportunity.

1.2 riverside vision

The vision for Riverside is of a bustling, vibrant community

with a range of entertainment, commercial and residential

developments that take advantage of Riversides unique

location.

Riverside will be developed with a unique and identifiable

streetscape. Major roads will be treated as broad, leafy

avenues, with a pavement hierarchy that clearly delineates

pedestrian, cyclist, parking and vehicle zones. These avenues

have been designed such that they terminate at either a civic

space or have a vista to the river. Between these avenues run

a finer grade of more intimate residential streets. The overall

vision is of a streetscape similar in scale to European cities

such as Prague and Paris.

Development will range from 3 to 12 storeys with active ground

floor uses. The architectural vision for Riverside is for a

modern expression that respects human scale - a simple and

elegant architecture that focuses on creating desirable living

spaces that take advantage of the surrounding natural beauty

and Perths temperate climate.

aerial perspective of queens precinct



07//// 1riv erside


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2.1 queens precinct

Riverside has been divided into precincts that share common

urban design character and intent. The precincts have been

arranged to generally conform to existing cadastral boundaries

and will facilitate the development of Scheme provisions and

simplify the staged implementation of the Masterplan.

The Queens Precinct includes two major land holdings; the

State Chemical Laboratories and the former MetroBus Depot

site with a combined area of approximately 4.0 hectares. The

Queens Precinct is the first step in Riverside implementation,

and is vital in setting the quality and themes of the entire

project.

The Queens Precinct will provide a range of high quality

residential land that focuses north to the beautiful Queens

Gardens and much of which will have views to the Swan

River. The precinct will also include a vibrant, mixed-use

neighbourhood centre including 3-4,000m2 of retail activities,

other commercial uses, community services and residential

development. This neighbourhood centre will be arranged in

a Main Street format that runs north-south from Hay Street to

Adelaide Terrace.

Generally speaking, the bulk and form of development will

increase from north to south to ensure adequate solar and view

access to the north.

2 the queens precinct design guidelines

A number of key opportunities exist for the Queens Precinct

including:

Northern views over Queens Gardens;

Southern and eastern views to the Swan River including

access to the newly completed Point Fraser wetlands;

Strong public transport links to the CBD;

High commercial visibilit y to Adelaide Terrace; and

Access to the proposed retail and community node within

the Precinct.

2.2 queens sectors

Within the Queens Precinct, there are 4 sectors that, whilst

sharing a common architectural expression, have specific

development requirements:

1. Retail / Main Street

2. Hay Street

3. Internal Streets

4. Adelaide Terrace

Note: See Section 4 of these guidelines for specific

requirements for each of the sectors.

queens precinct aerial map

sector plan

plain street

haystreet

adelaideterrace

queensgardens

wacaoval

hale street

riversideintersection

plain street

haystreet

adelaideterrace

main street

riversideintersection

queens precinct site

retail/main streetsector

adela

ideterrace

sector

midb

lock

sector

haystreet

sector

08//// 2 the queens precinct guidelines


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2.3 relationship to redevelopment scheme and policies

The Queens Precinct is dealt with in Section 5.28 of the East Perth

Redevelopment Scheme. General policies and planning policies

applicable to this precinct are also outlined in the East Perth

Redevelopment Scheme.

These guidelines have been adopted by the East Perth

Redevelopment Authority as policy under its Planning Scheme

and should be read in conjunction with the Scheme Text and other

Planning Policies. In determining any application for development

approval, the Authority will utilise these guidelines as the primary

assessment criteria - in conjunction with the Scheme and Policies.

2.4 approval procedures

The carrying out of any development on land that is in, or partly

in the Redevelopment Area, requires the planning approval of theAuthority. Separate approval from the City of Perth is not required;

however, local government building, health and other by-laws (e.g.

signage) remain in force and the necessary licences must still be

obtained from the City of Perth.

Accordingly, developers are encouraged to familiarise themselves

with the associated City of Perth requirements prior to proceeding

with any application for development.

Any alterations, additions or other new development to places

included in the State Register of Heritage Places are required to be

referred to the Heritage Council of Western Australia for commentprior to being determined by the East Perth Redevelopment

Authority.

Development applications are to be lodged with the East Perth

Redevelopment Authority. In dealing with an application, the East

Perth Redevelopment Authority will assess compliance with the

Scheme, planning policies and these guidelines.

It is strongly recommended that prospective landowners liaise

with the East Perth Redevelopment Authority at the earliest stage

of the development process to discuss proposals, in order to

facilitate development approval.

Details of the final building design will be required to be

submitted to confirm compliance with the Environmentally

Sustainable Design criteria. As this information is not normally

available at the DA lodgement stage, a two stage process which

is compatible with the normal design process will apply.

stage 1// DA submission 1

At this stage the DA will only be conditionally approved, withfinal approval deferred until Stage 2. This initial development

approval will confirm that Stage 2 approval will be conditional

upon meeting the sustainability criteria referred to in Section 3.3

of these guidelines.

stage 2// DA submission 2

The 2nd stage DA submission will be submitted at the same

time as the application for a Building Licence. It should be noted

that the final development approval issued at this stage is a

separate process to the granting of a Building Licence, but it is

carried out simultaneously to facilitate timely consideration of the

proponents proposal.



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As part of the 2nd stage DA submission, the proponent will be

required to submit a Compliance Report from an independent

Greenstar Accredited Professional1 not directly involved in the

design team. The Compliance Report will comprise:

A Declaration statement by the independent professional that

the development proposal complies with the sustainability

criteria; and

Sections that address the specific criteria, identify the evidence,

and confirm compliance with the criteria in the manner

described in Section 3.3 of these guidelines.

This document, together with the information normally provided

with the Building Licence application (namely the application

form, drawings, specifications and schedules) will enable EPRA

to complete the formal assessment of the DA, and if deemed

acceptable, grant final development approval.2.5 Building Licences

On receiving development approval, the developer shall prepare

and submit detailed working drawings to the City of Perth to

receive a building licence. These drawings will be reviewed

by EPRA to ensure compliance with the original development

approval.

2.6 These Guidelines

These Design Guidelines have been prepared to ensure a uniformly

high standard of design and construction is achieved throughout

the Queens Precinct. They should be read in conjunction with theBuilding Code of Australia (BCA), the Disability Discrimination Act

and all other relevant Australian Standards.

EPRA wishes to foster innovation in design and - whilst amenity,

quality and certain sustainability issues are mandatory - EPRA

does not wish to be overly prescriptive on design issues.

The Design Guidelines are therefore designed to be performance

based stating specific objectives that must be achieved and a

related set of mandatory/recommended performance standards

that satisfy the stated objective.

The Authority may approve an application involving departures

from recommended performance standards if, in its opinion, the

application still satisfies the objectives and intent of the guidelines.

On the other hand, compliance with recommended performance

standards does not guarantee approval and the Authority may

refuse development approval for applications not considered to be

in keeping with the objectives of the guidelines. Each development

application will be assessed on its merits.

Notwithstanding the flexibility built into these guidelines, attention

must be paid to building bulk and form, street interface, and the

building envelopes depicted in these guidelines designed to

protect and enhance northern exposure to dwellings and view

corridors throughout the site. Diagrams, which have been included

in this document to describe these optimal building envelopes,

should not be considered to represent a prescription of final

built form.

1 Greenstar Accredited Professionals have a detailed understanding of the Green Star environmental rating system and the Green Star-Office Design rating tool. To become an Accredited Professional it is

neccessary to attend the Green Star Accredited Professional course and pass the competency exam. A register of Accredited Professionals is available from the Green Building Council website at www.gbcaus.org.



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3.1 site analysis

In order to ensure a high standard of design and amenity,

it is important that each development is site responsive

and addresses issues of climate and orientation,

relationship to the public realm and neighbourly issues

such as overlooking and noise attenuation.

A site analysis plan is therefore to be submitted with the

submission of any development approval documentation. The

site analysis should take into account influences such as:

Orientation;

Views and vista;

The possible effects of sun, wind, light spill and noise;

Existing services;

Vehicle, pedestrian and universal access;

Overlooking issues; and

Other site features.

3 core design requirements

3.2 integration of public art

Public art forms an integral part of the urban design and theme

of an area and is used to good effect in telling a story about the

history of that area in bringing together the old and the new. It

enriches development and encourages participation within the

development of a diverse range of thinking and expression.

EPRA therefore seeks to inform developers of the

importance of such art and make it clear at the outset

of the development process what the developers role

will be in this regard.

All developments within the Queens Precinct with an

estimated construction value that exceeds $1 million will

be required to make a financial contribution to the culture of

the precinct. This contribution will be at the rate of 1% of the

estimated construction value for all commercial development

and 0.5% of the estimated construction value for residential

development.

EPRAs Public Art Coordinator will be responsible for the delivery

of the public art but will be available for liaison with developers

regarding developer preferences for public art.

water feature as public art

examples of site analysis diagram

light spill

012//// 3 core design requirements


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3.3 environmentally sustainable design

3.3.1 Building Management

EPRA seeks to improve environmental outcomes through a focus

on management during construction, commissioning and hand-

over to the building owner. Measures include: Building systems commissioning: improve building services

performance and energy efficiency through adequate

commissioning and hand-over to building owner;

Building tuning: improve energy efficiency and comfort within

the building in all seasons;

Use of a commissioning agent: encourage the appointment of

an independent and experienced commissioning agent from

design through to handover;

Preparation of a Building Users Guide: optimise the buildingsoperation through provision of information for building users;

and

Environmental management during construction: encourage

the adoption of a formal environmental management system

in line with established government and industry guidelines

during construction.

3.3.2 Indoor Environmental Quality

EPRA seeks to achieve high levels of indoor environmental

quality for the health, amenity and safety of occupants by

addressing the following measures:

Ventilation rates: promote a healthy indoor environmentthrough provision of increased outside air rates;

Daylighting: improve the level of daylighting for building users;

Daylight glare control: reduce the discomfort of glare from

natural light;

External views: reduce occupant eye strain by allowing long

distance views and a visual connection to the outdoors;

High frequency ballasts: increase amenity by avoiding low

frequency flicker associated with fluorescent lighting;

Electric lighting levels: ensure the base building providedoffice lighting is not over designed;

Thermal comfort: use of thermal comfort assessments to

guide design options;

Internal noise levels: maintenance of internal noise levels at an

appropriate level; and

Indoor air pollutants: reduce the detrimental impact on

occupant health from material off-gassing and sources of

internal air pollutants.

external lourved shading;

ventilation device

controlled solar access

appropriate use of eaves as

shading device



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3.3.3 energy

EPRA seeks to achieve a minimum requirement for operational

energy efficiency and greenhouse emissions for the building

through the following measures:

Energy efficiency of the building: Encourage buildings thatcontain design features that help minimise operational energy

consumption and greenhouse emissions;

Electrical sub-metering: encourage the provision of energy

sub-metering to facilitate energy monitoring of base building

services;

Tenancy sub-metering: encourage the provision of tenancy

sub-metering to facilitate energy monitoring by tenants/ end

users;

Lighting power density: encourage lighting design practices

which lessen lighting energy consumption while maintaining

appropriate lighting levels;

Lighting zoning: Encourage lighting design practices that offer

greater flexibility for light switching, making it easier to light

only occupied areas; and

Energy demand reduction: Reduce peak demand on energy

supply infrastructure.

[Note that Government rebates are available for certain

renewable and energy efficiency measures.1]

3.3.4 transport

EPRA aims to encourage commuters to utilise alternative

modes of transport through the following measures:

Provision of cyclist facilities: encourage building occupants

and visitors to cycle and avoid unnecessary car use byensuring adequate cyclist facilities are provided.

3.3.5 water

EPRA aims to reduce the potable water consumption of

building occupants through the following measures:

Occupant amenity potable water efficiency: reduce the

potable water consumption of building occupants;

Water sub-meters: ensure water systems are capable of

being monitored and managed;

Landscape irrigation water efficiency: reduce consumption

of potable water for landscape irrigation; and

Cooling tower water consumption: reduce demand on

potable water supplies and infrastructure due to water

based building cooling systems.

[Note 1: It should be noted that stormwater collection and disposal

methods will need to be compatible wi th the City of Per ths existing

infrastructure. To address this requirement, developers will need to

liaise with the City of Perth at the design stage].

[Note 2: Government rebates are available for certain products /

systems.2]

appropriate use of balconies and

eaves as shading devices

architecture should be high quality

and contemporary

unprotected glazing to the north is

not permissible

x1 http://www.1sedo.energy.wa.gov.au/pages/funding.asp

2 http://www.ourwaterfuture.com.au/waterwise/content_rebates_products.asp



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3.3.6 materials

EPRA aims to reduce material wastage, facilitate the recycling

of resources and minimise the use of environmentally harmful

materials / practices.

3.3.7 land use & ecology

EPRA aims to maximise the enhancement of the site through

provision of native plantings.

[Note: additional requirements for landscaping are described in

Section 3.7]

3.3.8 emissions

EPRA aims to reduce harmful emissions from the site to the sky,

atmosphere and watercourses through the following measures:

Refrigerant Ozone Depletion Potential (ODP): reduce the

potential for long term damage to the Earths stratospheric

ozone layer through the accidental release of ozone depleting

substances to the atmosphere;

Refrigerant Global Warming Potential (GWP): reduce the

potential for increased global warming arising from the

emission of refrigerants to the Earths atmosphere in the event

of an accidental release of intensive greenhouse gases to the

atmosphere;

Refrigerant leak detection: reduce emissions of refrigerants to

the atmosphere arising from leakages in the buildings cooling

plant;

Watercourse pollution: reduce the potential of pollution in

water running off from buildings and hard surfaces to natural

watercourses;

Light pollution: reduce pollution from the unnecessary

dispersion of light into the night sky and onto neighbouring

property; and

Insulant ODP: reduce the potential for long term damage to

the Earths stratospheric ozone layer from ozone depleting

substances used in the manufacture or composition of thermal

insulants.

3.4 access and inclusion

One of the main objectives/challenges of Riverside is the

establishment and maintenance of a sustainable community the

success of which depends largely on the diversity and thereforethe robustness of that community.

The key to achieving this is to ensure that buildings and

development within the Queens Precinct are universally

accessible - designed to be useable by people of all ages,

incomes and abilities, to the greatest extent possible

without the need for adaptation.

Designing for access will not only assist people with disabilities but

also older people, carers, and people with small children. With

affordable housing added to the equation, the creation of diverse

and sustainable communities is achievable.



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3.4.1 affordable housing

In line with EPRAs policy on Housing Diversity, EPRA requires

that 10-15% of all units wi thin each new land release be set

aside for the purposes of affordable housing.

Apart from the delivery of affordable /social housingthrough the sale of land to agencies that specialise in such,

development bonuses can be afforded to developers for the

provision of affordable housing within any development (See

Planning Policy 1.2 for more detail in this regard).

Such housing will be required to be externally finished to a

similar standard, quality and level of detail as other housing

within the development and should not be clearly identifiable

as affordable housing.

3.4.2 designing for universal accessThe Australian Governments Disability Discrimination Act 1992

(DDA) prohibits discrimination against people with a disability in

a range of areas including transport, education, employment,

accommodation and premises to which the public is entitled to

enter or use. In addition to the DDA, other legislative control is

provided through the Building Code of Australia (BCA), which

sets out minimum standards for making public buildings and

places accessible.

Recent court rulings have highlighted the discrepancy between

these two legislative controls, in that the current technical

requirements of the BCA are not considered to meet the intent

and objectives of the DDA. This means that even if a building

is designed to the minimum access requirements set out in

the BCA, this does not guarantee the developer indemnity

against a complaint to the Human Rights and Equal Opportunity

Commission by a disabled person.

To redress this discrepancy, the Disability Standards for

Access to Premises (Premises Standard) has been drafted by

the Australian Building Code Board on behalf of the Australian

Government. Once implemented, the Premises Standard will

become subsidiary legislation under the DDA. The BCA is

also being revised so that it is consistent with the PremisesStandard, thus bringing the requirements of the BCA and the

DDA in line with one another.

mandatory standards:

Universal design needs to be an integral component of the

planning and design process. It should not be seen as an

afterthought or as compromising other aspects of the overall

design;

All development within the Queens Precinct will be required

to comply with the Disability Standards for Access toPremises (Premises Standard). At the time of writing these

design guidelines, the Premises Standard was in draft

form only. Compliance with the draft Premises Standard

will be required until such time that it has become law, and

thereafter compliance with the final Premises Standard will

be required.



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recommended practice:

Consultation with users and people with disabilities is

recommended as an important component of the design

process and in meeting the requirements of the DDA

(Note: A useful resource is Buildings A Guide to Access

Requirements and can be downloaded from the Disability

Services Commission website at www.dsc.wa.gov.au);

The employment of an accredited access consultant, who

can advise on:

- The development and the implementation of the

Premises Standards;

- Obligations under the DDA and BCA;

- Layouts and circulation spaces to all classes of

buildings;

- Elimination of barriers and barrier free circulation,

access ways, ramp gradients, stair requirements etc;

- Use of non slip surfaces and materials;

- Hearing augmentation and noisy environments; and

- Referrals to user groups for further consultation.

The seven principles of universal design are an invaluable

tool for the functional design of fittings, features, work places,

living spaces, amenities, access ways and circulation spaces.

The seven principles of universal design can be viewed onthe Disability Services Commission website at

www.dsc.wa.gov.au;

Development of environments that provide for easy way-finding

and continuous accessible paths of travel connecting all areas

and buildings, and extending to all amenities and levels in a

building. These paths should be the most commonly used and

direct path of travel and should not include any step, stairway,

humps, revolving door, escalator or other impediment (suchas under/overpasses) that could prevent it being safely and

independently used by all people;

Accessible paths of travel should have high quality and even

pedestrian lighting for after dark usage. External lighting should

be in accordance with AS1158;

In the external environment, clear definition should be made

between the road and the footpath (traditional kerbs, and use

of contrasting ground surface materials) and level access to

shops, businesses and residences (with no steps) are important.

Automatic doors are preferred at public entrances and to shops

and businesses;

Elimination of barriers to access at the design stage, which

include:

- Slippery and uneven ground surfaces;

- Gradients which are too steep and long, and cross falls >1:40;

- Use of highly reflective materials such as stainless steel;

- Noisy environments (disorienting to the blind who rely on

audio and tactile cues). Water features are often noisy andare likely to cause problems of water overspray, if located

close to key pedestrian pathways;

- Inaccessible businesses and shops due to an entry step,

heavy or narrow door and inadequate circulation space

either side;



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- Lack of access to upper floor levels;

- Lack of opportuni ties for affordable, accessible housing;

- Obstacles on the building line or in the pedestrian

pathway, including tree gates, artworks, shop displays,

planters and alfresco dining;

- Inadequate circulation space within toilets;

- Inadequate accessible parking and long distances

between parking and facilities; and

- Lifts that do not meet the access requirements of

wheelchair users or people with low vision.

Australian Standard AS4299 (Adaptable Housing) sets out

standards for universal housing design. It is unlikely that it

will become a mandatory standard in either the Premises

Standard or the BCA any time in the near future. However,it is a useful guide for allocating space to dwellings that

may then be fitted out or adapted at a later date. Universal

housing design features that are recommended for inclusion

in dwellings in are:

- A clear path of travel from the front boundary and car

park to the front door;

- Doorways and corridors wide enough for a wheelchair

user to manoeuvre through;

- At least one room that can be used as an accessible

bedroom;

- A bathroom with a hobless shower and a toilet with

more than normal circulation space;

- Sufficient circulation space for a wheelchair in the

kitchen and laundry; and

- The installation of taps, door handles, switches and

other fittings and fixtures that operate with a minimal

amount of force.

3.5 architectural style //designEPRA seeks to achieve a high standard of architectural designthat is of a modern aesthetic and responsive to the environment

in which it is built.

The vision for the Queens Precinct is of a crisp, restrained

modern architecture that is a fitting entry statement to the

Gateway of Perth.

Developments should be innovative in design, incorporating

modern construction techniques and a modern aesthetic.

Architectural design that alludes to historical building typologies

will not be accepted. Although modern, buildings within thePrecinct will need to incorporate design elements that reflect

good manners to neighbours and the general public.

Buildings should observe the following design principles:

Alignment, proportion, typology and modulation should relate

to neighbouring buildings or known future buildings;

Building scale should be appropriate to the site and its

context;

Sufficient variation in building plane, colours and texture

should be provided so as to reduce the overall bulk and formof any development. This is particularly relevant to buildings

that are 3 storeys or less;



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Design should reflect the building use. Shops should have

shop fronts that open onto the street and engage with the

public. Residential buildings should have a strong sense of

vertical and horizontal structure afforded by balconies and

various horizontal and vertical shading devices, including

louvres and perforated metal screens; and

Blank walls will not be accepted.

3.6 colours and materials

EPRA seeks to ensure that the architecture for the

Queens Precinct is of uniformly high quality, with an

emphasis on the use of quality materials and appropriate

use of colours.

While these guidelines encourage design innovation and flair,

development should nevertheless exhibit restraint and goodmanners. It is recognised that these are subjective qualities and

the images used in these guidelines are intended as a guide to

the colours and materials encouraged in the Queens Precinct.

3.7 landscaping

Landscaping plays an integral role in streetscape character

and contributes significantly to the amenity of an area. EPRA

therefore requires all development to be appropriately

landscaped to contribute to the amenity of the area,

the streetscape and the aesthetic quality of associated

buildings.

To ensure this, EPRA requires a landscape plan to be submitted

with all development applications demonstrating conformance

to the above objective and demonstrating that water runoff

and drainage is appropriately managed. Compliance with

the landscape plan will be made an ongoing condition of

development approval.

To achieve the amenity and character sought by EPRA,

developers should consider the following:

Employment of a landscape architect or designer;

Landscaping of open areas with a mix of soft and hard

surfaces;

Areas accessed directly from streets (such as front yards)

being considered within the context of the streetscape and

the entire precinct;

Small deciduous trees can be located immediately adjacent

to living spaces but should be limited due to their high water

demand. The number of deciduous trees in a development

shall not account for more than 25% of the total number of

trees. The location of the deciduous trees should be based on

sun angles, but care should also be taken to place them away

from stormwater drains (to avoid leaves from being washed

into the drains). Where sun penetration to the building or living

spaces is not affected, drought tolerant trees shall be used;

The incorporation of roof gardens in developments of 15

apartments or more;

Refer to the Landscape Design Manual for the entire Riverside

project.

insufficient use of bright colours

and texture

insufficient use of natural materials

such as timber and stone

unprotected glazing to the north is

not permissible

x

x



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3.8 fencing

Fencing plays an integral role in streetscape character. EPRA

therefore requires residential fencing to be open in

nature and to allow for casual surveillance between

the dwelling and the street. Fencing of non-residential

properties will not be permitted.

To enable casual surveillance between dwellings and the street,

developers should consider the following:

Front fencing which is a least 75% visually permeable, with a

maximum height of 1.2m and a base course not exceeding

0.5m in height, and

Level changes/ terraces as an alternative to fencing.

3.9 lifestyle(balconies; private outdoor spaces; solar access)EPRA seeks to ensure that all residential development

in the Queens Precinct achieves a high standard of

amenity for residents through the use of balconies,

outdoor living areas and adequate solar access to

dwellings.

3.9.1 balconies

All apartments and upper floors of townhouses must have a

balcony;

Balconies must be useable and therefore must be located

directly off a living area and must be large enough to beused as an outdoor room to accommodate uses such as

alfresco dining. Ideally therefore, balconies should have a

minimum dimension of 2.4m;

Balconies must not cause unreasonable loss of privacy for

neighbours. Ideally therefore, balconies should be set back

a minimum of 2m from an adjoining lot. Balconies set back

less than 1m from an adjacent lot that have the potential

to cause unreasonable loss of privacy to neighbours, must

incorporate a screening device on the appropriate edge of

the balcony - adequate to prevent casual surveillance of the

adjoining lot. Screening devices must be integrated into the

design of the development so as not to appear added on.

Lattice is not permissible.

As far as possible, balconies should be designed to take

advantage of northern sun penetration - especially in winter

months.

Innovation and variety in balcony designs is encouraged.

This section is to be read in conjunction with Section 3.5

Architectural Style/Design.

all open areas to be landscaped

unusable balconies are not permissible

all apartments shall include balconies

x

front fences over height of 1.2m are

not permissible

x



21/51

3.9.2 private outdoor spaces

Private outdoor spaces are required for all single dwellings;

Outdoor spaces must be useable and therefore must

be located directly off a living area and must be large

enough to be used as a gardenesque environment thatcan accommodate uses such as alfresco dining. Ideally

therefore, these private outdoor spaces should have a

minimum dimension of 4m2;

As far as possible, private outdoor spaces should be

designed to take advantage of northern sun penetration

- especially in winter months.

3.9.3 solar access

All single dwellings are to have a north-facing general living

space;

In grouped residential developments, at least 50% of

dwellings are to have a north-facing general living space;

Balconies and shading devices are encouraged so as to

enable maximum glazing in these areas;

Windows must be appropriately designed (size, shape

and shading device) to allow maximum access for winter

sun penetration and minimum access for summer sun

penetration;

Controlled solar access is encouraged to all living spaces in

all developments;

Buildings are to be designed so as to avoid overshadowing

of photovoltaic electrical systems and other renewal energy

systems on adjacent and nearby buildings.

3.10 activation of streets and rear laneways

In order to promote a sense of neighbourliness and vitality

in the public spaces around buildings, EPRA requires that

all developments address, respond to and activate all

streets in the Queens Precinct, including rear laneways.

This can be achieved in a number of ways, including:

Balconies, terraces, large windows and living spaces

that overlook the primary streets and promote informal

surveillance;

The development of active uses, such as retail and

commercial, at ground floor level;

Distinctive and clearly visible pedestrian entries (front doors)

to single dwellings and apartment buildings;

Building above garages in laneways to provide activity to therear of the Hay Street sites;

Use of change in level instead of fencing to encourage

visual permeability and passive surveillance to and from the

streets;

Fencing which is visually permeable to enable passive

surveillance to and from the streets;

Provision of lighting to all external areas.

Developers must note that the Authority will not support blank

walls or developments which do not attempt to activate thestreetscape.

controlled solar areas to living spaces

blank walls at streets or rear laneways

are not permissable

balconies off main living areas

x



22/51

3.11 safer design

EPRA seeks to ensure that building and environmental

design in the precinct minimises the opportunity for crime

and maximises peoples perception of safety.

Ways in which this can be achieved overlap with therequirements in the previous section 3.10 and include:

residential buildings:

Buildings adjacent to public streets or spaces should be

designed to allow informal surveillance and should have at

least one habitable room window or balcony facing that area;

Each dwelling should ideally have a private entrance from a

primary street. Where this is not possible, for instance in the

case of multiple dwelling developments, communal entrances

should restrict access to residents only and should be able to

be locked;

Building design should allow visitors who approach the front

door to be seen without the need to open the door;

Landscaping and fencing should not obscure doors and

major paths (see sections 3.8 and 3.10 for further details on

fencing);

Private space should be defined by a clear boundary; and

Access to rear private courtyards and parking areas should

be secure and restricted, and ideally gates should be flush

with the building line.

non- residential buildings:

Entries to buildings should be exposed to the main street

frontage and be clearly delineated and legible;

Shop fronts should be designed to be highly interactive,

provide interest through windows and visible indoor activity

and promote surveillance of the street;

Staff entrances, if separate, should be well lit and maximise

opportunities for informal surveillance and for clear sightlines;

Loading and storage areas should be well lit and/or lockable

after hours;

Public parking areas should be clearly designated, well lit and

have clearly-defined access points; and

Building design should avoid the creation of entrapment

spots spaces that by their concealed nature are not easily

visible and provide the opportunity for the entrapment of

offenders and their victims or anti-social activities.

all apartments shall include balconies

buildings above garages and the use

of visible outdoor living areas to

activate laneways

balconies over garages to activate

rear laneways



23/51

vandalism prevention:

Detailed facade treatments, anti-graffiti coatings and

unfriendly shrubbery planted against new walls should be

used to prevent unwanted graffiti;

Construction should not involve long expanses of lightcoloured wall, except where the intent is to increase the

luminance of lighting (such as in parking areas);

Buildings should be constructed from materials and

fixtures that are resistant to vandalism and require minimal

maintenance, including solid core doors, steel door frames,

laminated glass and sturdy locks and hardware; and

Conversely, the use of materials that are vulnerable to

intentional damage should be avoided eg: flimsy panelling,

fragile light fittings and external fixtures that can be easily

removed.

3.12 parking

In line with the requirements of the East Perth Redevelopment

Scheme, there are no minimum requirements for parking

provision. Instead the parking table in the Scheme places

an upper limit on the number of bays that can be provided.

Developers should refer to the EPRA Scheme for more

information in this regard.

All development within the precinct will be required to complywith the provisions of the City of Perths Perth Parking Policy.

Developers are requested to inform themselves of this policy

at the design stage.

Apart from nominated on-street bays, parking will need to be

accommodated within building structures and screened from

public view to the satisfaction of the Authority.

Parking facilities and access ways must not visually dominate

the public realm or create obstructions to the pedestrian

environment.

Roof top parking is required to be screened from view from

the street. Screening mechanisms should blend seamlessly

into the architecture of the development.

3.13 bicycle parking and end of journey facilities

Bicycle parking facilities are installations which allow for the

secure parking of bicycles. They include facilities such as bicycle

parking rails and bicycle parking enclosures for all day parking.

End of journey facilities support the use of cycling by allowing

cyclists to shower and change at the beginning or end of their

journey to or from work.

EPRA requires that developers provide bicycle and end

of journey facilities in order to support and encourage

cycling as a viable and convenient means of transport.

any service facilities must be

concealed from public view

services to be screened from street

x

access to be at grade with footpath

screening of site services to street



24/51

Achievement of the following performance standards will

generally be considered to address the above objective:

Bicycle parking and end of journey facilities are required to be

provided at the following rates :

Building t ype Storage Showers Changing / Lockers

Offices 5% of

occupant

1 per 10

bicycle spaces

or part thereof

1 for each bicycle

provided space

Residential 1 for each

dwelling

N/A N/A

Educational 5 per

100 f/tstudents

5 male & 5

female per 100f/t students

20 male & 20 female

per 100 f/t students

Other

building

types

5% of

occupants

1 per 10

bicycle spaces

provided or

part thereof

1 for each bicycle

space

Additionally visitor bicycle parking is to be provided near the

front entrance of the building

Bicycle parking facilities should be safe, durable and away

from pedestrian traffic. They should be located at ground floor

or basement level and be well lit.

The changing rooms must be secure facilities capable of

being locked;

The changing rooms should be located as close as possible

to the bicycle parking facilities;

Lockers should be well-ventilated and be of a size sufficient to

allow the storage of cycle attire and equipment;

3.14 vehicle access gates and garages

Access gates and garages have the potential to detract from

the streetscape character and visual quality of a building if

inappropriately designed. EPRA therefore requires that

vehicle access gates and garages are designed and

detailed so as to add character to the streetscape.

Ways of achieving this include:

Structures abutting rear access ways being considered

and designed w ith the view that such access ways are not

traditional back laneways but other activated streetscapes;

Grouped parking being designed as an integral component

to the development and being treated with the similar design

intentions to the rest of the development.

The Authority will not permit areas of open parking to be

developed that are not appropriately softened or screened from

adjacent streets or access ways.

3.15 servicing and access

The technical aspects of buildings have the potential to negatively

impact on the amenity of the streetscape and neighbouring

developments, if inappropriately designed. EPRA therefore

seeks to ensure that the servicing requirements for any

development are carefully considered so as not to detract

from the amenity of the streetscape or neighbours.

shutters employed to prevent

unwanted light intrusion

signage design as an integral part of

the building design

small deciduous trees placed directly

in front of living spaces



25/51


26/51

TV antennas, satellite dishes, radio masts and the like are

required to comply with EPRA Planning Policy 1.16Antennae

and Satellite and Microwave Dishes.

3.15.6 signage

All signage should comply with EPRAs general Planning

Policy 1.13 - Signage.

Signage should be designed as an integral part of the building

design and should not appear as a later attachment. A

drawing showing the size and location of signage should be

submitted with the application for development approval.

Sign licences must be obtained from the City of Perth.

3.16 sound attenuation

In order to avoid issues of reduced amenity once buildings have

been constructed and occupied, EPRA requires that the

potential adverse impacts of noise intrusion and noise

emissions be addressed at the planning and design stage

and that appropriate measures are incorporated at the

time of construction to minimise the impacts of noise.

To this end all applications for development in the Queens

Precinct must be accompanied by an acoustic report prepared

by a qualified Acoustic Engineer. This report must detail

strategies to deal with sound intrusions and sound emissions.

The methodology required for this report is described in the East

Perth Redevelopment Scheme. Reference must also be made to

EPRAs Planning Policy 1.17 Sound Attenuation, which provides

measures for dealing with issues of sound attenuation, including:

Heavy weight single glazing or double glazing of windows;

Positioning of balconies away from noise sources such as air-

conditioners and other mechanical plant;

Minimisation of the window area/s facing a noise source such

as air-conditioners and other mechanical plant; Designation of certain areas within the building for a specific

use including the location of sleeping areas and quiet areas

away from potential noise sources;

Fitting of buildings with ducted air-conditioning /and or

ventilation systems incorporating acoustically insulated

ductwork;

Designing external walls, roofs and doors to minimise noise

intrusion; and

Construction of shared walls and floors between dwellings ina way which minimises the transmission of noise and is at a

minimum consistent with the requirements of the amended

Building Code of Australia.



27/51

3.17 light spill

The Queens Precinct is located in close proximity to the WACA,which in addition to generating noise at certain times, also

potentially creates the problem of light spill into indoor and

outdoor living areas of nearby dwellings. In order to avoid the

unexpected loss of amenity due to light spill, EPRA seeks

to ensure that the issue of light spill is adequately

considered in the design of buildings particularly

residential buildings.

As affected buildings will likely be those north or east-facing,

permanent and solid screens may not be appropriate as

these would at all other times screen the very views and solaraccess that would make such residential units amongst the most

desirable in the City.

The architect of any affected development within the Queens

Precinct must demonstrate what measures have been taken to

prevent unwanted light intrusion into apartments and as the light

use is considered occasional and is in the direction of high value

north eastern view, it is recommended that high quality black out

curtains or blinds may well be the best light control measure.

3.18 privacy and overlooking

While acknowledging that total protection fromoverlooking is unlikely in an inner city context, EPRA

seeks to optimise privacy to dwellings and private spaces.

To optimise privacy through building design, developers should

give consideration to:

Windows must be appropriately designed (size, heights and

position) to minimise overlooking in peoples private spaces.

Balconies must not cause unreasonable loss of privacy for

neighbours. Ideally therefore, balconies should be set back a

minimum of 2m from an adjoining lot. Screening devices should be used at the edge of balconies or

windows to prevent casual surveillance of adjoining lots.



28/51

For the purposes of these Design Guidelines, The Queens

Precinct has been divided into sectors that share common

characteristics and design parameters that reflect their specific

location within the site. These sectors are as follows:

1: Retail / Main street

2: Hay Street

3. Internal Streets

4. Adelaide Terrace

4 sector guidelines

028////4 sector guidelines


29/51

4.1 Retail and Main Street Sector

The vision or objective for this sector is of a vibrant,

mixed-use community hub.

To this end, a retail and community node has been planned that

will be comprised of a supermarket (in the order of 3,000m2),

specialty service and retail (in the order of 800m2), community

services and residential apartments.

This mixed-use component has been planned to occupy

Lot A, on the important corner site at the intersection of Plain

and Hay Streets, which is currently occupied by the State

Chemistry Centre.

A heritage assessment of the Chemistry Centre has been

undertaken and it has found that the external form, massing and

detail of the western Hay Street block (built in 1947) has cultural

heritage significance. As such, the retention of this building willbe required to form part of any new development. In order to

activate the corner of Hay and Plain Streets, the street front

portions of this building should be adaptively re-used as a series

of small retail tenancies, if this can be achieved in a manner that

does not diminish its cultural heritage significance.

EPRA strongly encourages the development of a supermarket to

service the existing and future population of East Perth, and the

preferred location for it is on Lot A behind the retail tenancies in

the Chemistry Centres western Hay Street block.

A residential tower will also be permitted to be constructed on

this corner to a maximum height of 8 storeys above natural

ground level. This residential tower is to be constructed above

the western Hay Street block and is to have the following set

backs from the street front elevations of this building:

Hay Street setback the minimum setback is to be taken

from the ridge line of the existing roof structure;

Plain Street setback behind the return of the building.

In this regard, the western Hay Street block will form a podium

like setting to the new residential tower above. The entrance to

this residential development shall be off Plain Street as indicated

on Figure 3.1C.

A Main Street has also been planned, running north-south

between Hay Street and Adelaide Terrace. This street provides

the opportunity to develop street-based retail, communityfacilities and some commercial/showroom development towards

the Adelaide Terrace end of the Main Street.

cafes & restaurants to activate streets

restaurant to activate street

residential above retail

retail on ground floor



30/51

4.1.1 Heritage Issues

The western Hay Street block of the Chemistry Centre (on the

corner of Hay and Plain Streets) will be required to be adaptively

re-used. The adaptation of this building will need to be sensitively

handled and discussed with the Heritage Council of Western

Australia (HCWA) at the appropriate time.

HCWA has determined that the external form, massing and detail

of the building has some significance, whereas its internal fit-out

is of little significance. Essentially this means that the internal

fabric may be adapted as required, but that greater care will

need to be taken in the treatment of the external fabric.

Conservation of the external fabric will be a requirement

of any new development; however, this will not necessarily

preclude the careful removal of portions of the rear walls to

facilitate appropriate adaptation/extension of the building to

accommodate the retail uses.

New openings to the external facades along Hay and Plain

Streets may also be introduced to provide access to retail

tenancies and to activate the street. These openings may be in

the form of entry doors or glazed openings that may be extended

to ground level. Any new openings to the street front facades

will need to be carefully designed in a manner sympathetic to

the asymmetrical massing of the geometric form of the building

and to the horizontal emphasis provided by the existing window

openings. Traditional vertical entrances will not be permitted.

It should be noted that the chimney element of the building will

be required to be retained as part of any development.

A heritage impact statement for the Chemistry Centre will need

to be submitted with any application for development approval.

4.1.2 Parking

Parking for Lot A will be decked above the ground floor retail

uses. Parking for Lot B will be in a semi-basement configuration.

(Refer Figure 3.1C). See Activation of streets and rear laneways

in the Core Guidelines section for appropriate treatment to

these areas.

4.1.3 Site Services

If a supermarket is developed on Lot A, the servicing facilities

for it are to be accessed off Plain Street and located adjacent

to Plain Street. This service area must be screened to the

satisfaction of the Authority and be designed to minimise noise

and odour emissions. (Figure 3.1C).

Servicing to the rest of the retail/commercial component will be

off laneways as indicated on Figure 3.1C. See Servicing andAccess in the Core Guidelines section for more details as to

treatment of these areas.

4.1.4 Heights and Setbacks

Heights and setbacks will be as per Figures 3.1B and 3.1C.



31/51

riverside //queens precinct // lot plan fig 3.1a


sector boundary retail/main street sector


32/51

riverside //queens precinct // fig 3.1b



33/51

riverside //queens precinct // axonometric fig 3.1c

N

retail/main street sector residential speciality/retail /cafe community/civic possible supermarket mid floor community/civic showroom/commercial precinct setback

legend



34/51


Nretail/main street sector residential speciality/retail /cafe community/civic possible supermarket mid floor community/civic showroom/commercial precinct setback

legend



35/51


Heights and setbacks will be as indicated in Figures 3.2b and

3.2c.

4.2.4 special conditionsBuilding over the laneway is desirable within Lot (101) in order

to maintain continuity in streetscape character and form.

There needs to be a clearance of at least 5m above finished

ground level for service vehicles and a width clearance of over

6 metres. (Refer Figures 3.2a and 3.2c).

4.2 hay street sector

The vision or objective for this sector is of a leafy

residential street with 3 storey apartments or terrace

houses that have views to the north over Queens

Gardens and are potentially some of the most sought

after residential development in the City.

As part of the overall traffic strategy for Riverside project, Hay

Street will be calmed and traffic flows in Hay Street will be

significantly decreased, with the result that this sector may

have traffic volumes similar to a suburban residential street.

4.2.1 parking

A rear laneway has been provided for parking access. Parking

must be housed within a building structure (basement/semi-

basement or garage). See Activation of streets and rearlaneways in the Core Guidelines section for appropriate


4.2.2 site services

A rear laneway has been provided for servicing. See

Servicing and Access in the Core Guidelines section for

more details as to treatment of these areas.

balconies & glazing are encouraged

three storey & loft residential

balconies & solar access are

encouraged



36/51


185 m

6.6M

6.6M

2185 m

2185 m185 m

22500 m

111 m 276.71M

.

.

76.71M

6.0

1M

6.6M6.6M6.6M

28M

28M

28M

18.51M

28M

21.9

9M

28M

8.5M

12.49M 6.6M 6.6M 6.6M

500 m2 2

185 m 185 m2

185 m2

185 m2

185 m2

185 m2 2

418 m503 m22

185 m2

185 m2

18.5M 18.6M6.6M6.6M6.6M6.6M6.6M6.6M

15M

(Road)

15M

(Road)

3.2

M

.

..

6.0

1M

2461 m

76.7M2

461 m

6.0

1M

6.0

1M

28M

28M

28M

28M

28M

28M

28M 1

9.5

M

21.9

9M

. .

76.7M

.

.

21.9

9M

18.6M6.6M6.6M

28M

28M

28M

33.4M5.7M6.6M 9.8M6.6M6.6M6.6M6.6M6.6M12.49M

8.5M8.5M

6.6M 12.59M6.6M

hay street

halestreet

HGGGGGFD ED DD DC D

mainstreet

over5

A A A AA A

A AA AA A A AA AA A

N

A

sector boundary hay street sector service easement



37/51

fig 3.2b

A

B

C

D

F

H

E

G

I

J

K

L

M

N

LOT

TYPE

PERMITTED USESDENSITY

CODE

PLOT

RATIO

SITE

COVER

NORTH SOUTH

PERMEABILITY

REAR

SETBACKCommunity

Retail

Commercial

Residential

Retail

Commercial

Residential

Residential

Residential

Residential

Residential

Residential

Residential

200

60

160

60

160

200

200

160

250

250

250

250

2.0

2.0

2.0

2.0

2.0

2.5

2.5

4.0

4.0

4.0

4.0

-

60%

60%

60%

60%

60%

-

50%

above

3 storeys

50%

above

4 storeys

-

-

-

-

-

50% above

5 storeys

50% above

5 storeys

50%

above

4 storeys

50%

above4 storeys

50%

above

4 storeys

50%

above

4 storeys

0

0

0

0

0

0

0

0

0

0

0

0

0

0

-

-

-

-

-

-

-

-

-

-

-

-

-

-

STREETS

SETBACK (m)

SIDE

SETBACK

LOT

No.

101

102

102

103

103

101

104

103

106

106

105

105

200

80

2.0

-

-

-

-

-

-

Retail

Commercial

Residential

Retail

Commercial

Residential

Retail

Commercial

Residential

Retail

Commercial

Residential

50%

50%

Retail

Residential

Commercial

Retail

Commercial

Residential

Main Street max. 0

Adelaide Terrace

max. 3 & min. 3

Adelaide Terrace

max. 3 & min. 3

Main Street max. 0

Adelaide Terrace

max. 3 & min. 3

Plain Street 2-4

Hay Street 2-4

Main Street max. 0

Hay Street 2-4

Main Street max. 0

Hay Street 2-4

Hay Street 2-4

Internal Street 2-4

Hay Street 2-4Internal Street 2-4

Hay Street 2-4

Hay Street 2-4

Internal Street 2-4

Main Street max. 0

Internal Street 2-4

Internal Street 2-4

Adelaide Terrace

max. 3 & min. 3

Adelaide Terrace

max. 3 & min. 3

-

-

-

-



38/51

riverside //queens precinct // axonmetric fig 3.2c


2m - 4m setback

2m - 4m setback

QUEENS GARDEN

3 storeys apartments& townhouses

3 storeys apartments& townhouses

3 storeys apartments


0m setback

0m setback


& townhouses

3 storeys

apartments




& townhouses

apartments overlane-

way


garages to back

garages to back


Nhay street sector residential speciality retail/cafe sector setback

legend


39/51

4.3.1 parking

Parking to this site will be integrated into the development

as basement or semi-basement. Parking to be accessed off

laneway provided.

4.3.2 site services

A laneway has been provided for servicing. See Servicing and

Access in the Core Guidelines section for more details as to



Heights and setbacks will be as per the attached Figures 3.3b

and 3.3c

4.3 internal streets sector

The vision or objective for this sector is of a European-

based residential model (similar to that found in Paris,

Barcelona and Prague) with crisp, modern architectural

expression.

A cruciform internal road structure has been provided east of the

retail sector of the site to allow access to residential development

for the majority of the Queens Precinct.

The apartment development proposed for this sector should be

at a density of R200 and has a general height limit of five storeys

with select components allowed to eight storeys. (Refer Figure

3.3c).

It is envisioned that these lots will group themselves in such a

way to create a shared garden environment between dwellings

and take advantage of northern solar access. (Refer Figure 3.3c).Balconies overlooking the street will be favoured as will shading

and privacy structures constituted of canvas awnings and

timber shutters. These buildings will lend themselves to simple

repeating rhythms of balcony and window.

balconies that allow light penetration

through ventilation are encouraged

european residential modules are favoured

timber shutters used for privacy

balconies to the street are encouraged


.. . . . .......... ..


40/51



2676 m

.

111 m 276.71M

.

4.25M

31.9

9M

70.71M

76.71M

6.0

1M

....

.

. .......

15M

(Road)

15M

(Road)

.

..

6

.01M

2461 m

76.7M

22

2

.

461 m

2662 m

6

.01M

6.0

1M

31.9

9M

4.25M

67.68M8.5M

28.9

9M

76.7M

.

.

.

4.25M

31.9

9M

...

.

.

HALE

STREET

INTERNAL STREET

I J

MAIN

STREET

N

Ninternal street sector sector boundary


41/51

fig 3.3b

101

102

102

103

103

101

104

103

106

106

105

105



42/51



RIGHTOFWAY (VEHICLE AC-

CESS)

HALE

STRE

ET

MAIN

STREET

ADELAIDE TERRACE

HALE

STREET

ADELAIDE TERRACE

HAYSTREET

Ninternal sector residential speciality retail/cafe sector setback

legend


43/51

Recessed sections; and

High quality materials that provide colour, texture and

contrast.

Residential towers to a maximum height of 8 storeys above

the first 4 levels are encouraged as per the building envelopes

indicated in Figure 3.4c to preserve view corridors for

development in Sector 3 and to take advantage of the views of

the Swan River and Queens Gardens.

4.4.1 parking

Parking for the commercial and residential components should

be integrated into the development over 2 levels at basement

(commercial) and level 3 (residential). All parking access is to

be from the east-west street to the north of the buildings (Refer

Figure 3.4c). Architectural elements that closely resemble balconies and/or

window openings;

Detailed facade treatments and/or surface modelling;

Recessed sections; and

High quality materials that provide colour, texture and contrast

4.4 adelaide terrace sector

The vision or objective for this sector is of mixed-use

development that will activate Adelaide Terrace and be

of a standard and quality commensurate with a key entry

point into Riverside and Perth city.

The ground floor of the buildings on Adelaide Terrace should

be developed as active uses - in particular this location is well

suited to the development of high quality showroom commercial

spaces. The 4 metre wide footpath along the north-south

internal street between Lots L and M provides an opportunity for

activation of the public realm, and accordingly ground floor uses

in this location are encouraged to take advantage of this space.

Floors 1 - 3 could include either residential or commercial

development. These are the preferred uses in this location

as they will serve to activate the Adelaide Terrace frontage.

Carparking may be permitted in these floors, provided that it

is not visible from the Adelaide Terrace frontage and is located

behind commercial or residential units, or another use with

Adelaide Terrace frontage.

In the event that this is not feasible, then the Adelaide Terrace

building elevation of floors 1 to 3 is to be articulated to provide

visual interest and variety, to the Authoritys satisfaction. In

this regard, the Adelaide Terrace building elevation should be

articulated to give the appearance of a building elevation for a

commercial or residential development, and should include the

following:

Architectural elements that closely resemble balconies and/or

window openings;

Detailed facade treatments and/or surface modelling;

quality showrooms to adelaide terrace

pool and garden on level four residential terrace

large balconies are encouraged



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4.4.2 site services

No crossovers from Adelaide Terrace will be permitted and

therefore, access to buildings will be via the Main Street and the

north-south mid block street as indicated on Figure 3.4c.

Residential entries will be required to be from the north of the

lots as indicated. Servicing will also occur from this street to the

north. See Servicing and Access in the Core Guidelines section

for more details as to the treatment of these areas.


Heights and setbacks will be as per the attached Figures 3.4b

and 3.4c.

4.4.4 landscaping

It is envisioned that Level 4 will be used as an amenities floor

for the residential component. The large area of outdoor

space could contain a pool deck and should contain a garden

environment.

4.4.5 public //private interface

To reduce the existing hostility and facilitate the activation of the

Adelaide Terrace frontage, the following development standards

will apply to all lots in the Adelaide Terrace Sector.

The 3 metre front setback from Adelaide Terrace will be

required to be landscaped to EPRAs satisfaction. The

treatment of this setback area will be required to harmonise

with the treatment of adjoining public spaces.

Front fences along Adelaide Terrace will not be permitted; and

Obscure glazing of ground floor openings will not be

permitted.



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101

102

102

103

103

101

104

103

106

106

105

105


HALE

STREET

K

INTERNAL STREET

L M N

Nadelaide terrace sector sector boundary


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fig 3.4b


101

102

102

103

103

101

104

103

106

106

105

105


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MAINS

TREET HAY

STREET

INTERNALSTREET

INTERNALSTREET

HALE

STREET

MAIN

STREET

ADELAIDETERRACE


12 storeys

3m land-

scaped

12 storeys

Possible ground floorshowroom / commercial/retail

3m land-

Possible ground floor

showroom / commercial/

Landscaped

Landscaped

1,2,3 floors residen-tial/ commercial/

1,2,3 floors residential/

0m setback

0m

12 storeys

12 storeys

0m setback

12 storeys

12 storeys

12 storeys

12 storeys

3m setback

3m setback

Residentialaccess

Parking access

Landscaped Rooftop

Landscaped Rooftop

0m

Residential/ commercial/

parking

Residential/ com-

Ground floor showroom /

commercial/retail

Nadelaide terrace precinct residential residential/commercial /parking showroom/commercial/retail precinct setback

legend

Parking access

Ground floor showroom /

commercial/retail


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5 appendix

5.1 key objectives and mandatory requirements//checklist

OBJECTIVES MANDATORY REQUIREMENTS

CORE GUIDELINES

Site Analysis In order to ensure a high standard of design and amenity,it is important that each development is site responsiveand addresses issues of climate and orientation,relationship to the public realm and neighbourly issuessuch as overlooking and noise attenuation

Submission of site analysis plan with developmentapproval documentation.

Public Art Inform developers of the importance of such art and makeit clear at the outset of the development process what thedevelopers role will be in this regard.

Financial contribution of 1% of the estimated constructionvalue for all commercial development and 0.5% of theestimated construction value for r esidential development.

EnvironmentallySustainable Design

Ensure that all developments within the Queens Precincthave been designed with the greatest possible regard forenvironmental sustainable outcomes.

Building ManagementEPRA seeks to improve environmental outcomes througha focus on management during construction,commissioning and hand-over to the building owner.

Indoor Environmental QualityEPRA seeks to achieve high levels of indoorenvironmental quality for the health, amenity and safety ofoccupants.

EnergyEPRA seeks to achieve a minimum requirement foroperational energy efficiency and greenhouse emissionsfor the building.

The sustainability performance standards will be includedin the contract of sale.

TransportEPRA aims to encourage commuters utilise alternativemodes of transport.

WaterEPRA aims to reduce the potable water consumption ofbuilding occupants.

MaterialsEPRA aims to reduce material wastage, facilitate the

recycling of resources and minimise the use ofenvironmentally harmful materials/ practices.

Landuse & EcologyEPRA aims to maximise the enhancement of the sitethrough provision of native plantings.

EmissionsEPRA aims to reduce harmful emissions from the site tothe sky, atmosphere and watercourses.

Access and Inclusion Ensure that buildings and development with the QueensPrecinct are universally accessible - designed to be

useable by people of all ages, incomes and abilities, to thegreatest extent possible without the need for adaptation.

Affordable housing to be externally finished to a similarstandard, quality and level of detail as other housing in

the development;

Universal design to be an integral component of theplanning and design process.

All development within the Queens Precinct mustcomply with the Disability Standards for Access t o

Premises (Premises Standard)

Architectural Style and

Design

EPRA seeks to achieve a high standard of architectural

design that is of a modern aesthetic and responsive to theenvironment in which it is built.

Alignment, proportion, typology and modulation shouldrelate to neighbouring buildings or known futurebuildings;

Building scale should be appropriate to the site and itscontext;

Sufficient variation in building plane, colours andtexture should be provided so as to reduce the overallbulk and form of any development. This is particularly

relevant to buildings that are 3 storeys or less;

Activation of Streetsand Rear Laneways

Ensure all developments address, respond to and activateall streets, including rear laneways.

No blank walls or development which does notactivate the streetscape.

Safer design Ensure that building and environmental design in theprecinct minimises the opportunity for crime andmaximises peoples perception of safety.

Residential Buildings:

Buildings adjacent to public streets or spaces should bedesigned to allow informal surveillance and should

have at least one habitable room window or balconyfacing that area;

Each dwelling should ideally have a private entrance

from a primary street. Where this is not possible, forinstance in the case of multiple dwelling developments,communal entrances should restrict access to residentsonly and should be able to be locked;

Building design should allow visitors who approach thefront door to be seen without the need to open thedoor;

Landscaping and fencing should not obscure doors andmajor paths (see sections 3.8 and 3.10 for furtherdetails on fencing);

Private space should be defined by a clear boundary;and;

Access to rear private courtyards and parking areasshould be secure and restricted, and ideally gatesshould be flush with the building line.

Non- Residential Buildings: Entries to buildings should be exposed to the main

street frontage and be clearly delineated and legible;

Shop fronts should be designed to be highly interactive,provide interest through windows and visible indooractivity and promote surveillance of the street;

Staff entrances, if separate, should be well lit andmaximise opportunities for informal surveillance and forclear sightlines;

Loading and storage areas should be well lit and/orlockable after hours;

Public parking areas should be clearly designated, welllit and have clearly-defined access points; and

Building design should avoid the creation ofentrapment spots spaces that by their concealednature are not easily visible and provide the opportunityfor the entrapment of offenders and their victims or anti-

048////5 appendix


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social activities.

Vandalism Prevention:

Detailed faade treatments, anti-graffiti coatings andunfriendly shrubbery planted against new walls shouldbe used to prevent unwanted graffiti;

Construction should not involve long expanses of lightcoloured wall, except where the intent is to increase theluminance of lighting (such as in parking areas);

Buildings should be constructed from materials andfixtures that are resistant to vandalism and requireminimal maintenance, including solid core doors, steel

door frames, laminated glass and sturdy locks andhardware; and

Conversely, the use of materials that are vulnerable tointentional damage should be avoided eg: flimsypanelling, fragile light fittings and external fixtures thatcan be easily removed.

Parking Parking provision not to exceed maximum

requirements of the EPRA Scheme;

All development within the precinct will be required tocomply with the provisions of the City of Perths PerthParking Policy.

Parking to be accommodated within building structuresand screened from public view to the satisfaction of theAuthority.

Parking facilities and access ways must not visuallydominate the public realm or create obstructions to thepedestrian environment.

Roof top parking is required to be screened from viewfrom the street. Screening mechanisms should blendseamlessly into the architecture of the development.

Bicycle Parking and

End of Trip Facilities

EPRA requires that developers provide bicycle and end of

journey facilities in order to support and encourage cyclingas a viable and convenient means of transport.

Bicycle parking and end of journey facilities are

required to be provided at the following rates:

Storage Showers Changing / Lockers

Offices 5% of 1 per 10 bicycle 1 foreach

occupants spaces provided or bicycle space

partthereof

Residential 1 for each N/A N/A

dwelling

Educational 5 per 100 5 male & 5 female 20 male & 20 female

f/t students per 100 f/t students per 100 f/t students

Otherbuilding 5% of 1 per 10 bicycle 1 for each bicycleTypes occupants provided or part space

thereof

-Additionally visitor bicycle parking is to be provided near

the front entrance of the building

Bicycle parking facilities should be safe, durable andaway from pedestrian traffic. They should be located atground floor or basement level and be well lit.

The changing rooms must be secure facilities capableof being locked and be located as close as possible tothe bicycle parking facilities;

Lockers should be well-ventilated, of a size sufficient toallow the storage of cycle attire and equipment.

Vehicle Access Gatesand Garages

Vehicle access gates and garages are designed anddetailed so as to add character to the streetscape

Access ways to be considered as activatedstreetscapes;

Grouped parking designed as an integral component tothe development and treated with similar designintentions to the rest of the development;

No areas of open parking that are not appropriatelysoftened or screened from adjacent streets or accessways.

Servicing and Access Ensure that the servicing requirements for anydevelopment are carefully considered so as not to detractfrom the amenity of the streetscape or neighbours.

Cross overs to parking areas will be in locations shownon drawings;

Variations to these locations will be at EPRAsdiscretion if it is considered that the change will notcompromise vehicular and pedestrian safety and will

not be detrimental t

Documents

Queens Design Guidelines Oct 2008