Multi-level ResidentialDevelopment Seminar 17 November 2011
PLANNING & URBAN DESIGN PRESENTED BY DARREN STARRNATIONAL DISCIPLINE LEADER TOWN PLANNING FYFE EARTH PARTNERS
TOPICS TO BE COVERED1. HOW DOES THE PLANNING & DEVELOPMENT SYSTEM TREAT MULTI-LEVEL RESIDENTIAL DEVELOPMENT?2. LAND USE ZONING – WHERE CAN MULTI-LEVEL RESIDENTIAL DEVELOPMENT BE CONSTRUCTED?3. KEY PLANNING ISSUES TO BE ADDRESSED IN THE ASSESSMENT OF MULTI –LEVEL RESIDENTIAL?4. URBAN DESIGN AND THE PUBLIC REALM5. MAXIMISING OPPORTUNITIES AND MINIMISING RISKS
Planning & Development System in South AustraliaStrategic Planning – long term plans e.g. 30 Year Plan for GreaterAdelaidePolicy Planning – Criteria that all development will need to addressprior to approval e.g. Local Development Plans & Development PlanAmendments (DPAs)Development Assessment – assessment of developmentapplications and projects and division of land
Development Assessment is undertaken by LocalCouncils, the Development Assessment Commissionor the Minister, (predominately) against the provisionof the local Development Plan.SO HOW IS MULTI-LEVEL HOUSING TREATED?Multi-level housing would generally be classified as aresidential flat building as per the DevelopmentRegulations 2008 outlined below: Residential flat building – means a single building in which there are 2 or more dwellings, but does not include a semi- detached dwelling, a row dwelling or a group dwelling.
SO WHERE ARE RESIDENTIAL FLAT BUILDINGSAPPROPRIATE ?Each Development Plan contains policies topromote development in desired locationsand is the basis upon which developmentassessment decisions are made. Each zonewithin the Development Plans will outline theenvisaged land uses. A zone that promotesthe development of Residential Flat Buildingswill generally be the best for approval of amulti-level residential development.
SO WHERE ARE THESE ZONES?Generally in commercial or centre zones or specificmedium density residential zones or policy areas.The most appropriate locations for higher densityresidential development will be reinforced by theupcoming Inner Rim Development Plan Amendment(being prepared by the Minister) that will highlightkey development areas within 2.5km of the CBD.Focus on Transit Oriented Development (TODS).E.g. Unley Road, Adelaide CBD, Bowden UrbanVillage, Woodville West
In addition it is understood that a series of new zones will accompany therezoning, those relating to higher density residential development are:• Urban Core Zone: Allows a combination of major land-use types such asresidential, office, commercial and civic.• Urban Corridor Zone: Supports a mix of higher density development on landthat joins key transit corridors.• Suburban Activity Node Zone: Encourages a range of medium and highdensity dwellings supported by a mix of transit stops, activity centres or highquality open spaces.
SAFETY OF MULTI LEVELASSESSMENTRESIDENTIAL PROJECTS
Common issues considered in assessing projects1. Is the location appropriate (zoning and surrounding land uses)2. External design issues – overlooking, overshadowing, visual appearance, car parking, waste disposal, proximity to services (e.g. public transport, open space and retail) height limits and relationship to surrounding area (urban design)3. Internal design issues – apartment size, natural light, private open space, environmental sustainably (5 star rating).4. Mix of land uses (particularly in Adelaide CBD) including residential and commercial.
Development Assessment at Councils Development • Joint panel comprising appointed elected Assessment Panel members and senior officers 2% of decisions • Generally assess category 2 & 3 developments Development • Used in some Councils depending on Assessment Unit delegations – generally a panel of senior 3% of decisions officers from planning, building & engineering Development • Development Officers with delegated Officer authority 95% of decisions • All other development applications Source LGAMODULE 2
Dealing with Assessment BodiesCouncil planners must assess multi-level residentialprojects only against the provisions of theDevelopment Plan.Well prepared and designed proposals that haveconsidered the key elements of the DevelopmentPlan and where they can’t meet requirementsdemonstrate why the proposal still warrants approvalhave the best chance of being granted approval.
Urban Design is concerned primarily with the design andfunctionality of the public realm.How the built environment interacts with public spaces is a keyelement of the design and ultimately the functionality of multi-level residential developments.Focus on design in Adelaide through the formation of theIntegrated Design Commission and appointment of theGovernment Architect.The increased density across the city must come with animprovement to public spaces as private spaces becomesmaller e.g. Loss of the ‘typical’ backyard.
1. Know where it is appropriate to develop – zoning & Development Plan2. Design and plan the project as closely as possible to the requirements that will guide approval3. Engage with Council and project consultants e.g. architects, engineers and town planners.4. Detail the benefits of the project and why it should be approved.
QUESTIONS ? DARREN STARRNATIONAL DISCIPLINE LEADER TOWN PLANNING FYFE EARTH PARTNERS firstname.lastname@example.org (08) 8201 9692 0413 898 143