INDUSTRIAL DESIGN GUIDELINES€¦ · These Industrial Design Guidelines (Design Guidelines) set out...

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INDUSTRIAL DESIGN GUIDELINES February 2018

Transcript of INDUSTRIAL DESIGN GUIDELINES€¦ · These Industrial Design Guidelines (Design Guidelines) set out...

Page 1: INDUSTRIAL DESIGN GUIDELINES€¦ · These Industrial Design Guidelines (Design Guidelines) set out a consistent standard of architectural and site design to ensure the long-term

INDUSTRIAL DESIGN GUIDELINES

February 2018

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INTRODUCTION 1

PURPOSE OF INDUSTRIAL DESIGN GUIDELINES 2

APPROVAL PROCESS 3

INDUSTRIAL DESIGN GUIDELINES 41. LANDSCAPING (Minimum Area

and Trees) 42. LANDSCAPING (Drainage) 53. BUILDING SETBACKS 54. BUILDING HEIGHT 55. PLOT RATIO 56. SITE COVER 57. FENCING 58. BUILT FORM 69. VEHICLE ACCESS 6

10. WATER AND ENERGY MANAGEMENT 711. CAR PARKING - SURFACE

TREATMENT AND PLANTING 812. END OF TRIP FACILITIES 813. ON STREET CAR PARKING 814. TANDEM BAYS 815. CROSSOVERS AND VERGE PARKING 816. ACCESS TO RAILWAY PARADE 917. SIGNAGE 918. BIN STORAGE 919. CAR PARKING RATIOS 1020. LAND USES 11

ATTACHMENTS 14

CONTENTS

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The Tonkin Highway Industrial Estate (the Estate) is one of Perth’s most exciting new industrial land opportunities. The estate features landscaped public open space, entry statements, on-street parking, substantial street trees and an Industrial zoning accommodating lot sizes from 1,200m2 to 2ha.

The Estate is located on Railway Parade in Bayswater, just 8 kilometres east of the Perth CBD and 3 kilometres from Perth Airport. It is also adjacent to Tonkin Highway which provides easy connections to Roe Highway, Reid Highway, Great Eastern Highway and Leach Highway.

The Estate is divided into three Industrial precincts which is shown in Attachment 1.

Lots encroaching multiple precincts shall be assessed in accordance with the following:

1. Where a lot directly fronts Railway Parade and/or Vincent Street and partially encroaches Precinct A, the entire lot shall be assessed in accordance with the provisions of Precinct A;

2. Where a lot partially encroaches Precinct C, the entire lot shall be subject to the provisions of Precinct C;

3. Where a lot is subject to both clauses (1) and (2) above, the entire lot shall be assessed in accordance with the provisions of Precinct A in addition to the landscaping and drainage provisions of Precinct C; and

4. For all other circumstances, the entire lot shall be assessed in accordance with the provisions of Precinct B.

INTRODUCTION

Precinct A

To comprise commercial land uses and selected compatible industrial uses that will not cause injury to or adversely affect the amenity of the commercial precinct.

Precinct B

To comprise industrial land uses (except those which are considered undesirable for reasons of noise, odour or atmospheric emissions).

Precinct C

To comprise industrial land uses, (except those which are considered undesirable for reasons of noise, odour or atmospheric emissions), where site development will need to meet mandatory landscaping and drainage infiltration requirements. All stormwater runoff will be collected and shall not be permitted to soak into the ground at source due to existing residual cinders located in the south-western part of the site.

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These Industrial Design Guidelines (Design Guidelines) set out a consistent standard of architectural and site design to ensure the long-term compatibility of business and industrial facilities throughout the area. They are also intended to provide landowners with further certainty on plan-ning requirements.

They emphasize environmental compat-ibility, aesthetically pleasing, and cost- effective architectural building design and site layout whilst seeking to avoid unnecessary additional building and land-scaping requirements.

The criteria for approval will be based upon general compliance with these guidelines and not a rigorous adherence to a specific style of development or build-ing materials.

PURPOSE OF INDUSTRIAL DESIGN GUIDELINES

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APPROVAL PROCESS

When you purchase land in the Estate you are required to adhere to the below planning approvals process. This includes compliance with the attached Design Guidelines, as well as the provisions of City of Bayswater Town Planning Scheme No. 24 (TPS 24) and any other relevant policy or regulation.

It must be noted that all development proposals within the Estate require approval by the City of Bayswater before development can commence.

Prior to the submission of any development proposal, purchasers and/or their consultants must ensure that the requirements of the Design Guidelines have been satisfied.

Step 1

Ensure all other statutory approvals as required have been obtained, including issue of a building permit.

Step 4

Lodge your Development Application with City of Bayswater Planning Department.

Step 2

Proceed with development.Step 5

Receive Development Approval from the City of Bayswater.

Step 3

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1. LANDSCAPING (Minimum Area and Trees)

A minimum of 5% of the total lot area is to be allo-cated for landscaping purposes, which includes a minimum 2.0m wide landscaping strip (exclusive of kerb) provided along the street frontage.

One tree (minimum 50 litre pot size) shall be planted for every 15m of lot frontage (on average) within the 2.0m wide landscape strip. The tree species shall be subject to the satisfaction of the City of Bayswater.

Some examples of tree species preferred by the City include:

• Red Flowering Gum;

• Native Frangipani; and

• Paperbark.

Trees are to be planted within uncovered car parking areas at the rate of 1 per 6 car parking spaces. There are to be no more than 6 adjoin-ing car bays without the area being punctuated by a tree.

All street trees within the verge adjoining the subject property are to be retained, unless written approval has been granted by the City of Bayswater for their removal, and shall have measures consistent with AS 4970-2009 under-taken to ensure its/their protection during con-struction of the subject development to the

satisfaction of the City, including but not limited to the following:

• A minimum 2.0m radius tree protection zone(TPZ) shall be provided through 1.8m highfencing around the verge trees (chain meshpanels or other suitable material) duringconstruction of the subject development.

• The above fencing is not to be moved orremoved at any period during construction,and this zone is not to be entered for anyreason; signage notifying people of the TPZand the associated requirements is to beplaced on each side of the fencing.

• All activities related to construction of thesubject development, including parking ofvehicles, storage of materials, and washingof concreting tools and equipment isprohibited within the designated TPZ.

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• Any roots identified to be pruned shall be pruned with a final cut to undamaged wood outside of the TPZ. Pruning cuts shall be made with sharp tools such as secateurs, pruners, handsaws or chainsaws. Pruning wounds shall not be treated with dressings or paints. It is not acceptable for roots to be ‘pruned’ with machinery such as backhoes or excavators.

• The tree(s) shall be provided with supplemental water during any construction period falling over summer, with a minimum of 150 litres being provided per week.

• Should any works be required to be undertaken within the TPZ, approval must be given by the City prior to entering this zone. You may be required to seek advice from an Arborist in regard to the type of works being undertaken, this information is to be assessed by the City as part of the approvals to enter.

• Any new crossover shall maintain a minimum clearance of 2.0m from the base of a street tree(s).

2. LANDSCAPING (Drainage)Precinct C only

• Localised stormwater disposal via soakage shall not occur within this precinct. Lot connection pits will be provided to discharge

• Soakwells are not permitted.

• Groundwater extraction is prohibited.

3. BUILDING SETBACKS

• Primary Street: buildings to be setback a minimum of 3.0m.

• Secondary Street: building to be set back a minimum of 3.0m.

• A nil setback to side and rear boundaries shall be permitted, in accordance with the Building Code of Australia.

4. BUILDING HEIGHTPrecinct AHeight of a building shall not exceed five (5) storeys.

Precinct B & CHeight of a building shall not exceed three (3) storeys. For the purposes of calculating building height, a storey shall not include (a) a basement or a semi -basement that does not protrude any further than 1.5 metres above ground level, and (b) any roof plant structures.

5. PLOT RATIOPlot ratio requirements of the Scheme are not applicable.

6. SITE COVERThere are no site coverage limitations.

7. FENCINGFront Fencing (Primary and Secondary Streets)Fencing located on the front lot boundary to be black powder coated Garrison or Palisade fencing, a max. height of 1800mm.

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Behind Building Setback LineFencing located behind the front boundary (side and rear fencing) is to have a minimum stan-dard of 1800mm rail-less chain link or steel mesh incorporating black coloured PVC coating with black gates, posts and fittings.

Security fencing is permitted behind the build-ing line on side and rear boundaries to primary and secondary street frontages. Security fencing cannot protrude in front of any office component.

Barbed wire must not be installed forward of the building line.

8. BUILT FORMPrecinct AFeature elements are required, including varia-tions to colours and building materials.

Buildings fronting onto two streets are to exhibit a consistent quality of treatment for each street façade. The inclusion of unique architectural fea-tures is encouraged.

Building form shall use architectural features to establish visually distinct pedestrian access points. This includes the provision of legible pedestrian access points from the rear car parking areas to the rear entrance points of the building and distinctive entry doors and cano-pies to the street elevations.

Building frontages are to be designed, includ-ing with the use of glass where practical, to promote surveillance of the street and/or public open space.

Large areas of prefabricated concrete panels for external wall systems, i.e. ‘tilt-up’ are to be detailed with expressed joints with a rendered and painted finish, or clad to the satisfaction of the City of Bayswater.

Precinct A, B & CThe buildings shall be designed to address the street, providing a well-articulated administra-tion/ office area at the front of the main building which will contribute to the streetscape.

The main entrance is to be on the front elevation or close to the front of the building, being clearly visible from the street.

The primary street façade shall avoid large unbro-ken expanses of wall.

Ancillary structures or additions to the original development shall integrate similar design attri-butes originally utilised on the main structure including colour, form and materials.

Building frontages are to be designed to promote surveillance of the street and/or public open space.

9. VEHICLE ACCESSLoading areas shall not interfere with on-site parking and maneuvering and site layout shall enable vehicles to exit the lot in a forward motion.

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The City will allow a 10m turn radius as the minimum design standard required for determin-ing the turning circle for vehicles provided the applicant can demonstrate all servicing needs of the site will be achieved via medium rigid vehi-cles (MRV) or smaller. NB: The City may require a greater turn radius is used should the property be serviced by vehicles larger than MRVs.

Reversing areas for car parking bays will need to be contained entirely outside of any associated buildings on site, however the City will consider internal areas for the purposes of loading zones under the following circumstances:

• It is demonstrated that the lot is incapable of otherwise reasonably accommodate loading (it will not be considered reasonable if variations are being sought which impact potential external loading areas, for example reduced setbacks); and

• The loading area to be located immediately adjoining the building entrance, clearly marked for the purpose and kept clear at all times.

NB: If supported a condition of approval would be applied requiring the loading area to be located immediately adjoining the building entrance, clearly marked for the purpose and kept clear at all times. Any internal area allocated for loading shall occupy space as small as practically pos-sible, and this area may not be deducted from the floor area for the purposes of calculating car parking requirements.

10. WATER AND ENERGY MANAGEMENT

Buildings are recommended to use best practice water sensitive design strategies to manage stormwater and wastewater.

accordance with Council’s local planning policy on the matter.

Water Sensitive Landscape Design Strategies are also encouraged. This may include:

• Use dry planting and low water usage plants where possible and group plants with similar water requirements (hydrozoning) for most

• Mulch all planted areas with 75mm thick mulch to help the water retention properties of the soil.

• Slope paved areas and driveways away from buildings and towards planting areas minimising concentration of water flow.

• Incorporate opportunities for the recycling of grey and black water from the development to be used for irrigation purposes.

• Where available, property owners should use topsoil and mulch from stockpiles from the estate.

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11. CAR PARKING – SURFACE TREATMENT AND PLANTING

The car park area is to consist of a sealed finish such as asphalt, paving material or concrete.

Trees are to be planted within uncovered car parking areas at the rate of 1 per 6 car parking spaces. There are to be no more than 6 adjoining car bays without the area being punctuated by a tree.

12. END OF TRIP FACILITIESLocal government may require the provision of bicycle parking and end of trip facilities such as showers, change rooms and lockers in commercial and industrial developments.

13. ON STREET CAR PARKINGWhere possible, owners will be required to construct on-street parking bays within the verge area abutting their property (i.e. between their property line and the road kerb) to the satisfaction of Council.

Parking bays shall be topped with red asphalt to provide a contrast from the road and will have a 2% fall angled toward the road pavement.

Such parking bays shall be identified on an owner’s development application and shall be constructed at the same time as their development.

14. TANDEM BAYSTandem parking bays shall be accepted where the two bays are provided for the use of a single tenancy and are utlised by staff on-site.

15. CROSSOVERS AND VERGE PARKING

All crossovers within the Estate shall be:

• Constructed to meet the requirements of the traffic likely to use the crossover. It is recommended that the minimum design requirement complies with the medium to heavy commercial and/or industrial traffic specifications. Owners and/or designers should check the pavement capacity with actual traffic loadings prior to making application to Council.

• Constructed of concrete with a minimum depth of 150mm to the dimensions, line and level as outlined in Council’s specifications.

• Constructed with the following dimensions:

• Minimum width at property line – 6.0 m.

• Maximum width at property line – 9.0 m or as approved.

• Wing dimension – To match 6.0m curve radius of crossover wing.

• A minimum 2.0m setback from the side boundary;

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• Street verges abutting each property, including corner lot side verges, are required to be maintained by the adjacent owner. On request, the City of Bayswater will provide new street trees and undertake street tree pruning. All other verge improvements are the responsibility of the owner.

• Verges shall be kept neat and clear of any hazards. This includes anything that presents a trip, health or fire hazard, obstructs clear traffic views or pedestrian movements.

• The City of Bayswater encourages property owners to assist with improving streetscape amenity by installing and maintaining irrigated or unirrigated gardens.

• Any works proposed within the street verge shall be clearly indicated on your plans when lodging a Development Application for approval by the City of Bayswater.

Each site will be permitted up to two (2) crossovers provided they do not exceed 50% of the lot frontage (measured at the lot boundary line). Additional crossovers may be permitted subject to City of Bayswater approval.

16. ACCESS TO RAILWAY PARADE

Properties that abut Railway Parade are restricted to a single crossover in accordance with the location shown on Attachment 2.

Corner lots are permitted a second crossover providing it is located on the secondary road.

17. SIGNAGEAll signage within the Estate shall comply with the City of Bayswater’s Commercial and Industrial Signage Policy – TP-P5.2. Details of any proposed signage should be included with any application for development approval.

18. BIN STORAGE Bin storage facilities to be provided in accordance with the following:

• Where no external bin enclosure is provided, each tenancy within the property is to identify an area of at least 5m2 internal to the premises that is specifically marked and designated for bin storage.

• A suitable bin wash down area shall be provided and can be accommodated within a bin enclosure;

• A Waste Management Plan (WMP) is required to be submitted to the City of Bayswater for approval. The WMP must specify the type of waste collection vehicles servicing the site and provide sufficient manoeuvring area for vehicles to exit the site in forward gear.

• Where located external to a building, an enclosure of at least 10m2 in area shall be provided. The enclosure shall be a minimum of 1.8m in height and provide sufficient screening so that bins are not visible from the street.

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19. CAR PARKING RATIOS

Land Use Car Parking Requirements Minimum Lot Area

Club Premises 1 bay per 10 sqm of floor space available to the public

2000 sqm

Convenience Store 6 bays per 100 sqm plus 1 bay per bowser 1500 sqm

Consulting Rooms (Medical) 5 bays per practitioner and 1 bay per staff member

1000 sqm

Fast Food Outlets 10 spaces per 100 sqm of GLA or a min of 6 — whichever is greater

None stipulated

Factory 1 bay per 75 sqm GLA 1000 sqm

Factory Units / Factory Tenement Building 1 bay per 50 sqm GLA 2000 sqm

Health Studio 1 bay per 15 sqm of floor area and 1 bay per staff member

2000 sqm

Infant Health Clinic 1 bay per staff member and 5 bays for visitor cars

1000 sqm

Medical Centre 6 bays per practitioner + 1 per staff member 2000 sqm

Office* 1 bay per 30 sqm GLA* None stipulated

Recreation Facility 1 bay per 10 sqm of GLA 2000 sqm

Restaurant 10 bays per 100 sqm of GLA 1000 sqm

Shop 7 bays per 100 sqm or 6 bays per 100 sqm when over 5000 GLA

None stipulated

Showroom 4 bays per 100 sqm GLA 1000 sqm

Tavern 1 bay for every 5sqm bar and public area 4000 sqm

Warehouse 1 bay per 100 sqm GLA 1000 sqm

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20. LAND USES

Precinct A Precincts B and C

Permitted Uses Permitted Uses

Automotive RepairsAutomotive & Marine Sales & RepairsConvenience StoreConsulting Rooms (Medical)Car ParkCar WashDry cleaning/Laundry Premises Factory***Factory Tenement Building***Garden CentreKioskLight IndustryLiquor Store -SmallLiquor Store - LargeLunch BarHealth StudioMedical CentreOfficePublic Utility**RestaurantService IndustryTrade DisplayTransport DepotVeterinary Consulting RoomsWarehouse

Automotive RepairsBuilders yardCar ParkCar WashDry Cleaning/Laundry PremisesFactoryFactory Tenement BuildingGarden CentreGeneral IndustryKioskLight IndustryLunch BarPublic Utility**Service IndustryTrade DisplayTransport DepotVeterinary Consulting RoomsWarehouse

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Precinct A Precincts B and C

Discretionary Uses Discretionary Uses

Amusement ParlourBetting AgencyCinema/TheatreCivic BuildingsClub PremiseCorner StoreEducational EstablishmentFast Food OutletFuneral ParlourGeneral Industry ***Hire Service (Non-Industrial)Industry ***Infant Health ClinicOccasional usesOpen Air DisplayPublic AmusementRadio EquipmentRadio and Television Installations Recreation Facility (Private & Public)Shop*ShowroomShowroom/WarehouseStorage YardTavernVeterinary Hospital

Automotive & Marine Sales & RepairsFast Food OutletFuneral ParlourHire Service (Industrial)IndustryOfficeOpen Air DisplayRadio and Television InstallationsShowroomShowroom/WarehouseStorage Yard

Uses Not Permitted unless given Special Notice (‘A’ Use)

Uses Not Permitted unless given Special Notice (‘A’ Use)

Service Station

Uses Not Permitted Uses Not Permitted

Automotive WreckingBuilders YardExtractive IndustryFuel DepotNoxious Industry

Automotive WreckingExtractive IndustryFuel DepotNoxious Industry

* The Gross Leasable Area (GLA) floor space for a ‘Shop’ use shall be limited to 500m2 per tenancy within Precincts A or B, and a cumulative floor space of no greater than 1500m2 Net Lettable Area (NLA) for the whole of the Precinct.

** Land use includes compensating basins which are subject to Water Corporation’s agreed specifications.

20. LAND USES (Cont)

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Precinct APrecincts B and C

20. LAND USES (Cont)

*** Uses shall be limited to those considered appropriate by the City of Bayswater, for a transitional buffer between industrial and commercial precincts, however the following uses are not permitted:

• Abattoir• Concrete batching plant• Builders yard• Transport depot• Noxious• Extractive• Asphalt manufacturing• Chemical manufacturing• Compost manufacturing• Crushing of building material• Dog kennels• Wrecking yard• Dry cleaners• Pesticides manufacturing• Incineration• Industrial gas production• Fuel loading• Fuel storage• Service stations• Poultry storage• Wreckers (automotive)• Transport vehicles depot• Used tyre storage• Waste disposal

Within Precinct A, a high degree of landscaping amenity is to be provided with appropriate screening of transition industrial uses from the street to the satisfaction of the City of Bayswater.

If the use of the land for a particular purpose is not specifically mentioned in the above ‘Permitted Uses’, ‘Discretionary Uses’ and ‘Uses Not Permitted’ tables and cannot reasonably be determined as falling within the interpretation of one of the abovementioned use classes the Council may:

a) Determine by Absolute Majority that the use is consistent with the objectives and purpose of the particular Precinct and is therefore permitted; or

b) Determine by Absolute Majority that the proposed use may be consistent with the objectives and purpose of the Precinct and thereafter follow procedures of clause 64 of the deemed provisions in considering an application for planning approval; or

c) Determine that the use is not consistent with the objectives and purpose of the particular Precinct and is therefore not permitted.

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ATTACHMENT 1

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ATTACHMENT 2

LegendCrossover Location

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TONKIN HIGHWAY INDUSTRIAL ESTATE

334 Cambridge Street, Wembley WA 6014 Phone: 0411 516 343

Level 3, 338 Barker Road, Subiaco WA 6008

Phone: (08) 9383 8301