20121010 Lot 602 Guidelines revised · environmental design page 2 heritage considerations page 3...

Adopted 5 February 2013

Metropolitan Redevelopment Authority Lot 602 Yelverton Drive, Woodbridge

Site Specific Guidelines

LOT 602

20130205 MRA lot 602 Cover.indd 2 21/12/2012 10:48:55 AM

Metropolitan Redevelopment Authority Lot 602 Yelverton Drive, Woodbridge Site Specific Guidelines

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CONTENTS

INTRODUCTION PAGE 1

PLANNING OBJECTIVES PAGE 1

RELATIONSHIP TO OTHER REGULATIONS PAGE 1

APPROVAL PROCESS PAGE 1

ENVIRONMENTAL DESIGN PAGE 2

HERITAGE CONSIDERATIONS PAGE 3

SITE SPECIFIC GUIDELINES PAGE 4

1. DESIGN INTENT PAGE 4

2. GENERAL DEVELOPMENT PRINCIPLES PAGE 4

3. BUILDING ENVELOPES & SETBACKS PAGE 5

4. PEDESTRIAN ACCESS & SHELTER PAGE 5

5. ROOFS PAGE 5

6. ACCESS AND PARKING PAGE 5

7. SERVICE AREAS & ANCILLARY EQUIPMENT PAGE 6

8. FENCING PAGE 6

9. SIGNAGE PAGE 6

10. PUBLIC ART PAGE 6

11. NOISE & VIBRATION PAGE 7

12. ECOLOGICAL SUSTAINABLE DESIGN PAGE 7

FIGURE 1. SITE SPECIFIC GUIDELINES ILLUSTRATION PAGE 8


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LOT 602 YELVERTON DRIVE, WOODBRIDGE

INTRODUCTION

Lot 602 Yelverton Drive is situated within the Woodbridge Lakes Estate adjacent to the mixed-use Workshops Village. Woodbridge Lakes was the first neighbourhood to be developed on the historical Railway Workshops site. Planning control for the site rest with the Metropolitan Redevelopment Authority (the Authority), an agency specifically established to assist with the revitalisation of parts of the Metropolitan Region. The Woodbridge Lakes neighbourhood is a high quality contemporary residential area that is compatible with the character of the surrounding area. Development is intended to provide for a variety of designs and dwelling types within an overall theme. These design guidelines are aimed at increasing certainty and assisting in expediting development approval.

PLANNING OBJECTIVES

Lot 602 Yelverton Drive is to be developed primarily for residential purposes, with opportunity for a proportion of office or community uses. Inclusion of a restaurant/café is encouraged overlooking the Coal Dam. The built form is to be contemporary and responsive to the heritage character of the area and the more recent higher density contemporary infill in the locality. The planning objective is to create a sustainable and attractive development that boosts residential population close to all facilities and amenities, enhances the neighbourhood and the community and supports local economic growth.

RELATIONSHIP TO OTHER REGULATIONS

The Midland Redevelopment Scheme (‘the Scheme’) outlines the statutory processes and controls for land in the Authority’s Midland Redevelopment Area. The Scheme provides standards for parking and outlines preferred and potential land uses. It outlines objectives in relation to character, heritage and mixed development and the procedures to manage these issues. These guidelines identify design expectations for development on Lot 602 Yelverton Drive. The Authority has adopted these guidelines as design guidelines under Part 5 of the Scheme, and they should be read in conjunction with the Scheme text and other relevant planning policies and design guidelines. In determining any application for planning approval, the Authority will have due regard to these guidelines. The Authority may exercise discretion and will be supportive of development that, in its opinion, advances good urban design and the planning objectives of the Scheme.

APPROVAL PROCESS

Applications for development approval are to be lodged with the Authority and are to include the details outlined in ‘Essential Requirements Development Applications’ which can be found on the Authority’s website. A site analysis plan is required to be submitted as part of the development application. Details of this plan are contained within Appendix 2 of the Woodbridge Lakes (Residential) Design Guidelines. The Authority may refuse to accept a development application that does not include all relevant details.

Existing heritage building within the Railway Workshops.

Articulation (breaking down of the form into smaller parts) of the development to give it a human scale is encouraged


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All applications for development approval are to demonstrate compliance with the objectives of the guidelines in addition to the technical requirements. The Authority may approve an application involving departures from the guidelines if, in its opinion, the application satisfies the stated guideline objectives. Each application will be assessed on its merits. It is strongly recommended that prospective landowners and their architect approach the Authority at the earliest stage of design development to discuss proposals and the planning approval process. A collaborative approach is sought throughout design development. The Authority strongly encourages the use of architects/heritage architects with experience in managing complex urban development, due to the unique development requirements and the special qualities of the site.

ENVIRONMENTAL DESIGN

The Authority wishes to foster the highest possible standards of development and promotes innovation in design and construction, especially in the areas of energy efficiency and ecological sustainability, Crime Prevention Through Environmental Design (CPTED) and mitigation of the effects of noise and vibration. ECOLOGICAL SUSTAINABLE DESIGN (ESD) Developers are encouraged to incorporate Ecological Sustainable Design (ESD) standards in building and landscape design, promoting design to reduce carbon emissions: improve amenity and comfort; and reduce lifecycle operating costs of buildings. Development that achieves the equivalent of a 4-star Green Star rating or higher under the Green Building Council of Australia rating system (http://www.gbca.org.au) or equivalent is strongly encouraged. Developers will be required to report on the ESD initiatives and their impact on benefits and savings. CRIME PREVENTION THROUGH ENVRIONMENTAL DESIGN (CPTED) CPTED principles have been embedded in the Site Specific Guidelines to reinforce the safety and security of the area with particular focus on maximising casual surveillance and activation of the public realm. In the application of CPTED principles, overt expressions of access control and security features should be avoided. NOISE Situated close to the Perth Midland Railway Reserve, Lot 602 is subject to noise and vibration from passing freight trains and railway operations. Lot 602, as with much of Midland, is also close to the Perth Airport and in the future additional runways may be added. Lot 602 is under one of the possible flight paths and may fall within the 20-25 Australian Noise Exposure Forecast (ANEF) contours. It is the intent for the nearby Midland Railway Workshops to create a vibrant mixed-use environment, where activity may occur outside of normal business hours. In addition to this, public spaces such as Railway Square will be used to host occasional organised events such as community festivals, celebrations or markets. As such it is important that buildings are designed to manage noise and enable multiple uses to co-exist. In response to these impacts the Authority has adopted Planning Policy 2.12 Noise Attenuation. This sets out minimum indoor noise levels to be met for residential development and requires the preparation and implementation of an acoustic report by a suitably qualified professional and the implementation of measures at the construction stage. A condition of development approval will require that a noise and vibration report from a suitably qualified acoustic/vibration consultant be submitted to the Authority with the working drawings. The report and plans must demonstrate how the development will comply with the relevant noise regulations and acoustic requirements.

New development will incorporate high standards of energy efficiency and ecological sustainability.

Active ground floor uses and a good relationship to the public realm is encouraged.


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HERITAGE CONSIDERATIONS

The Midland Railway Workshops are entered on the Heritage Council of Western Australia’s Register of Heritage Places. Lot 602 Yelverton Drive sits adjacent to the registered heritage curtilage of the Workshops. As a result any development must respect the heritage values of the workshop and will be referred to the Heritage Council of Western Australia for comment. It is recommended that proponents meet with the Authority early in the design process to confirm that proposals are in keeping with the heritage intent for the area. The Authority may then be able to assist in seeking early feedback from the Heritage Council thus streamlining approval of your proposal.

LOT 602


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SITE SPECIFIC GUIDELINES

1 DESIGN INTENT

1.1 Lot 602 Yelverton Drive is envisaged as a predominantly residential site with scope for inclusion of complementary officeand community uses. Development is to consist of contemporary building forms that respond to the heritage character of the area and the Midland Railway Workshops and Woodbridge Lakes context.

1.2 The planning objective for the site is to create a sustainable and

attractive development that demonstrates best practice in ecologically responsive design, community benefits and local economic viability.

Development should be designed to: Reflect a predominantly residential character Recognise the significance of heritage buildings and the

neighbouring Woodbridge Lakes development; Demonstrate a contemporary response to the setting that

is in keeping with other higher density infill in the locality; Deliver built form that promotes security and safety

through the activation and surveillance of streets and other public areas;

Have a strong streetscape presence without visually dominating the area; and

Respond well to its setting opposite the Coal Dam Park and beside a pocket park.

2 GENERAL DEVELOPMENT PRINCIPLES

2.1 Whilst this lot should be a predominantly residential development the ground floor should be designed as flexible spaces to facilitate the opportunity to incorporate a mix of uses at a future time.

2.2 Floor to floor heights shall be a minimum of 3.6 metres on the

ground floor and 3.2 metres on upper floors. 2.3 If proposed, any office development must be located on the

ground or first floor and be visible from the street. Development to the eastern portion of the site may have some office uses to the ground floor and first floor, while on the western portion of the site there is an opportunity to incorporate a café overlooking the Coal Dam and addressing the pocket park.

2.4 Any building façade that is visible from public view shall be

designed and articulated as if it were the primary frontage of the building. Secondary frontages and internal courtyard frontages may have less detail but are to relate to the design of the primary frontages and offer adequate amenity and visual interest.

2.5 The rear facade shall be visually interesting and modulated to

reflect the design and function of the building. Interpretation of the existing rail spur at the north-east corner of the site is strongly encouraged through built form or public art.

2.6 All residential units shall have at least one usable and functional

balcony that is accessed via a living room (not a bedroom). 2.7 For development that includes office activities, each upper level

office tenancy is to have at least one balcony with minimum area of 10m² and minimum dimension of 2.5 metres. Larger ‘outdoor rooms’ and upper level terraces or green roofs are strongly encouraged.

2.8 Where possible windows shall be located and designed to

maximise northern solar access, take advantage of views,

Development is to consist of contemporary building forms that respond to the residential and industrial heritage character of the Midland area.

A strong street edge should be created and an active interface between indoor and outdoor encouraged.

A blend of materials including wood, brick and render is permitted.


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provide for casual surveillance, capture natural light and offer a high standard of amenity for building occupants. Dark tinted glass and reflective glass finishes are not acceptable.

2.9 The Authority may support staged development or subdivision

of the site where in the opinion of the Authority it has been demonstrated that a positive urban design outcome will be facilitated through the staged development or subdivision.

3 BUILDING ENVELOPE & SETBACKS

3.1 Generally, the development shall be a minimum of 3 floors and a maximum of 5 floors, with minimum setbacks above the third floor as indicated on the plan. Refer Figure 1

3.2 To reduce building bulk, development must be appropriately

articulated and set back above the third floor. 3.3 Where 5 floors are proposed, the top of the parapet shall not

exceed 18m in height. An increase of parapet height may be considered where semi-undercroft parking is provided that results in additional building height.

3.4 Nil setback is required to Yelverton Drive, with potential for

variation where the lot boundary deviates. Nil setback permitted to the western and eastern lot boundaries however note that windows and awnings shall be provided on these frontages and may necessitate a setback.

3.5 The northern frontage (adjacent to the rail line) shall be set

back a minimum of 1m, to avoid solid walls on the rail reserve and to allow for maintenance access, awnings and windows facing north.

3.6 The fourth and fifth floors shall be set back a minimum of 3.5m

from Yelverton Drive and the eastern lot boundary and a minimum of 10m from the western lot boundary. Open balconies may project a maximum of 1.5m into these setbacks.

4 PEDESTRIAN ACCESS & SHELTER

4.1 Entries shall be easily distinguishable with universal access provided. Where long ramps are required they shall be provided within the building rather than externally to reduce their visual impact.

4.2 A 2m wide awning shall be provided to any ground floor

officetenancies on the Yelverton Drive frontage and where it abuts pedestrian paths, either public or private.

5 ROOFS

5.1 The preferred roof form is flat or low pitched with a parapet wall. Other roof forms may be considered with any pitches to reflect the adjacent Woodbridge Lakes roof pitch of 30 degrees.

6 ACCESS & PARKING

6.1 Basement parking is encouraged. Semi-undercroft parking may be supported where it reads as part of the base of the building.

6.2 Where semi-undercroft parking is proposed the ground floor

may be raised to a maximum 1.2m above the public footpath level to accommodate parking.

6.3 Surface parking is acceptable, where screened from public view

and not accommodated between the street front and the development. Any open parking areas shall incorporate effective shade trees.

Visually permeable fences, balconies play a special role allowing passive surveillance.

A 2m wide awning shall be provided to ground floor officetenancies.

Roofs may be pitched or flat and concealed by a parapet. Encourage flat behind parapet

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6.4 Vehicle access to enclosed (basement or semi-undercroft) or surface parking areas is to be provided via a single crossover and shall be designed with sufficient clearance (minimum 3m) to satisfy City of Swan requirements for onsite rubbish collection. Crossovers are to be a maximum width of 6m.

6.5 The Authority may consider relaxation of parking standards

given the site’s close proximity to Midland Train Station and City Centre.

6.6 Where non-residential uses are proposed, end of trip facilities

are to be provided for cycling and other active forms of transport that are designed with convenience and safety of the user in mind, in accordance with CPTED principles. End of trip facilities shall include, but not be limited to, secure bicycle storage, showers, change rooms and lockers.

7 SERVICE AREAS & ANCILLARY EQUIPMENT

7.1 Loading and service areas, storage areas and ancillary equipment such as air-conditioning, mechanical plant, fire booster cabinets and service infrastructure shall be appropriately screened from public view in a manner that does not undermine the amenity of the area or quality of the development. These areas shall be integrated into the overall form of the development. Views from streets, public places and future upper floors of adjacent development shall be considered.

7.2 Service doors and other utilitarian features shall be located away from street fronts and appropriately treated to reduce their visual presence.

7.3 The incorporation of a secondary balcony that is designed to accommodate services such as air conditioning and clothes drying (screened from public view) is encouraged to promote greater amenity for the primary balconies.

8 FENCING

8.1 Solid wall fencing, especially to the rail reserve, is discouraged as it is vulnerable to graffiti and limits passive surveillance and solar access. An open metal railing style of fencing is required.

8.2 Any fencing to frontages other than the rail reserve shall be a

maximum height of 1.2m and be constructed of open metal railing. Fencing to the rail reserve shall be a minimum of 1.8m high and satisfy Public Transport Authority (PTA) requirements.

8.3 The preferred fence colour for metal railing is black, as it

visually recedes and assists in reducing the dominance of fencing.

9 SIGNAGE

9.1 Signage shall be integrated with the building design and be limited in extent. Signage shall not adversely impact on the visual amenity or the heritage values of the setting.

10 PUBLIC ART

The MRA encourages inclusion of an artist in the building design process to enrich outcomes. Areas to consider inclusion of public art are those that are most publicly accessible, such as signage, lighting, foyer or public areas and detailing of elevations and screening.

Semi-undercroft parking shall appear predominantly solid with openings for ventilation

Loading and service areas, storage areas and ancillary equipment such as mechanical plants shall be appropriately screened from public view in a manner that does not undermine the amenity of the area or quality of the development.

Where fencing is permitted, or is required to keep safe retained heritage elements, this should generally be of an open metal railing fencing style and black in colour.


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11 NOISE & VIBRATION

11.1 All development must satisfy the requirements of the MRA (Midland) Planning Policy 2.12 Noise Attenuation. The consideration of sound attenuation at the planning stage of a development can contribute significantly to achieving the required Noise Criteria as well as reducing the eventual cost of construction.

11.2 All development must be supported by a noise and vibration

assessment report to demonstrate that impacts of noise and vibration from the adjacent rail line will be appropriately mitigated such that the development including compliance with Australian Standard AS 2107-2000 and AS 2670, respectively, through the use of acoustic design of buildings or other appropriate acoustic and/or vibration barriers or treatments.

12 ECOLOGICALLY SUSTAINABLE DESIGN

12.1 The Authority encourages development to be designed with; -- Energy saving initiatives; -- Water saving initiatives; -- Passive solar design principles; and -- Efficient thermal performance of the building.

12.2 A commitment to achieve a minimum 4 Star Green Star rating

under the Green Building Council of Australia system (or equivalent) is highly encouraged. The Green Building Council of Australia, Green Star rating system is explained online at (http://www.gbca.org.au).

12.3 Where Photovoltaic (PV) solar panels are proposed, a minimum

of 1kW should be provided with capacity to be added to over time. PV solar panels may be on public view provided they are integrated with the building design eg. PV’s arrange to sit flat on slope of roof; awnings may be made of PV panels.

12.4 Shade awnings are to be provided to all windows (south facing

windows excepted) and may project into the road reserve or public open space. Awnings are not permitted to project into the rail reserve.


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Figure 1: Site Specific Guidelines Illustrations

Metropolitan Redevelopment Authority

Midland Office

Railway Institute Building, Cnr Helena Street & Yelverton Drive, Midland WA 6056

Telephone (08) 6557 0700 Facsimile (08) 9281 6020

Email [email protected]

Website www.mra.wa.gov.au

20130205 MRA lot 602 Cover.indd 1 21/12/2012 10:48:13 AM

20121010 Lot 602 Guidelines revised · environmental design page 2 heritage considerations page 3...

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