9.3.17 multiple dwelling design code - brisbane city council multiple... · 9.3.17 multiple...

Part 9 - Development Codes (Multiple dwelling design)

9.3.17 Multiple dwelling design code

9.3.17.1 Application

(1) This code applies to assessing a material change of use if: (a) assessable development where this code is identified as a prescribed secondary

code in the assessment criteria column of a table of assessment for a material change of use (section 5.5) or a neighbourhood plan (section 5.6);

(b) impact assessable development for a multiple dwelling or an undefined use of a similar nature.

(2) When using this code, reference should be made to section 1.5 and section 5.3.3.

Note—This code does not apply to building work involving internal alterations where the proposed works are fully

contained within the existing building. Enclosure of car parking areas extending more than 1m above ground level is considered assessable development.

Note—An active frontage – residential may be specified in a neighbourhood plan and/or identified in the Active frontages in residential zones overlay. Where non-residential development is proposed, the Active frontages in residential zones overlay code is also applicable.

Note—Where this code includes performance outcomes or acceptable outcomes that relate to:

air quality assessment, guidance is provided in the Air quality planning scheme policy;

crime prevention through environmental design, guidance is provided in the Crime prevention through environmental design planning scheme policy;

design for the reduction of graffiti, guidance is provided in the Graffiti prevention guidelines planning scheme policy;

infrastructure design and construction works, guidance is provided in the Infrastructure design planning scheme policy;

noise impacts assessment, guidance is provided in the Noise impact assessment planning scheme policy;

the selection of planting species, guidance is provided in the Planting species planning scheme policy;

provisions for transport, access, parking or servicing, guidance is provided in the Transport, access,

parking and servicing planning scheme policy;

refuse and recycling, guidance is provided in the Refuse planning scheme policy.

9.3.17.2 Purpose

(1) The purpose of the Multiple dwelling design code is to assess the suitability of the design aspects of development to which this code applies.

(2) The purpose of the code will be achieved through the following overall outcomes: (a) Development maintains that a multiple dwelling is actively supportive and

contributes to the immediate railway or bus station to create a safe, attractive and walkable neighbourhood.

(b) Development of a multiple dwelling has a bulk, scale and form that is in keeping with and reinforces the intended residential intensity of the local area expressed by zone, zone precinct and neighbourhood plan outcomes and street context.

(c) Development of a multiple dwelling positively contributes to the neighbourhood character, the immediate streetscape and pedestrian environment with highly articulated building façades and varied roof form elements.

(d) Development ensures that buildings, open space and landscaping exhibit subtropical design features to support Brisbane's character and identity.

(e) Development of a building includes an adaptable ground storey where in strategic locations such as in close proximity to high-frequency public transport.

(f) Development protects and/or establishes significant landscape trees in deep planting areas to contribute to Brisbane's subtropical landscape and the local microclimate.

(g) Development provides residents of a large-scale multiple dwelling development with useable high-quality communal open space that is accessible, attractive and provides a range of active and passive recreation opportunities on site.

(h) Development provides covered outdoor private open space for each multiple dwelling to support subtropical living.


(i) Development ensures that buildings, open space and landscaping provide an attractive streetscape interface and development contributes to Brisbane’s high quality subtropical streetscape and public space network.

(j) Development integrates car parking into the site and building and does not negatively impact on the streetscape, residents of the site or adjoining residents.

(k) Development interfaces with adjoining residents or uses are managed to mitigate amenity impacts.

(l) Development ensures that building location and design minimises residents’ exposure to air or noise pollution.

(m) Development supports the safety of residents and adjoining public space and demonstrates best-practice crime prevention through environmental design principles.

(n) Development on landmark sites provides distinctive character elements in the landscape that strengthen local identity.

9.3.17.3 Assessment criteria

The following table identifies the assessment criteria for assessable development.

Table 9.3.17.3.A—Criteria for assessable development

Performance outcomes Acceptable outcomes

Neighbourhood structure, integration and character–transit supportive development

PO1

Development adjoining or in the immediate vicinity of a railway or bus station or in a location identified in a neighbourhood plan, must actively support a high level of personal and community safety.

AO1

Development within 200m of a railway or bus station or in a location identified in a neighbourhood plan, is treated as having an active frontage designed to:

(a) include an adaptable ground storey;

(b) facilitate safe, logical and direct pedestrian access to the railway or busway station entry points;

(c) activate public space and the edges of the railway or bus station environment;

(d) create vibrant and attractive street environments;

(e) enable casual surveillance of streets, public spaces and the immediate station environment entries and platform;

(f) screen views of uninhabited transport infrastructure elements from residential areas.

Building bulk, scale and form–building length

PO2

Development has a building depth and form that must be articulated to:

(a) ensure that the bulk of the development is in keeping with the form and character intent of the area;

(b) provide adequate amenity for building residents in terms of natural light and ventilation;

(c) provide opportunities for dual aspect dwellings.

Refer to Figure a.

AO2.1

Development where in the Medium density residential zone, Low medium density residential zone, in the Infill zone precinct in the Character residential zone or Low density zone, the maximum length of a wall in any direction is 30m with substantial articulation provided every 15m.

Note—Substantial articulation is a full break of 6m or a change in building line of 2m plus or minus for a length not less than 5m.

AO2.2

Development where in the High density residential zone, the maximum length of a


wall in any direction is 50m with substantial articulation provided every 15m.

Note—Substantial articulation is a full break of 6m or a

change in building line of 2m plus or minus for a length not less than 5m.

PO3

Development reduces the appearance of building bulk by design elements.

AO3

Development reduces building bulk by a combination of:

(a) balconies and recesses;

(b) variation in materials, colours, and textures including between levels;

(c) recessions and projections in the roof and wall plane;

(d) variations in building form.

Refer to Figure b, Figure c and Figure d.

Building design – articulation and detailing

PO4

Development ensures the base of a building exhibits a human scale, fine grain building rhythm and architectural interest and demonstrates variations in horizontal and vertical profile.

Note—The lower 3 levels of a building provide the greatest contribution to the quality of the pedestrian

experience in the public realm. Their design is the most critical in contributing to attractive, inviting streetscapes.

AO4

Development of the first 3 storeys of the building include:

(a) balconies and outdoor living areas oriented to the street or public realm;

(b) expression of entries, different uses or elements of the building in plan and elevation;

(c) elements of a finer scale than the building’s main structural framing that provide detail and modulate the elevation including awnings, sun shading, screening, variation in materials in finishes.

Refer to Figure b, Figure c and Figure d.

Note—This is demonstrated in elevations and streetscape perspectives.

PO5

Development has building elevations that must visually balance the height of the building and be compatible with and support neighbourhood and street character.

AO5

Development has a number of the following design elements:

(a) variations in plan shape, such as steps, recesses, projections or splays;

(b) variations in vertical profile, with steps or slopes at different levels;

(c) variations in the treatment and patterning of windows, sun protection devices, or other elements of a façade;

(d) elements of a finer scale than the main structural framing;

(e) a layered façade effect, where the planes containing most windows are recessed behind penetrated planes, structural framing, balustrades, friezes, grilles or sun shading devices;


(f) balconies, verandahs or terraces;

(g) planting at any or all levels, particularly on podiums or low-level roof decks;

(h) variations in materials, colours and finishes.

Building design–roof

PO6

Development for rooftops and building caps is:

(a) contextually and climatically appropriate in form;

(b) responsive to orientation and solar access;

(c) attractive and not marred by a cluttered display of plant and equipment.

Note—Building height is determined by the number of storeys and excludes roofs, except where varied by a

neighbourhood plan, to encourage interesting, subtropical and contextually appropriate roof forms that can be responsive to orientation and solar access.

AO6.1

Development provides building caps and rooftops which:

(a) contribute to the architectural distinction of the building and roofs;

(b) include interesting forms created through pitches, gables, skillions or other features.

Refer to Figure e and Figure f.

AO6.2

Development for service structures, lift motor rooms and mechanical plant is:

(a) designed as an architectural feature of the building;

(b) incorporated into the roof form;

(c) screened effectively.

AO6.3

Development provides a rooftop and roof form which is designed to enable future inclusion of plant and equipment such as satellite dishes/telecommunications facilities in an unobtrusive manner.

AO6.4

Development where rooftops are used for open space, plant and equipment is visually and acoustically screened from the communal open space.

Building design – subtropical character

PO7

Development includes buildings that exhibit subtropical design elements to support Brisbane's subtropical design character and subtropical living.

AO7.1

Development has:

(a) dual aspect; or

(b) floor-to-ceiling heights greater than 2.4m; or

(c) habitable rooms with two windows or openings.

Refer to Figure g and Figure h.

AO7.2

Development includes buildings with weather protection and sunshading to all external doors and windows to habitable rooms.

AO7.3

Development incorporates deep recesses,


eaves and sun shading devices on the north-facing building façades.

AO7.4

Development of west-facing building façades that are shaded and include building and landscape elements such as adjustable screens, awnings or pergolas, green walls or planting.

Building design – adaptable ground storey

PO8

Development in strategic locations that is in close proximity to high-frequency public transport services or within centres or mixed use corridors, supports adaptable building use over time particularly on the ground storey.

AO8

Development that is located on an identified active frontage in a neighbourhood plan, close to a railway or bus station or within centres or mixed use areas, ensures that buildings include a minimum floor to ceiling height of 4.2m for the ground storey.

Open space and landscaping – design intent

PO9

Development provides open space and landscaping that establishes a positive landscape setting for residents that:

(a) balances building and hardstand elements;

(b) provides residents with useable communal open space or to provide outlook for dwellings;

(c) provides useable and comfortable private outdoor space which connects to indoor space for residents;

(d) contributes positively to the subtropical character, amenity and microclimate of the site and streetscape;

(e) reduces impervious areas and supports stormwater quality improvement;

(f) maximises passive cooling and access to breezes within the site;

(g) retains and establishes significant landscape trees in deep planting areas;

(h) contributes to minimising the visual and air quality impacts of major roads;

(i) reduces the impact of glare and radiant heat from car-parking areas and vehicle access on neighbouring dwellings and streetscape.

AO9

No acceptable outcome is prescribed.

Note—Rates of provision are located in the Multiple dwelling code.

Note—This is demonstrated by an overall site landscape concept plan.

Open space and landscaping–significant landscape trees

PO10

Development ensures significant landscape trees are retained, protected and established to balance the bulk, scale and form of the building and provide a

AO10.1

Development ensures that the location of a new building, car parking, driveway or a crossover retains the long-term performance of trees to be retained.


subtropical landscape setting.

Note—Invasive species identified in the Planting species planning scheme policy are not required to be retained

unless the tree is a significant, mature and healthy shade tree.

AO10.2

Development provides one tree per 20m of frontage that is capable of growing to a minimum height of 15m at maturity.

Note—Landscape design incorporates planting in

accordance with the Planting species planning scheme policy.

AO10.3

Development provides tree species that are selected and planted to provide a minimum 50% shade cover to a site’s open space within 10 years.

Note—Shade cover is to be measured at 12pm on 21

December.

Open space and landscaping – communal space

PO11

Development provides communal space that must be consolidated, configured and designed to be useable, comfortable and attractive to provide:

(a) residents with passive and active recreation opportunities;

(b) a pleasant outlook for residents and maximise opportunities for shared views or access to viewing points;

(c) opportunity for a range of uses and flexible use.

AO11.1

Development provides communal space that:

(a) is consolidated into one useable space; or

(b) where the communal space exceeds 100m2, two separate useable areas within the site.

Note—Rates of provision are located in the Multiple dwelling code.

Note—For example, one space may be provided on ground as a swimming pool and barbeque area with substantial landscaping and another on the roof to take

advantage of views.

AO11.2

Development provides communal open space:

(a) on ground; or

(b) in a structure over a platform or basement or on a rooftop, provided these areas can accommodate 25% landscaping.

AO11.3

Development provides a maximum of 25% of the required communal space as internal space.

Note—Internal spaces include a gymnasium, movie room or entertainment room.

AO11.3

Development provides communal outdoor space that is:

(a) directly accessible from internal common areas of the development such as the


foyer and is easy to locate;

(b) located to receive a minimum of 4 hours sunlight per day;

(c) not visible from nearby streets or public spaces.

AO11.4

Development provides communal outdoor space that is:

(a) a minimum 50% open to the sky;

(b) a minimum 25% shaded by trees within 5 years.

AO11.5

Development ensures that communal outdoor space areas do not contain:

(a) vehicle driveways, manouvering or hardstand areas; or

(b) surface structures and infrastructure such as rainwater tanks, transformers and water boosters.

Note—Bioretention areas can form part of communal open space provided it is designed as a component of

the landscape area but not any area of deep planting. Lightweight shade structures such as pergolas are able to be located within communal open space.

AO11.6

Development provides communal outdoor space that incorporates a balanced combination of soft and hard landscape features and includes a minimum of 25% landscaping in the total area.

Note—Landscaping where in a structure can be provided as planter beds, turf etc.

AO11.7

Development provides communal open space that is designed to provide a range of recreational facilities, such as:

(a) seating;

(b) barbeque;

(c) play equipment or gymnasium;

(d) swimming pool;

(e) communal clothes drying; or

(f) vegetable garden.

Note—Communal clothes drying is required whether or not individual facilities are provided in private open space areas.

Open space and landscaping – private open space

PO12

Development must provide attractive and comfortable private open space for residents.

AO12.1

Development provides for private open space areas that are:

(a) directly accessible from the internal primary living areas of the dwelling;


Note—Rates for open space provision are contained in the Multiple dwelling code.

Note—Private open space can be provided on ground, on balconies or in a structure over a platform,

basement and on rooftops.

(b) provided with a minimum 12m2 roofed area at minimum 3m dimension;

(c) provided with a screened area of 2m2 minimum dimension capable of screening air-conditioning plant, private clothes drying etc;

(d) provided with adjustable, moveable or operable privacy screening where appropriate;

(e) a minimum 25% landscaped at minimum 1m dimension where on ground or in structure.

AO12.2

Development provides balconies that are located to the front or rear of a building except where adequate building separation can be achieved in accordance with the Multiple dwelling code to maintain privacy.

AO12.3

Development where secondary balconies are provided to a side of a building for additional amenity or services such as clothes drying or to articulate façades, the setback may be reduced to the minimum setback but these do not form part of the private open space requirement.

AO12.4

Development ensures that private open space areas do not contain:

(a) vehicle driveways, maneuvering or hardstand areas; or

(b) surface structures and infrastructure such as rainwater tanks, transformers and water boosters.

Note—Water conservation services or utilities or stormwater treatment measures such as bioretention areas, can form part of private open space provided it is

designed as a component of the landscape area but not any area of deep planting. Lightweight shade structures such as pergolas are able to be located within at grade

and in structure private open space.

PO13

Development provides a resident with comfortable outdoor living space that receives natural light but is shaded to protect from the resident from direct sunlight.

AO13

Development provides a minimum of 75% of a dwelling’s outdoor living area positioned to the north or north-east.

This is balanced with street interface desired outcomes.

Note— Side boundary facing north or north–east facing windows or balconies may be permitted where this will significantly improve passive solar design, provided

privacy for occupants and adjacent dwellings is protected.

Open space and landscaping–deep planting


PO14

Development provides deep planting that:

(a) is open to the sky with access to light and rainfall and into the natural ground with no underground development or infrastructure;

(b) is planted with subtropical tree species that at maturity are complementary in scale and height to the building form or respond to the site location and design needs;

(c) contributes to a tree-lined, subtropical streetscape character and creation of a shady, pleasant pedestrian experience in the public realm;

(d) softens the impact of hardstand areas and provides shade and informal recreation spaces that are easily accessible for building occupants;

(e) is located to retain existing site features such as significant trees or grouped with deep planted areas on adjacent sites to maximise contiguous areas of deep planting.

Note—Rates of provision are detailed in the Multiple dwelling code.

AO14.1

Development provides deep planting areas that are:

(a) exclusively for landscaping;

(b) able to accommodate trees planted in natural ground;

(c) 100% open to the sky;

(d) can be accessed for maintenance purposes.

AO14.2

Development provides trees in deep planting areas which:

(a) are capable of growing to a minimum canopy diameter of 5m and/or a minimum height of 5m within 5 years of planting;

(b) are subtropical tree species consistent with the Planting species planning scheme policy.

Note—Tree species should be chosen to respond to particular site location or design needs. Where site circumstances permit, tree species that are complementary in scale and height to the building form

should be selected. Tree height and canopy spread will be dependent on species.

AO14.3

Development ensures that deep planting areas do not contain:

(a) vehicle driveways, maneuvering or hardstand areas and pedestrian paths;

(b) surface structures and infrastructure such as water conservation services or utilities or stormwater treatment measures, transformers, water boosters, any part of a building or structures such as pergolas or loggias; or

(c) subsurface structures or infrastructure such as piping, bioretention pits, basement car-parking structures.

Note—Water conservation services or utilities and stormwater treatment measures are devices such as

tanks and bioretention areas. These devices limit the space available for tree planting within deep planting areas.

Car parking

PO15

Development provides vehicle access and parking that must be safe and convenient for residents, visitors and service providers.

AO15.1

Development provides vehicle access, parking, loading/unloading facilities and associated vehicle maneuvering areas on site that are designed and provided for in accordance with the Transport, access, parking and servicing code.

AO15.2

Development ensures that the location of


visitor parking is:

(a) discernible from the street;

(b) clearly signposted;

(c) not located behind a security barrier;

(d) not placed in the deep planted front setback area.

AO15.3

Development for a small-scale multiple dwelling, such as an attached or townhouse dwelling, provides a tandem car parking space, that is designed in accordance with Figure i.

PO16

Development provides vehicle access and parking that must not impact on the amenity and privacy of residents within or adjoining the site.

AO16.1

Development ensures that a hardstand or maneuvering area situated on or above ground level is:

(a) located to minimise noise disturbance;

(b) screened at the boundary or building line to minimise the reflection of car headlights onto dwelling windows and attenuate noise;

(c) separated from habitable windows to minimise noise and fumes disturbance;

(d) landscaped to soften the visual appearance of hardstand areas.

AO16.2

Development:

(a) ensures any vehicle movement or vehicle parking areas along the side or rear boundary are acoustically screened from adjoining dwellings; or

(b) provides a 2m wide vegetated buffer next to any movement or parking areas along the side or rear boundary.

A16.3

Development provides exterior vehicle movement areas that are broken up by alternative materials, patterns or threshold treatments.

Car parking–landscaping

PO17

Development ensures that open uncovered car parking areas and the setback to ground level car parking is landscaped to provide:

(a) shade for pedestrians;

(b) legibility and enhance pedestrian safety;

(c) improved urban landscape amenity.

AO17.1

Development where car parking is above ground provides densely planted setbacks.

Note—Front boundary setbacks must be treated to address streetscape interface issues and be in accordance with streetscape interface performance

outcomes and acceptable outcomes.

AO17.2

Development where car parking is above ground and uncovered:

(a) a minimum of 1 shade tree is provided for


every 6 car spaces;

(b) trees which are planted to achieve a minimum 50% shade cover along internal pedestrian paths within 5 years of certification in accordance with the Landscape works code and the Planting species planning scheme policy.

AO17.3

Development provides landscaping that is used to delineate safe pedestrian movement through car parks.

Streetscape interface–integrated response

PO18

Development must present a co-ordinated and integrated building, open space and landscaping response to the street and adjoining public spaces.

AO18

No acceptable outcome is prescribed.

Note—This can be demonstrated by submission of streetscape elevations and perspective.

Streetscape interface – building design

PO19

Development provides a building that must define the street edge and reinforce the desired character of the neighbourhood through:

(a) orientation to the street;

(b) front boundary setback;

(c) balconies and windows to provide overlooking and casual surveillance;

(d) building entrances;

(e) the treatment of retaining walls or basement car parking edges.

Refer to Figure j.

AO19.1

Development provides a building front elevation that is parallel or nearly parallel to the street frontage.

AO19.2

Development provides a building that is not set back further than 2m beyond the minimum required street front setback.

Note—Refer to the Multiple dwelling code for front setback requirements.

AO19.3

Development provides balconies and windows from the primary living area that face and overlook the street or public space.

AO19.4

Development provides a front setback area (excluding vehicular and pedestrian access) that is to be used for:

(a) private open space for dwellings; or

(b) communal open space which can facilitate sustainable deep tree planting.

Streetscape interface – pedestrian entry

PO20

Development provides an 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

AO20.1

Development of a small-scale multiple dwelling of 5 or less dwellings provides in attached form such as townhouses, ensures access to the front door of each dwelling is at the ground storey and clearly identifiable and visible from the public street or internal driveway.


and meeting space;

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

(d) lighting;

(e) conveniently located mailboxes.

Individual entrances to ground storey dwellings provide for a varied streetscape.

AO20.2

Development where not a small-scale multiple dwelling of 5 or less dwellings, provides a pedestrian entry that is separated from vehicle entry and access to a building or dwelling is not via a driveway.

AO20.3

Development where not a small-scale multiple dwelling of 5 or less dwellings, provides at least one prominent pedestrian entry that connects a foyer or building entry directly with the public verge and includes:

(a) entry and waiting space off the footpath;

(b) a clear line of sight from one space to the next;

(c) equal access for all;

(d) shelter;

(e) lighting in accordance with Category P3 of the AS/NZS 1158.3.1:2005, Lighting for roads and public spaces and complying with Table 2.1 - Illuminance in the vertical plane of AS 4282 -1997 Control of the obtrusive effects of outdoor lighting;

(f) building signage and street numbering;

(g) mailboxes.

Refer to Figure k.

AO20.4

Development provides direct entry from the street for ground storey dwellings adjacent to the street front and:

(a) any steps are set back a minimum of 1.0m from the front boundary and perpendicular to the boundary;

(b) retaining walls step down to the street level and provide a transition from private outdoor space and the street level;

(c) a minimum of 0.8m landscaping is located between the front boundary and private open space to provide a soft edge to the street at the pedestrian scale;

(d) lighting is provided in accordance with Category P3 of the AS/NZS 1158.3.1:2005, Lighting for roads and public spaces and complying with Table 2.1 - Illuminance in the vertical plane of AS 4282 -1997 Control of the obtrusive effects of outdoor lighting;

(e) street numbering is provided to support visitor and emergency access.

Refer to Figure l.

AO20.5

Development that provides pedestrian access


and associated entry shelters may have these located within the front setback.

AO20.6

Development provides fencing, walls, landscaping, mounding or signage that do not interfere with visibility along pathways and to the main building entry or create recesses or entrapment locations.

Note—Refer to the Crime prevention through environmental design planning scheme policy.

Streetscape interface–landscaping

PO21

Development provides landscaping on the street frontage and must:

(a) provide shade to pedestrian pathways;

(b) support overlooking of the street and public spaces from the site and balconies;

(c) present an integrated landscape character;

(d) contribute to neighbourhood and streetscape character;

(e) maintain sightlines and support personal safety.

AO21.1

Development provides landscaping along the frontage of the site that consists of:

(a) a minimum of 1 area of deep planting;

(b) shade and/or rounded canopy trees located to cast a minimum of 50% shade over the adjacent verge within 5 years of planting;

(c) minimum 50% of frontage length is planted for a minimum width of 2m.

Refer to Figure m.

AO21.2

Development ensures that the landscape design allows for the overlooking of the street and pedestrian entry areas from the building and emphasises clear pedestrian entry points.

Streetscape interface - site access, parking and servicing

PO22

Development provides site access, services and utilities that do not negatively impact on a positive streetscape character and interface being established.

AO22.1

Development ensures that vehicle access comprises no more than 30% of the street frontage width at the front boundary and is located away from the main pedestrian entry.

Note—This excludes driveway splays to the kerb.

AO22.2

Development provides site access, combined with short-term parking, drop-off zones or porte-cocheres, that does not dominate the street frontage or comprise more than 40% of the street frontage.

AO22.3

Development where above-ground or partially above-ground car parking is located:

(a) the façade design and materials selection is extended to the carpark entry;

(b) building services, pipes and ducts within


the carpark are not visible from the street and other public spaces or adjoining properties and are screened and landscaped.

Refer to Figure n.

AO22.4

Development provides car parking, refuse storage, plant or equipment and hardstand that is not located within the front setback area.

Streetscape interface–front fencing and retaining walls

PO23

Development provides front fencing and retaining walls that must:

(a) facilitate casual surveillance of the street and public space;

(b) enable use of private open space;

(c) assist in highlighting entrances to the property;

(d) provide a positive interface to the streetscape.

AO23.1

Development ensures that, where fencing is provided, the height of any new fence located on any common boundary to a street or public space is a maximum of:

(a) 1.2m, where fence construction is solid or less than 50% transparent;

(b) 1.5m, where fence construction is at least 50% transparent;

(c) 1.8m and solid only where the site is on an arterial road.

AO23.2

Development where solid front fences or walls that front the street or other public spaces above 1.2m high and longer than 10m are provided, indentations, material variation or landscaping is provided to add visual interest and soften the visual impact.

AO23.3

Development for a retaining wall is:

(a) stepped to minimise impact on the streetscape and pedestrian environment;

(b) a maximum of 0.6m in height if directly abutting the verge.

Streetscape interface– wind impacts

PO24

Development of a building 8 storeys and over ensures that the design mitigates the impacts of ground level wind acceleration on pedestrians and building occupants.

AO24

Development provides wind mitigation for a building which is 8 storeys up to 15 storeys that utilise at least 2 of the following strategies:

(a) building orientation, plan shape, massing and facade articulation to avoid tall and wide facades that face prevailing winds;

(b) a podium and tower building form with tower set back at least 10m from all streets above the podium level to deflect wind downdrafts from penetrating to street level (but the podium is not suitable for communal or private open space);

(c) canopies and awnings to protect


pedestrians;

(d) trellis structures and a dense network of trees at ground or podium level.

Note—No acceptable outcome is prescribed for a development if more than 15 storeys in height.

Note—This is demonstrated by submission of a wind impacts report from a suitably qualified professional.

Development interfaces – privacy screening and fencing

PO25

Development must minimise direct overlooking between buildings by building layout, location and the design of windows and balconies or screening devices.

Note—Siting and building separation is used to minimise privacy screening requirements.

AO25.1

Development where the dwelling is located within 2m at ground level or 9m above ground level of a habitable room window or private open space of an existing dwelling house, habitable rooms have:

(a) an offset from the habitable room or private outdoor space to limit direct outlook; or

(b) sill heights a minimum of 1,500mm above floor level; or

(c) fixed obscure glazing in any part of the window below 1,500mm above floor level; or

(d) fixed external screens; or

(e) in the case of screening for a ground floor level, fencing to a minimum 1.8m above ground level.

Refer to Figure o.

AO25.2

Development provides roof decks or viewing platforms that are setback a minimum of 1.5m from the side boundary and are no more than 7m above ground level or on upper storey roofs whichever is the lesser.

Note—Screening provision apply to these spaces to the side boundary to protect adjoining residents amenity and

privacy.

AO25.3

Development where a direct view is available from balconies, terraces, decks or roof decks into windows of habitable rooms, balconies, terraces or decks in an adjacent existing dwelling house, that view is screened from floor level to a height above 1.5m above floor level.

AO25.4

Development provides screening devices that are solid translucent screens, perforated or slatted panels or fixed louvres that have a maximum of 25% openings, with a maximum opening dimension of 50mm, and that are permanently fixed and durable.

Note—The screening device is offset a minimum of 0.3m


from the face of any window.

Note—Screening devices may be hinged or otherwise attached to facilitate emergency egress.

PO26

Development provides screening and partial enclosure of balconies to:

(a) balance the privacy needs of neighbouring dwellings with the comfort of building occupants;

(b) ensure buildings are subtropical and climatically responsive;

(c) reduce the appearance of excessive bulk;

(d) not restrict opportunities for passive surveillance of the street or public spaces.

Note—Balconies utilise a combination of solid balustrades, operable screens and lightweight materials to provide a balance of privacy and

engagement with the street and other public spaces.

AO26.1

Development provides balconies with solid balustrades on the street frontage or visible from public space that are a maximum of:

(a) 50% of the balconies on the first 3 storeys;

(b) 25% on the 4th storey and above.

Refer to Figure p

AO26.2

Development provides solid walls or fixed screening to balconies that are limited to:

(a) the side directly adjoining another balcony or private open space within the same building;

(b) a maximum of 20% or 1.0m of 1 external face whichever is the lesser to screen utilities or private clothes lines;

(c) the full extent of a secondary balcony on a side elevation where for utilities or services.

Note—This excludes the consideration of solid balustrades where provided to reduce amenity or privacy impacts.

AO26.3

Development provides operable, moveable or adjustable screening of balconies that are limited to a maximum of:

(a) 60% of the front or side of a street front or rear-facing balconies to achieve visual privacy to an existing dwelling within 9m;

(b) 100% of west-facing primary balconies.

Refer to Figure p.

PO27

Development must provide good neighbour fencing to adjoining properties.

AO27

Development with side and rear fencing that is required to achieve or protect privacy or amenity, is:

(a) a minimum of 1.8m in height;

(b) a maximum of 1.2m in height where fence construction is solid or less than 50% transparent, or 1.5m where fence construction is a least 50% transparent, forward of the main building line to the front boundary except where it has a noise mitigation function.

Development interfaces – light and glare


PO28

Development minimises light nuisance.

AO28

Development of outdoor lighting is in compliance with AS 4282 -1997 Control of the obtrusive effects of outdoor lighting

Note—This includes outdoor lighting to communal open spaces on the roof.

PO29

Development for a building must not incorporate any type of glass or other surface likely to reflect specula rays that could create undue nuisance, discomfort or hazard to the surrounding locality.

AO29

Development provides reflective glass material that has:

(a) a level of light reflectivity of not greater than 20%;

(b) a level of heat transmission of not less than 20%.

Development interfaces – air and noise quality

PO30

Development protects the health and well-being of occupants from exposure to air pollutants (including odour) greater than those identified in the air quality (planning) criteria in Table 9.3.17.3.B and odour criteria in Table 9.3.17.3.C.

Note—The preparation of air quality impact report in accordance with the Air quality planning scheme policy

can assist in demonstrating achievement of this performance outcome.

AO30

Development, including any outdoor air intakes for the development, is separated from:

(a) exhaust vent outlets of premises where food or cooking odour is released, by a minimum of 6m;

(b) exhaust vent outlets from carparks or bus stations, by a minimum of 15m.

PO31

Development must:

(a) be located, designed and constructed to protect bedrooms and other habitable rooms from exposure to noise arising from non-residential activities outside the building;

(b) be designed and constructed to achieve a minimum reduction in sound pressure level between the exterior of the building and the bedrooms or indoor primary living areas of 30dBA.

Note—The preparation of a noise impact assessment report in accordance with the Noise impact assessment planning scheme policy can assist in demonstrating

achievement of this performance outcome.

Note—Site specific criteria will be identified in a

neighbourhood plan for sites within a Special Entertainment Precinct Area or within the Transport noise corridor overlay.

AO31

Development has a minimum acoustic performance of:

(a) Rw 35 for glazing (windows and doors) where total area of glazing is greater than 1.8m

2;

(b) Rw 32 for glazing (windows and doors) where total area of glazing is less than or equal to 1.8m

2.

PO32

Development provides mechanical plant (including air-conditioning plant, heat pumps and swimming pool pumps) that is located, designed and attenuated to achieve the following criteria:

AO32

Development:

(a) does not include mechanical plant;

(b) ensures mechanical plant is acoustically screened from nearby sensitive uses.


(a) LAeq,adj,T emitted from mechanical plant is not greater than the rating background level plus 3 at a sensitive use not associated with the development.

Where T is:

Day (7am to 6pm): 11hr

Evening (6pm to 10pm): 4hr

Night (10pm to 7am): 9hr.

Where:

LAeq,adj,T is the A-weighted equivalent continuous sound pressure level during measurement time T, adjusted for tonal and impulsive noise characteristics, determined in accordance with the methodology described in the Noise impact assessment planning scheme policy.

Rating background level: is the rating background level determined in accordance with the methodology described in the Noise impact assessment planning scheme policy.

Note—The preparation of a noise impact assessment report in accordance with the Noise impact assessment planning scheme policy can assist in demonstrating

achievement of this performance outcome.

Waste management

PO33

Development provides refuse and recycling collection and storage facilities that:

(a) are centralised in an unobtrusive dedicated storage room or separate screened structure;

(b) are located and managed so that adverse impacts on building occupants, neighbouring properties and the public realm are minimised;

(c) provide for refuse and recycling including source separation;

(d) are of a design that allows low-frequency service collection;

(e) minimise ongoing building management cost for occupants.

AO33.1

Development provides refuse and recycling collection and storage facilities in accordance with the Refuse planning scheme policy.

AO33.2

Development ensures that refuse and recycling collection and storage location and design, does not have any adverse impact including odour, noise or visual impacts on the amenity of residents within or adjoining the development.

Note—Refer to the Refuse planning scheme policy for further guidance.

Design for safety and graffiti prevention


PO34

Development must create a safe environment by incorporating the key elements of crime prevention through environmental design.

AO34

Development incorporates the key elements of crime prevention through environmental design in its layout, building or structure design and landscaping by:

(a) facilitating casual surveillance opportunities and including good sightlines to publicly accessible areas such as car parks, pathways, public toilets, and communal areas;

(b) defining different uses and ownerships through design and restricting access from non-residential uses into private residential dwellings;

(c) promoting safety and minimising opportunities for graffiti and vandalism through exterior building design and orientation of buildings and use of active frontages;

(d) ensuring publicly accessible areas such as car parks, pathways, public toilets, and communal areas are well lit;

(e) including way-finding cues;

(f) minimising predicable routes and entrapment locations near public spaces such as car parks, public toilets, ATMs, communal areas.

Note—For guidance in achieving the key elements of crime prevention through environmental design refer to

the Crime prevention through environmental design planning scheme policy .

PO35

Development minimises the potential for graffiti and vandalism through access control, canvas reduction and easy maintenance selection.

AO35

Development incorporates graffiti and vandalism prevention techniques in its layout, building or structure design and landscaping, by:

(a) denying access to potential canvas through access control techniques;

(b) reducing potential canvases through canvas reduction techniques;

(c) ensuring graffiti can be readily and quickly removed through easy maintenance selection techniques.

Note—For guidance on graffiti and vandalism prevention

techniques refer to the Graffiti prevention planning scheme policy.

The following apply where identified in a neighbourhood plan

Neighbourhood character – landmark site


PO36

Development on a landmark site provides a prominent visual reference and contribution to the city’s public realm by:

(a) exhibiting subtropical architectural excellence through design, treatment and articulation;

(b) defining the site and its setting through building form, expression, silhouette, scale, materials and landscaping;

(c) reinforcing a sense of arrival to the neighbourhood plan area, precinct or sub-precinct through marking a node, an intersection or major connection point in the city;

(d) respecting the prominence of any adjoining or nearby heritage place or local landmark;

(e) if a corner land dedication is required:

(i) accommodating a deep planted large feature tree within the dedication area;

(ii) providing a building envelope that acknowledges and respects the presence of the large feature tree canopy;

(iii) accommodating high levels of pedestrian movement and enhancing the pedestrian experience.

Note—A neighbourhood plan may indicate whether or not a land dedication is required.

AO36.1

Development:

(a) emphasises a landmark site identified in a neighbourhood plan and its setting;

(b) addresses all elevations, with front, side and rear facades all displaying a high level of modulation and articulation;

(c) both vertically and horizontally articulates building form and mass with proportions compatible with the height, scale and setting of the building;

(d) provides an interesting and varied skyline and silhouette;

(e) uses high-quality and durable materials and finishes;

(f) integrates landscaping, building entries and the public realm at the ground plane.

Note—The Council’s Independent Design Advisory Panel may be invited to provide advice on developments in

accordance with the provisions of the Independent design advisory panel planning scheme policy.

AO36.2

Development provides a corner land dedication adjacent to the existing verge area which:

(a) is configured and provided in the form identified in Figure e or Figure f in the Multiple dwelling code

(b) complies with any dimensions identified in a neighbourhood plan;

(c) accommodates a deep planted feature tree in compliance with the Infrastructure design planning scheme policy;

(d) is embellished in compliance with the Infrastructure design planning scheme policy.

Note—A neighbourhood plan may indicate if a corner land dedication is to be truncated or inverted. If the configuration is not specified, a truncated land dedication is to be provided where the building or podium is 2 or

less storeys height. Where an inverted corner land dedication is provided, the building design accommodates the feature tree canopy at maturity.


9.3.17.3.B Air quality planning criteria

Pollutant Averaging time

Health outcome protected

Criteria including background (µg/m³)

Criteria including background (ppm)

Nitrogen dioxide 1 hour Health and wellbeing 250 0.12

Annual Health and wellbeing 62 0.03

Sulfur dioxide 1 hour Health and wellbeing 570 0.2

24 hours Health and wellbeing 230 0.08


Particulate Matter (PM) as total suspended particulates (TSP)

Annual Health and wellbeing 90 -

PM less than 10 µm (PM10) 24 hours Health and wellbeing 50 -

PM less than 2.5 µm (PM2.5)

24 hours Health and wellbeing 25 -

Annual Health and wellbeing 8 -

Carbon monoxide 8 hours Health and wellbeing 11,000 9

Dust deposition Annual Protecting aesthetic environment

4g/m²/month -

1,1,1-trichloroethane (methyl chloroform)

1 hour Health and wellbeing 12,500 2.3

1,1,2-trichloroethane 1 hour Health and wellbeing 1,000 0.18

1,1-biphenyl 1 hour Health and wellbeing 24 0.0037

1,2-dichloroethane 24 hours Health and wellbeing 750 0.17

1,3-butadiene Annual Health and wellbeing 2.4 0.001

Acetaldehyde 1 hour Odour 42 0.023

Acetic acid 1 hour Odour 270 0.11

Acetone 1 hour Health and wellbeing 22,000 9.2

Acrolein 1 hour USEPA extremely toxic 0.42 0.00018

Acrylonitrile 1 hour USEPA Group B1 carcinogen (probable human carcinogen)

8 0.0037

Alpha chlorinated toluenes and benzoyl chloride

1 hour IARC Group 1 carcinogen (known human carcinogen)

9 0.0018

Ammonia 1 hour Health and wellbeing 330 0.46

Antimony and compounds 1 hour Health and wellbeing 9 -

Arsenic and compounds (as total metal content in PM10)


0.09 -

Annual Health and wellbeing 6ng/m³ -

Asbestos 1 hour IARC Group 1 carcinogen (known human carcinogen)

180 -


Benzene Annual Health and wellbeing 10 0.003

Benzo(a)pyrene (as marker for PAH)

Annual Health and wellbeing 0.3ng/m³ -

Beryllium and Beryllium compounds


0.004 -

Bromochloromethane 1 hour Health and wellbeing 19,000 3.7

Bromoform (tribromomethane)

1 hour Health and wellbeing 90 0.009

Bromotrifluoromethane 1 hour Health and wellbeing 112,000 18

Butyl acrylate 1 hour Odour 100 0.019

Butyl mercaptan 1 hour Odour 7 0.002

Cadmium and compounds (as total metal content in PM10)

Annual Health and wellbeing 5ng/m³ -

Carbon disulfide 1 hour Odour 183 0.0055


Chlorine 1 hour Health and wellbeing 50 0.018

Chlorine dioxide 1 hour Health and wellbeing 5.1 0.0018

Chlorobenzene 1 hour Odour 100 0.023

Chloroform 1 hour Health and wellbeing 900 0.18

Chromium III compounds 1 hour Health and wellbeing 9 -

Chromium VI compounds 1 hour IARC Group 1 carcinogen (known human carcinogen)

0.09 -

Copper dusts and mists 1 hour Health and wellbeing 18 -

Copper fumes 1 hour Health and wellbeing 3.7 -

Cumene (isopropyl benzene)

1 hour Odour 21 0.004

Cyanide (as CN) 1 hour Health and wellbeing 90 -

Cyclohexane 1 hour Health and wellbeing 19,000 5

Cyclohexanone 1 hour Odour 260 0.07

Diacetone alcohol 1 hour Odour 700 0.15

Dichloromethane (methylene chloride)

24 hours Health and wellbeing 3,200 0.85

7 days Health and wellbeing 480 0.13

Diethylamine 1 hour Odour 30 0.01

Dimethylamine 1 hour Odour 9 0.0052

Dioxins and furans (as TCDD TEF)


0.000002 -

Diphenyl ether 1 hour Odour 80 0.01

Ethanol 1 hour Odour 2,100 1.1


Ethyl acetate 1 hour Odour 12,100 3.5

Ethyl acrylate 1 hour Odour 0.4 0.0001

Ethyl butyl ketone 1 hour Health and wellbeing 4,200 0.9

Ethyl chloride (chloroethane)

1 hour Health and wellbeing 48,000 18

Ethylbenzene 1 hour Health and wellbeing 8,000 1.8

Ethylene oxide 1 hour IARC Group 1 carcinogen (known human carcinogen)

3.3 0.0018

Formaldehyde 1 hour Protecting aesthetic environment

96 0.07


Hydrogen cyanide 1 hour USEPA extremely toxic 200 0.18

Hydrogen sulfide 24 hours Health and wellbeing 160 0.11

1 hour Odour 6.5 0.0043

Lead and compounds (as total metal content in total suspended particulates)

Annual Health and wellbeing 0.5 -

Magnesium oxide fumes 1 hour Health and wellbeing 180 -

Manganese and compounds (as total metal content in PM10)


MDI (diphenylmethane diisocyanate)

1 hour USEPA extremely toxic 0.04 -

Mercury inorganic 1 hour Health and wellbeing 1.8 -


Mercury organic 1 hour Health and wellbeing 0.18 -

Methanol 1 hour Odour 3,000 2.4

Methyl ethyl ketone 1 hour Odour 3,200 1.1

Methyl isobutyl ketone 1 hour Odour 230 0.05

Methyl mercaptan 1 hour Odour 0.46 0.00023

Methyl methacrylate 1 hour Odour 120 0.027

Methyl styrene 1 hour Odour 140 0.028563

Methylamine 1 hour Odour 2.7 0.0023

n-Butanol 1 hour Odour 500 0.16

n-Butyl acetate 1 hour Odour 1,020 0.21

n-Hexane 1 hour Health and wellbeing 3,200 0.9

Nickel and compounds (as total metal content in PM10)


Nitric acid 1 hour Health and wellbeing 90 0.037

Nitrobenzene 1 hour Odour 2.6 0.00052


n-Propanol 1 hour Odour 41 0.016

Pentachlorophenol 1 hour USEPA extremely toxic 0.9 -

Phenol 1 hour Odour 20 0.0052

Phosgene 1 hour USEPA extremely toxic 7 0.0018

Phosphine 1 hour Odour 3.1 0.0023

Propylene oxide 1 hour USEPA Group B1 carcinogen (probable human carcinogen)

90 0.037

Pyridine 1 hour Odour 7 0.0023

Styrene 1 hour Odour 65 0.014

7 days Health and wellbeing 280 0.06

Sulfate 24 hours Health and wellbeing 27 -

Sulfuric acid 1 hour Health and wellbeing 18 -

TDI (toluene-2,4-diisocyanate; toluene-2,6-diisocyanate)

1 hour USEPA extremely toxic 0.04 -

Tetrachloroethylene (perchloroethylene)

1 hour Odour 7,487 1.01


Toluene 1 hour Odour 958 0.23

24 hours Health and wellbeing 4,100 1


Trichloroethylene 1 hour IARC Group 2A carcinogen (probable human carcinogen)

500 0.09

Triethylamine 1 hour Odour 200 0.05

Vanadium and compounds (as total metal content in PM10)

24 hours Health and wellbeing 1.1 -

Vinyl chloride monomer 24 hours Health and wellbeing 28 0.01

Vinyl toluene 1 hour Health and wellbeing 4,400 0.9

Welding fumes (total particulate)

1 hour Health and wellbeing 90 -

Xylenes (as a total of ortho, meta and para isomers)

24 hours Health and wellbeing 1,200 0.25


Zinc chloride fumes 1 hour Health and wellbeing 18 -

Zinc oxide fumes 1 hour Health and wellbeing 90 -

Notes—

Criteria that are stated in µg/m³ are to be referenced to 0°C.

Criteria that are stated in ppm are to be expressed as volume/volume.


Averaging times of 1 hour or less are to be presented using the 99.9th

percentile concentration of the total site impact from dispersion modelling and background concentration for all pollutants in the above table, or the maximum concentration from dispersion modelling if no background concentration is available.

Averaging times of greater than 1 hour are to be presented using the maximum concentration of the total site impact from dispersion modelling and background concentration.

Dust deposition is the maximum allowable level from new and existing sources, calculated from annualised modelling data.

Polycyclic aromatic compounds (PAH) are assessed as Benzo(a)pyrene equivalent using potency equivalency factors as listed in the Air quality planning scheme policy.

Dioxins and Furans are assessed as 2,3,7,8-Tetrachlorodibenzodioxin equivalent (TCDD) using toxic equivalency factors (TEF) as listed in the Air quality planning scheme policy.

ng—nanograms.

Table 9.3.17.3.C Odour criteria

Pollutant Averaging time Health outcome protected

Criteria (odour units–OU)

Odour 1 hour Odour 0.5 OU for tall stacks

Odour 1 hour Odour 2.5 OU for ground-level and wake-affected plumes from short stacks

Note—Odour criteria are to be evaluated using the 99.5th percentile concentration from dispersion modelling.

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