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Transcript of Queens Design Guidelines Oct 2008
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queensPrecint Design Guidelines - October 2005
riverside
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riverside //queens illustrative site plan fig 0.b
QUEENS GARDENSWACA OVAL
RIVERSIDE
INTERSECTION
HAY STREET
ADELAIDE TERRACE
PLAIN
STREET
MAIN
STREET
LAN
GLEY
PARK
showroom/commercial supermarket commercial /community facilities residential
legend
N
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riverside //queens precinct sector plan fig 0.c
HAY STREET
ADELAIDE TERRACE
PLAINSTREET
HALE
QUEENS GARDENS WACA OVAL
RIVERSIDE
INTERSECTION
INTERNAL STREET
MAIN
S
TREET
2
3
4
1
retail internal street hay street adelaide terrace
sector legend
N
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// contents
06//1 riverside
1.1 introduction1.2 riverside vision
07//2 the queens precinct design guidelines
2.1 queens precinct
2.2 queens precinct
2.3 relationship to the redevelopment scheme
and policies
2.4 approval procedures
2.5 building licences
2.6 these guidelines
2.7 design qualifications
11//3core design requirements
3.1 site analysis
3.2 integration of public art
3.3 environmentally sustainable design
3.4 access and inclusion
3.4.1 affordable housing
3.4.2 designing for universal access
3.5 architectural style //design
3.6 colours and materials3.7 landscaping
3.8 fencing
3.9 lifestyle
3.9.1 balconies
3.9.2 private outdoor spaces
3.9.3 solar access
3.10 activation of streets and rear laneways
3.11 safer design
3.12 parking
3.13 bicycle parking and end of journey facilities
3.14 vehicle access gates and garages
3.15 service and access
3.15.1 vehicle access
3.15.2 bin and service enclosures3.15.3 storage
3.15.4 power
3.15.5 other services
3.15.6 signage
3.16 sound attenuation
3.17 light spill
3.18 privacy and overlooking
27//4sector guidelines
4.1 retail and main street sector
4.2 hay street sector
4.2.1 parking
4.2.2 site services
4.2.3 heights and setbacks
4.3 internal streets sector
4.3.1 parking
4.3.2 site services
4.3.3 heights and setbacks
4.4 adelaide terrace sector
4.4.1 parking
4.4.2 site services
4.4.3 heights and setbacks
4.4.4 landscaping
4.4.5 public //private interface
41//5appendix
5.1 key objectives and mandatory
requirements checklist
5.2 riverside queens precinct
development plan
06//// contents
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1 riverside
1.1 introduction
The Riverside project area comprises some 40 hectares of
land at the eastern end of Perths CBD, bounded to the south
by Adelaide Terrace, to the north by Wellington Street, to
the west by Plain Street, and to its east, the Swan River as it
passes by the historic Causeway.
Riverside includes some of Perths iconic institutions including
the WACA, Gloucester Park, the Police Headquarters, Trinity
College and Queens Gardens. It enjoys one kilometre of
Swan River foreshore, proximity to the Perth city centre and
is served by excellent transport and telecommunications
networks. Under-utilised for some 50 years, Riverside is a
unique development opportunity.
1.2 riverside vision
The vision for Riverside is of a bustling, vibrant community
with a range of entertainment, commercial and residential
developments that take advantage of Riversides unique
location.
Riverside will be developed with a unique and identifiable
streetscape. Major roads will be treated as broad, leafy
avenues, with a pavement hierarchy that clearly delineates
pedestrian, cyclist, parking and vehicle zones. These avenues
have been designed such that they terminate at either a civic
space or have a vista to the river. Between these avenues run
a finer grade of more intimate residential streets. The overall
vision is of a streetscape similar in scale to European cities
such as Prague and Paris.
Development will range from 3 to 12 storeys with active ground
floor uses. The architectural vision for Riverside is for a
modern expression that respects human scale - a simple and
elegant architecture that focuses on creating desirable living
spaces that take advantage of the surrounding natural beauty
and Perths temperate climate.
aerial perspective of queens precinct
aerial perspective of queens precinct
aerial perspective of queens precinct
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2.1 queens precinct
Riverside has been divided into precincts that share common
urban design character and intent. The precincts have been
arranged to generally conform to existing cadastral boundaries
and will facilitate the development of Scheme provisions and
simplify the staged implementation of the Masterplan.
The Queens Precinct includes two major land holdings; the
State Chemical Laboratories and the former MetroBus Depot
site with a combined area of approximately 4.0 hectares. The
Queens Precinct is the first step in Riverside implementation,
and is vital in setting the quality and themes of the entire
project.
The Queens Precinct will provide a range of high quality
residential land that focuses north to the beautiful Queens
Gardens and much of which will have views to the Swan
River. The precinct will also include a vibrant, mixed-use
neighbourhood centre including 3-4,000m2 of retail activities,
other commercial uses, community services and residential
development. This neighbourhood centre will be arranged in
a Main Street format that runs north-south from Hay Street to
Adelaide Terrace.
Generally speaking, the bulk and form of development will
increase from north to south to ensure adequate solar and view
access to the north.
2 the queens precinct design guidelines
A number of key opportunities exist for the Queens Precinct
including:
Northern views over Queens Gardens;
Southern and eastern views to the Swan River including
access to the newly completed Point Fraser wetlands;
Strong public transport links to the CBD;
High commercial visibilit y to Adelaide Terrace; and
Access to the proposed retail and community node within
the Precinct.
2.2 queens sectors
Within the Queens Precinct, there are 4 sectors that, whilst
sharing a common architectural expression, have specific
development requirements:
1. Retail / Main Street
2. Hay Street
3. Internal Streets
4. Adelaide Terrace
Note: See Section 4 of these guidelines for specific
requirements for each of the sectors.
queens precinct aerial map
sector plan
plain street
haystreet
adelaideterrace
queensgardens
wacaoval
hale street
riversideintersection
plain street
haystreet
adelaideterrace
main street
riversideintersection
queens precinct site
retail/main streetsector
adela
ideterrace
sector
midb
lock
sector
haystreet
sector
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2.3 relationship to redevelopment scheme and policies
The Queens Precinct is dealt with in Section 5.28 of the East Perth
Redevelopment Scheme. General policies and planning policies
applicable to this precinct are also outlined in the East Perth
Redevelopment Scheme.
These guidelines have been adopted by the East Perth
Redevelopment Authority as policy under its Planning Scheme
and should be read in conjunction with the Scheme Text and other
Planning Policies. In determining any application for development
approval, the Authority will utilise these guidelines as the primary
assessment criteria - in conjunction with the Scheme and Policies.
2.4 approval procedures
The carrying out of any development on land that is in, or partly
in the Redevelopment Area, requires the planning approval of theAuthority. Separate approval from the City of Perth is not required;
however, local government building, health and other by-laws (e.g.
signage) remain in force and the necessary licences must still be
obtained from the City of Perth.
Accordingly, developers are encouraged to familiarise themselves
with the associated City of Perth requirements prior to proceeding
with any application for development.
Any alterations, additions or other new development to places
included in the State Register of Heritage Places are required to be
referred to the Heritage Council of Western Australia for commentprior to being determined by the East Perth Redevelopment
Authority.
Development applications are to be lodged with the East Perth
Redevelopment Authority. In dealing with an application, the East
Perth Redevelopment Authority will assess compliance with the
Scheme, planning policies and these guidelines.
It is strongly recommended that prospective landowners liaise
with the East Perth Redevelopment Authority at the earliest stage
of the development process to discuss proposals, in order to
facilitate development approval.
Details of the final building design will be required to be
submitted to confirm compliance with the Environmentally
Sustainable Design criteria. As this information is not normally
available at the DA lodgement stage, a two stage process which
is compatible with the normal design process will apply.
stage 1// DA submission 1
At this stage the DA will only be conditionally approved, withfinal approval deferred until Stage 2. This initial development
approval will confirm that Stage 2 approval will be conditional
upon meeting the sustainability criteria referred to in Section 3.3
of these guidelines.
stage 2// DA submission 2
The 2nd stage DA submission will be submitted at the same
time as the application for a Building Licence. It should be noted
that the final development approval issued at this stage is a
separate process to the granting of a Building Licence, but it is
carried out simultaneously to facilitate timely consideration of the
proponents proposal.
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As part of the 2nd stage DA submission, the proponent will be
required to submit a Compliance Report from an independent
Greenstar Accredited Professional1 not directly involved in the
design team. The Compliance Report will comprise:
A Declaration statement by the independent professional that
the development proposal complies with the sustainability
criteria; and
Sections that address the specific criteria, identify the evidence,
and confirm compliance with the criteria in the manner
described in Section 3.3 of these guidelines.
This document, together with the information normally provided
with the Building Licence application (namely the application
form, drawings, specifications and schedules) will enable EPRA
to complete the formal assessment of the DA, and if deemed
acceptable, grant final development approval.2.5 Building Licences
On receiving development approval, the developer shall prepare
and submit detailed working drawings to the City of Perth to
receive a building licence. These drawings will be reviewed
by EPRA to ensure compliance with the original development
approval.
2.6 These Guidelines
These Design Guidelines have been prepared to ensure a uniformly
high standard of design and construction is achieved throughout
the Queens Precinct. They should be read in conjunction with theBuilding Code of Australia (BCA), the Disability Discrimination Act
and all other relevant Australian Standards.
EPRA wishes to foster innovation in design and - whilst amenity,
quality and certain sustainability issues are mandatory - EPRA
does not wish to be overly prescriptive on design issues.
The Design Guidelines are therefore designed to be performance
based stating specific objectives that must be achieved and a
related set of mandatory/recommended performance standards
that satisfy the stated objective.
The Authority may approve an application involving departures
from recommended performance standards if, in its opinion, the
application still satisfies the objectives and intent of the guidelines.
On the other hand, compliance with recommended performance
standards does not guarantee approval and the Authority may
refuse development approval for applications not considered to be
in keeping with the objectives of the guidelines. Each development
application will be assessed on its merits.
Notwithstanding the flexibility built into these guidelines, attention
must be paid to building bulk and form, street interface, and the
building envelopes depicted in these guidelines designed to
protect and enhance northern exposure to dwellings and view
corridors throughout the site. Diagrams, which have been included
in this document to describe these optimal building envelopes,
should not be considered to represent a prescription of final
built form.
1 Greenstar Accredited Professionals have a detailed understanding of the Green Star environmental rating system and the Green Star-Office Design rating tool. To become an Accredited Professional it is
neccessary to attend the Green Star Accredited Professional course and pass the competency exam. A register of Accredited Professionals is available from the Green Building Council website at www.gbcaus.org.
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3.1 site analysis
In order to ensure a high standard of design and amenity,
it is important that each development is site responsive
and addresses issues of climate and orientation,
relationship to the public realm and neighbourly issues
such as overlooking and noise attenuation.
A site analysis plan is therefore to be submitted with the
submission of any development approval documentation. The
site analysis should take into account influences such as:
Orientation;
Views and vista;
The possible effects of sun, wind, light spill and noise;
Existing services;
Vehicle, pedestrian and universal access;
Overlooking issues; and
Other site features.
3 core design requirements
3.2 integration of public art
Public art forms an integral part of the urban design and theme
of an area and is used to good effect in telling a story about the
history of that area in bringing together the old and the new. It
enriches development and encourages participation within the
development of a diverse range of thinking and expression.
EPRA therefore seeks to inform developers of the
importance of such art and make it clear at the outset
of the development process what the developers role
will be in this regard.
All developments within the Queens Precinct with an
estimated construction value that exceeds $1 million will
be required to make a financial contribution to the culture of
the precinct. This contribution will be at the rate of 1% of the
estimated construction value for all commercial development
and 0.5% of the estimated construction value for residential
development.
EPRAs Public Art Coordinator will be responsible for the delivery
of the public art but will be available for liaison with developers
regarding developer preferences for public art.
water feature as public art
examples of site analysis diagram
light spill
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3.3 environmentally sustainable design
3.3.1 Building Management
EPRA seeks to improve environmental outcomes through a focus
on management during construction, commissioning and hand-
over to the building owner. Measures include: Building systems commissioning: improve building services
performance and energy efficiency through adequate
commissioning and hand-over to building owner;
Building tuning: improve energy efficiency and comfort within
the building in all seasons;
Use of a commissioning agent: encourage the appointment of
an independent and experienced commissioning agent from
design through to handover;
Preparation of a Building Users Guide: optimise the buildingsoperation through provision of information for building users;
and
Environmental management during construction: encourage
the adoption of a formal environmental management system
in line with established government and industry guidelines
during construction.
3.3.2 Indoor Environmental Quality
EPRA seeks to achieve high levels of indoor environmental
quality for the health, amenity and safety of occupants by
addressing the following measures:
Ventilation rates: promote a healthy indoor environmentthrough provision of increased outside air rates;
Daylighting: improve the level of daylighting for building users;
Daylight glare control: reduce the discomfort of glare from
natural light;
External views: reduce occupant eye strain by allowing long
distance views and a visual connection to the outdoors;
High frequency ballasts: increase amenity by avoiding low
frequency flicker associated with fluorescent lighting;
Electric lighting levels: ensure the base building providedoffice lighting is not over designed;
Thermal comfort: use of thermal comfort assessments to
guide design options;
Internal noise levels: maintenance of internal noise levels at an
appropriate level; and
Indoor air pollutants: reduce the detrimental impact on
occupant health from material off-gassing and sources of
internal air pollutants.
external lourved shading;
ventilation device
controlled solar access
appropriate use of eaves as
shading device
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3.3.3 energy
EPRA seeks to achieve a minimum requirement for operational
energy efficiency and greenhouse emissions for the building
through the following measures:
Energy efficiency of the building: Encourage buildings thatcontain design features that help minimise operational energy
consumption and greenhouse emissions;
Electrical sub-metering: encourage the provision of energy
sub-metering to facilitate energy monitoring of base building
services;
Tenancy sub-metering: encourage the provision of tenancy
sub-metering to facilitate energy monitoring by tenants/ end
users;
Lighting power density: encourage lighting design practices
which lessen lighting energy consumption while maintaining
appropriate lighting levels;
Lighting zoning: Encourage lighting design practices that offer
greater flexibility for light switching, making it easier to light
only occupied areas; and
Energy demand reduction: Reduce peak demand on energy
supply infrastructure.
[Note that Government rebates are available for certain
renewable and energy efficiency measures.1]
3.3.4 transport
EPRA aims to encourage commuters to utilise alternative
modes of transport through the following measures:
Provision of cyclist facilities: encourage building occupants
and visitors to cycle and avoid unnecessary car use byensuring adequate cyclist facilities are provided.
3.3.5 water
EPRA aims to reduce the potable water consumption of
building occupants through the following measures:
Occupant amenity potable water efficiency: reduce the
potable water consumption of building occupants;
Water sub-meters: ensure water systems are capable of
being monitored and managed;
Landscape irrigation water efficiency: reduce consumption
of potable water for landscape irrigation; and
Cooling tower water consumption: reduce demand on
potable water supplies and infrastructure due to water
based building cooling systems.
[Note 1: It should be noted that stormwater collection and disposal
methods will need to be compatible wi th the City of Per ths existing
infrastructure. To address this requirement, developers will need to
liaise with the City of Perth at the design stage].
[Note 2: Government rebates are available for certain products /
systems.2]
appropriate use of balconies and
eaves as shading devices
architecture should be high quality
and contemporary
unprotected glazing to the north is
not permissible
x1 http://www.1sedo.energy.wa.gov.au/pages/funding.asp
2 http://www.ourwaterfuture.com.au/waterwise/content_rebates_products.asp
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3.3.6 materials
EPRA aims to reduce material wastage, facilitate the recycling
of resources and minimise the use of environmentally harmful
materials / practices.
3.3.7 land use & ecology
EPRA aims to maximise the enhancement of the site through
provision of native plantings.
[Note: additional requirements for landscaping are described in
Section 3.7]
3.3.8 emissions
EPRA aims to reduce harmful emissions from the site to the sky,
atmosphere and watercourses through the following measures:
Refrigerant Ozone Depletion Potential (ODP): reduce the
potential for long term damage to the Earths stratospheric
ozone layer through the accidental release of ozone depleting
substances to the atmosphere;
Refrigerant Global Warming Potential (GWP): reduce the
potential for increased global warming arising from the
emission of refrigerants to the Earths atmosphere in the event
of an accidental release of intensive greenhouse gases to the
atmosphere;
Refrigerant leak detection: reduce emissions of refrigerants to
the atmosphere arising from leakages in the buildings cooling
plant;
Watercourse pollution: reduce the potential of pollution in
water running off from buildings and hard surfaces to natural
watercourses;
Light pollution: reduce pollution from the unnecessary
dispersion of light into the night sky and onto neighbouring
property; and
Insulant ODP: reduce the potential for long term damage to
the Earths stratospheric ozone layer from ozone depleting
substances used in the manufacture or composition of thermal
insulants.
3.4 access and inclusion
One of the main objectives/challenges of Riverside is the
establishment and maintenance of a sustainable community the
success of which depends largely on the diversity and thereforethe robustness of that community.
The key to achieving this is to ensure that buildings and
development within the Queens Precinct are universally
accessible - designed to be useable by people of all ages,
incomes and abilities, to the greatest extent possible
without the need for adaptation.
Designing for access will not only assist people with disabilities but
also older people, carers, and people with small children. With
affordable housing added to the equation, the creation of diverse
and sustainable communities is achievable.
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3.4.1 affordable housing
In line with EPRAs policy on Housing Diversity, EPRA requires
that 10-15% of all units wi thin each new land release be set
aside for the purposes of affordable housing.
Apart from the delivery of affordable /social housingthrough the sale of land to agencies that specialise in such,
development bonuses can be afforded to developers for the
provision of affordable housing within any development (See
Planning Policy 1.2 for more detail in this regard).
Such housing will be required to be externally finished to a
similar standard, quality and level of detail as other housing
within the development and should not be clearly identifiable
as affordable housing.
3.4.2 designing for universal accessThe Australian Governments Disability Discrimination Act 1992
(DDA) prohibits discrimination against people with a disability in
a range of areas including transport, education, employment,
accommodation and premises to which the public is entitled to
enter or use. In addition to the DDA, other legislative control is
provided through the Building Code of Australia (BCA), which
sets out minimum standards for making public buildings and
places accessible.
Recent court rulings have highlighted the discrepancy between
these two legislative controls, in that the current technical
requirements of the BCA are not considered to meet the intent
and objectives of the DDA. This means that even if a building
is designed to the minimum access requirements set out in
the BCA, this does not guarantee the developer indemnity
against a complaint to the Human Rights and Equal Opportunity
Commission by a disabled person.
To redress this discrepancy, the Disability Standards for
Access to Premises (Premises Standard) has been drafted by
the Australian Building Code Board on behalf of the Australian
Government. Once implemented, the Premises Standard will
become subsidiary legislation under the DDA. The BCA is
also being revised so that it is consistent with the PremisesStandard, thus bringing the requirements of the BCA and the
DDA in line with one another.
mandatory standards:
Universal design needs to be an integral component of the
planning and design process. It should not be seen as an
afterthought or as compromising other aspects of the overall
design;
All development within the Queens Precinct will be required
to comply with the Disability Standards for Access toPremises (Premises Standard). At the time of writing these
design guidelines, the Premises Standard was in draft
form only. Compliance with the draft Premises Standard
will be required until such time that it has become law, and
thereafter compliance with the final Premises Standard will
be required.
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recommended practice:
Consultation with users and people with disabilities is
recommended as an important component of the design
process and in meeting the requirements of the DDA
(Note: A useful resource is Buildings A Guide to Access
Requirements and can be downloaded from the Disability
Services Commission website at www.dsc.wa.gov.au);
The employment of an accredited access consultant, who
can advise on:
- The development and the implementation of the
Premises Standards;
- Obligations under the DDA and BCA;
- Layouts and circulation spaces to all classes of
buildings;
- Elimination of barriers and barrier free circulation,
access ways, ramp gradients, stair requirements etc;
- Use of non slip surfaces and materials;
- Hearing augmentation and noisy environments; and
- Referrals to user groups for further consultation.
The seven principles of universal design are an invaluable
tool for the functional design of fittings, features, work places,
living spaces, amenities, access ways and circulation spaces.
The seven principles of universal design can be viewed onthe Disability Services Commission website at
www.dsc.wa.gov.au;
Development of environments that provide for easy way-finding
and continuous accessible paths of travel connecting all areas
and buildings, and extending to all amenities and levels in a
building. These paths should be the most commonly used and
direct path of travel and should not include any step, stairway,
humps, revolving door, escalator or other impediment (suchas under/overpasses) that could prevent it being safely and
independently used by all people;
Accessible paths of travel should have high quality and even
pedestrian lighting for after dark usage. External lighting should
be in accordance with AS1158;
In the external environment, clear definition should be made
between the road and the footpath (traditional kerbs, and use
of contrasting ground surface materials) and level access to
shops, businesses and residences (with no steps) are important.
Automatic doors are preferred at public entrances and to shops
and businesses;
Elimination of barriers to access at the design stage, which
include:
- Slippery and uneven ground surfaces;
- Gradients which are too steep and long, and cross falls >1:40;
- Use of highly reflective materials such as stainless steel;
- Noisy environments (disorienting to the blind who rely on
audio and tactile cues). Water features are often noisy andare likely to cause problems of water overspray, if located
close to key pedestrian pathways;
- Inaccessible businesses and shops due to an entry step,
heavy or narrow door and inadequate circulation space
either side;
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- Lack of access to upper floor levels;
- Lack of opportuni ties for affordable, accessible housing;
- Obstacles on the building line or in the pedestrian
pathway, including tree gates, artworks, shop displays,
planters and alfresco dining;
- Inadequate circulation space within toilets;
- Inadequate accessible parking and long distances
between parking and facilities; and
- Lifts that do not meet the access requirements of
wheelchair users or people with low vision.
Australian Standard AS4299 (Adaptable Housing) sets out
standards for universal housing design. It is unlikely that it
will become a mandatory standard in either the Premises
Standard or the BCA any time in the near future. However,it is a useful guide for allocating space to dwellings that
may then be fitted out or adapted at a later date. Universal
housing design features that are recommended for inclusion
in dwellings in are:
- A clear path of travel from the front boundary and car
park to the front door;
- Doorways and corridors wide enough for a wheelchair
user to manoeuvre through;
- At least one room that can be used as an accessible
bedroom;
- A bathroom with a hobless shower and a toilet with
more than normal circulation space;
- Sufficient circulation space for a wheelchair in the
kitchen and laundry; and
- The installation of taps, door handles, switches and
other fittings and fixtures that operate with a minimal
amount of force.
3.5 architectural style //designEPRA seeks to achieve a high standard of architectural designthat is of a modern aesthetic and responsive to the environment
in which it is built.
The vision for the Queens Precinct is of a crisp, restrained
modern architecture that is a fitting entry statement to the
Gateway of Perth.
Developments should be innovative in design, incorporating
modern construction techniques and a modern aesthetic.
Architectural design that alludes to historical building typologies
will not be accepted. Although modern, buildings within thePrecinct will need to incorporate design elements that reflect
good manners to neighbours and the general public.
Buildings should observe the following design principles:
Alignment, proportion, typology and modulation should relate
to neighbouring buildings or known future buildings;
Building scale should be appropriate to the site and its
context;
Sufficient variation in building plane, colours and texture
should be provided so as to reduce the overall bulk and formof any development. This is particularly relevant to buildings
that are 3 storeys or less;
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Design should reflect the building use. Shops should have
shop fronts that open onto the street and engage with the
public. Residential buildings should have a strong sense of
vertical and horizontal structure afforded by balconies and
various horizontal and vertical shading devices, including
louvres and perforated metal screens; and
Blank walls will not be accepted.
3.6 colours and materials
EPRA seeks to ensure that the architecture for the
Queens Precinct is of uniformly high quality, with an
emphasis on the use of quality materials and appropriate
use of colours.
While these guidelines encourage design innovation and flair,
development should nevertheless exhibit restraint and goodmanners. It is recognised that these are subjective qualities and
the images used in these guidelines are intended as a guide to
the colours and materials encouraged in the Queens Precinct.
3.7 landscaping
Landscaping plays an integral role in streetscape character
and contributes significantly to the amenity of an area. EPRA
therefore requires all development to be appropriately
landscaped to contribute to the amenity of the area,
the streetscape and the aesthetic quality of associated
buildings.
To ensure this, EPRA requires a landscape plan to be submitted
with all development applications demonstrating conformance
to the above objective and demonstrating that water runoff
and drainage is appropriately managed. Compliance with
the landscape plan will be made an ongoing condition of
development approval.
To achieve the amenity and character sought by EPRA,
developers should consider the following:
Employment of a landscape architect or designer;
Landscaping of open areas with a mix of soft and hard
surfaces;
Areas accessed directly from streets (such as front yards)
being considered within the context of the streetscape and
the entire precinct;
Small deciduous trees can be located immediately adjacent
to living spaces but should be limited due to their high water
demand. The number of deciduous trees in a development
shall not account for more than 25% of the total number of
trees. The location of the deciduous trees should be based on
sun angles, but care should also be taken to place them away
from stormwater drains (to avoid leaves from being washed
into the drains). Where sun penetration to the building or living
spaces is not affected, drought tolerant trees shall be used;
The incorporation of roof gardens in developments of 15
apartments or more;
Refer to the Landscape Design Manual for the entire Riverside
project.
insufficient use of bright colours
and texture
insufficient use of natural materials
such as timber and stone
unprotected glazing to the north is
not permissible
x
x
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3.8 fencing
Fencing plays an integral role in streetscape character. EPRA
therefore requires residential fencing to be open in
nature and to allow for casual surveillance between
the dwelling and the street. Fencing of non-residential
properties will not be permitted.
To enable casual surveillance between dwellings and the street,
developers should consider the following:
Front fencing which is a least 75% visually permeable, with a
maximum height of 1.2m and a base course not exceeding
0.5m in height, and
Level changes/ terraces as an alternative to fencing.
3.9 lifestyle(balconies; private outdoor spaces; solar access)EPRA seeks to ensure that all residential development
in the Queens Precinct achieves a high standard of
amenity for residents through the use of balconies,
outdoor living areas and adequate solar access to
dwellings.
3.9.1 balconies
All apartments and upper floors of townhouses must have a
balcony;
Balconies must be useable and therefore must be located
directly off a living area and must be large enough to beused as an outdoor room to accommodate uses such as
alfresco dining. Ideally therefore, balconies should have a
minimum dimension of 2.4m;
Balconies must not cause unreasonable loss of privacy for
neighbours. Ideally therefore, balconies should be set back
a minimum of 2m from an adjoining lot. Balconies set back
less than 1m from an adjacent lot that have the potential
to cause unreasonable loss of privacy to neighbours, must
incorporate a screening device on the appropriate edge of
the balcony - adequate to prevent casual surveillance of the
adjoining lot. Screening devices must be integrated into the
design of the development so as not to appear added on.
Lattice is not permissible.
As far as possible, balconies should be designed to take
advantage of northern sun penetration - especially in winter
months.
Innovation and variety in balcony designs is encouraged.
This section is to be read in conjunction with Section 3.5
Architectural Style/Design.
all open areas to be landscaped
unusable balconies are not permissible
all apartments shall include balconies
x
front fences over height of 1.2m are
not permissible
x
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3.9.2 private outdoor spaces
Private outdoor spaces are required for all single dwellings;
Outdoor spaces must be useable and therefore must
be located directly off a living area and must be large
enough to be used as a gardenesque environment thatcan accommodate uses such as alfresco dining. Ideally
therefore, these private outdoor spaces should have a
minimum dimension of 4m2;
As far as possible, private outdoor spaces should be
designed to take advantage of northern sun penetration
- especially in winter months.
3.9.3 solar access
All single dwellings are to have a north-facing general living
space;
In grouped residential developments, at least 50% of
dwellings are to have a north-facing general living space;
Balconies and shading devices are encouraged so as to
enable maximum glazing in these areas;
Windows must be appropriately designed (size, shape
and shading device) to allow maximum access for winter
sun penetration and minimum access for summer sun
penetration;
Controlled solar access is encouraged to all living spaces in
all developments;
Buildings are to be designed so as to avoid overshadowing
of photovoltaic electrical systems and other renewal energy
systems on adjacent and nearby buildings.
3.10 activation of streets and rear laneways
In order to promote a sense of neighbourliness and vitality
in the public spaces around buildings, EPRA requires that
all developments address, respond to and activate all
streets in the Queens Precinct, including rear laneways.
This can be achieved in a number of ways, including:
Balconies, terraces, large windows and living spaces
that overlook the primary streets and promote informal
surveillance;
The development of active uses, such as retail and
commercial, at ground floor level;
Distinctive and clearly visible pedestrian entries (front doors)
to single dwellings and apartment buildings;
Building above garages in laneways to provide activity to therear of the Hay Street sites;
Use of change in level instead of fencing to encourage
visual permeability and passive surveillance to and from the
streets;
Fencing which is visually permeable to enable passive
surveillance to and from the streets;
Provision of lighting to all external areas.
Developers must note that the Authority will not support blank
walls or developments which do not attempt to activate thestreetscape.
controlled solar areas to living spaces
blank walls at streets or rear laneways
are not permissable
balconies off main living areas
x
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3.11 safer design
EPRA seeks to ensure that building and environmental
design in the precinct minimises the opportunity for crime
and maximises peoples perception of safety.
Ways in which this can be achieved overlap with therequirements in the previous section 3.10 and include:
residential buildings:
Buildings adjacent to public streets or spaces should be
designed to allow informal surveillance and should have at
least one habitable room window or balcony facing that area;
Each dwelling should ideally have a private entrance from a
primary street. Where this is not possible, for instance in the
case of multiple dwelling developments, communal entrances
should restrict access to residents only and should be able to
be locked;
Building design should allow visitors who approach the front
door to be seen without the need to open the door;
Landscaping and fencing should not obscure doors and
major paths (see sections 3.8 and 3.10 for further details on
fencing);
Private space should be defined by a clear boundary; and
Access to rear private courtyards and parking areas should
be secure and restricted, and ideally gates should be flush
with the building line.
non- residential buildings:
Entries to buildings should be exposed to the main street
frontage and be clearly delineated and legible;
Shop fronts should be designed to be highly interactive,
provide interest through windows and visible indoor activity
and promote surveillance of the street;
Staff entrances, if separate, should be well lit and maximise
opportunities for informal surveillance and for clear sightlines;
Loading and storage areas should be well lit and/or lockable
after hours;
Public parking areas should be clearly designated, well lit and
have clearly-defined access points; and
Building design should avoid the creation of entrapment
spots spaces that by their concealed nature are not easily
visible and provide the opportunity for the entrapment of
offenders and their victims or anti-social activities.
all apartments shall include balconies
buildings above garages and the use
of visible outdoor living areas to
activate laneways
balconies over garages to activate
rear laneways
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vandalism prevention:
Detailed facade treatments, anti-graffiti coatings and
unfriendly shrubbery planted against new walls should be
used to prevent unwanted graffiti;
Construction should not involve long expanses of lightcoloured wall, except where the intent is to increase the
luminance of lighting (such as in parking areas);
Buildings should be constructed from materials and
fixtures that are resistant to vandalism and require minimal
maintenance, including solid core doors, steel door frames,
laminated glass and sturdy locks and hardware; and
Conversely, the use of materials that are vulnerable to
intentional damage should be avoided eg: flimsy panelling,
fragile light fittings and external fixtures that can be easily
removed.
3.12 parking
In line with the requirements of the East Perth Redevelopment
Scheme, there are no minimum requirements for parking
provision. Instead the parking table in the Scheme places
an upper limit on the number of bays that can be provided.
Developers should refer to the EPRA Scheme for more
information in this regard.
All development within the precinct will be required to complywith the provisions of the City of Perths Perth Parking Policy.
Developers are requested to inform themselves of this policy
at the design stage.
Apart from nominated on-street bays, parking will need to be
accommodated within building structures and screened from
public view to the satisfaction of the Authority.
Parking facilities and access ways must not visually dominate
the public realm or create obstructions to the pedestrian
environment.
Roof top parking is required to be screened from view from
the street. Screening mechanisms should blend seamlessly
into the architecture of the development.
3.13 bicycle parking and end of journey facilities
Bicycle parking facilities are installations which allow for the
secure parking of bicycles. They include facilities such as bicycle
parking rails and bicycle parking enclosures for all day parking.
End of journey facilities support the use of cycling by allowing
cyclists to shower and change at the beginning or end of their
journey to or from work.
EPRA requires that developers provide bicycle and end
of journey facilities in order to support and encourage
cycling as a viable and convenient means of transport.
any service facilities must be
concealed from public view
services to be screened from street
x
access to be at grade with footpath
screening of site services to street
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Achievement of the following performance standards will
generally be considered to address the above objective:
Bicycle parking and end of journey facilities are required to be
provided at the following rates :
Building t ype Storage Showers Changing / Lockers
Offices 5% of
occupant
1 per 10
bicycle spaces
or part thereof
1 for each bicycle
provided space
Residential 1 for each
dwelling
N/A N/A
Educational 5 per
100 f/tstudents
5 male & 5
female per 100f/t students
20 male & 20 female
per 100 f/t students
Other
building
types
5% of
occupants
1 per 10
bicycle spaces
provided or
part thereof
1 for each bicycle
space
Additionally visitor bicycle parking is to be provided near the
front entrance of the building
Bicycle parking facilities should be safe, durable and away
from pedestrian traffic. They should be located at ground floor
or basement level and be well lit.
The changing rooms must be secure facilities capable of
being locked;
The changing rooms should be located as close as possible
to the bicycle parking facilities;
Lockers should be well-ventilated and be of a size sufficient to
allow the storage of cycle attire and equipment;
3.14 vehicle access gates and garages
Access gates and garages have the potential to detract from
the streetscape character and visual quality of a building if
inappropriately designed. EPRA therefore requires that
vehicle access gates and garages are designed and
detailed so as to add character to the streetscape.
Ways of achieving this include:
Structures abutting rear access ways being considered
and designed w ith the view that such access ways are not
traditional back laneways but other activated streetscapes;
Grouped parking being designed as an integral component
to the development and being treated with the similar design
intentions to the rest of the development.
The Authority will not permit areas of open parking to be
developed that are not appropriately softened or screened from
adjacent streets or access ways.
3.15 servicing and access
The technical aspects of buildings have the potential to negatively
impact on the amenity of the streetscape and neighbouring
developments, if inappropriately designed. EPRA therefore
seeks to ensure that the servicing requirements for any
development are carefully considered so as not to detract
from the amenity of the streetscape or neighbours.
shutters employed to prevent
unwanted light intrusion
signage design as an integral part of
the building design
small deciduous trees placed directly
in front of living spaces
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TV antennas, satellite dishes, radio masts and the like are
required to comply with EPRA Planning Policy 1.16Antennae
and Satellite and Microwave Dishes.
3.15.6 signage
All signage should comply with EPRAs general Planning
Policy 1.13 - Signage.
Signage should be designed as an integral part of the building
design and should not appear as a later attachment. A
drawing showing the size and location of signage should be
submitted with the application for development approval.
Sign licences must be obtained from the City of Perth.
3.16 sound attenuation
In order to avoid issues of reduced amenity once buildings have
been constructed and occupied, EPRA requires that the
potential adverse impacts of noise intrusion and noise
emissions be addressed at the planning and design stage
and that appropriate measures are incorporated at the
time of construction to minimise the impacts of noise.
To this end all applications for development in the Queens
Precinct must be accompanied by an acoustic report prepared
by a qualified Acoustic Engineer. This report must detail
strategies to deal with sound intrusions and sound emissions.
The methodology required for this report is described in the East
Perth Redevelopment Scheme. Reference must also be made to
EPRAs Planning Policy 1.17 Sound Attenuation, which provides
measures for dealing with issues of sound attenuation, including:
Heavy weight single glazing or double glazing of windows;
Positioning of balconies away from noise sources such as air-
conditioners and other mechanical plant;
Minimisation of the window area/s facing a noise source such
as air-conditioners and other mechanical plant; Designation of certain areas within the building for a specific
use including the location of sleeping areas and quiet areas
away from potential noise sources;
Fitting of buildings with ducted air-conditioning /and or
ventilation systems incorporating acoustically insulated
ductwork;
Designing external walls, roofs and doors to minimise noise
intrusion; and
Construction of shared walls and floors between dwellings ina way which minimises the transmission of noise and is at a
minimum consistent with the requirements of the amended
Building Code of Australia.
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3.17 light spill
The Queens Precinct is located in close proximity to the WACA,which in addition to generating noise at certain times, also
potentially creates the problem of light spill into indoor and
outdoor living areas of nearby dwellings. In order to avoid the
unexpected loss of amenity due to light spill, EPRA seeks
to ensure that the issue of light spill is adequately
considered in the design of buildings particularly
residential buildings.
As affected buildings will likely be those north or east-facing,
permanent and solid screens may not be appropriate as
these would at all other times screen the very views and solaraccess that would make such residential units amongst the most
desirable in the City.
The architect of any affected development within the Queens
Precinct must demonstrate what measures have been taken to
prevent unwanted light intrusion into apartments and as the light
use is considered occasional and is in the direction of high value
north eastern view, it is recommended that high quality black out
curtains or blinds may well be the best light control measure.
3.18 privacy and overlooking
While acknowledging that total protection fromoverlooking is unlikely in an inner city context, EPRA
seeks to optimise privacy to dwellings and private spaces.
To optimise privacy through building design, developers should
give consideration to:
Windows must be appropriately designed (size, heights and
position) to minimise overlooking in peoples private spaces.
Balconies must not cause unreasonable loss of privacy for
neighbours. Ideally therefore, balconies should be set back a
minimum of 2m from an adjoining lot. Screening devices should be used at the edge of balconies or
windows to prevent casual surveillance of adjoining lots.
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For the purposes of these Design Guidelines, The Queens
Precinct has been divided into sectors that share common
characteristics and design parameters that reflect their specific
location within the site. These sectors are as follows:
1: Retail / Main street
2: Hay Street
3. Internal Streets
4. Adelaide Terrace
4 sector guidelines
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4.1 Retail and Main Street Sector
The vision or objective for this sector is of a vibrant,
mixed-use community hub.
To this end, a retail and community node has been planned that
will be comprised of a supermarket (in the order of 3,000m2),
specialty service and retail (in the order of 800m2), community
services and residential apartments.
This mixed-use component has been planned to occupy
Lot A, on the important corner site at the intersection of Plain
and Hay Streets, which is currently occupied by the State
Chemistry Centre.
A heritage assessment of the Chemistry Centre has been
undertaken and it has found that the external form, massing and
detail of the western Hay Street block (built in 1947) has cultural
heritage significance. As such, the retention of this building willbe required to form part of any new development. In order to
activate the corner of Hay and Plain Streets, the street front
portions of this building should be adaptively re-used as a series
of small retail tenancies, if this can be achieved in a manner that
does not diminish its cultural heritage significance.
EPRA strongly encourages the development of a supermarket to
service the existing and future population of East Perth, and the
preferred location for it is on Lot A behind the retail tenancies in
the Chemistry Centres western Hay Street block.
A residential tower will also be permitted to be constructed on
this corner to a maximum height of 8 storeys above natural
ground level. This residential tower is to be constructed above
the western Hay Street block and is to have the following set
backs from the street front elevations of this building:
Hay Street setback the minimum setback is to be taken
from the ridge line of the existing roof structure;
Plain Street setback behind the return of the building.
In this regard, the western Hay Street block will form a podium
like setting to the new residential tower above. The entrance to
this residential development shall be off Plain Street as indicated
on Figure 3.1C.
A Main Street has also been planned, running north-south
between Hay Street and Adelaide Terrace. This street provides
the opportunity to develop street-based retail, communityfacilities and some commercial/showroom development towards
the Adelaide Terrace end of the Main Street.
cafes & restaurants to activate streets
restaurant to activate street
residential above retail
retail on ground floor
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4.1.1 Heritage Issues
The western Hay Street block of the Chemistry Centre (on the
corner of Hay and Plain Streets) will be required to be adaptively
re-used. The adaptation of this building will need to be sensitively
handled and discussed with the Heritage Council of Western
Australia (HCWA) at the appropriate time.
HCWA has determined that the external form, massing and detail
of the building has some significance, whereas its internal fit-out
is of little significance. Essentially this means that the internal
fabric may be adapted as required, but that greater care will
need to be taken in the treatment of the external fabric.
Conservation of the external fabric will be a requirement
of any new development; however, this will not necessarily
preclude the careful removal of portions of the rear walls to
facilitate appropriate adaptation/extension of the building to
accommodate the retail uses.
New openings to the external facades along Hay and Plain
Streets may also be introduced to provide access to retail
tenancies and to activate the street. These openings may be in
the form of entry doors or glazed openings that may be extended
to ground level. Any new openings to the street front facades
will need to be carefully designed in a manner sympathetic to
the asymmetrical massing of the geometric form of the building
and to the horizontal emphasis provided by the existing window
openings. Traditional vertical entrances will not be permitted.
It should be noted that the chimney element of the building will
be required to be retained as part of any development.
A heritage impact statement for the Chemistry Centre will need
to be submitted with any application for development approval.
4.1.2 Parking
Parking for Lot A will be decked above the ground floor retail
uses. Parking for Lot B will be in a semi-basement configuration.
(Refer Figure 3.1C). See Activation of streets and rear laneways
in the Core Guidelines section for appropriate treatment to
these areas.
4.1.3 Site Services
If a supermarket is developed on Lot A, the servicing facilities
for it are to be accessed off Plain Street and located adjacent
to Plain Street. This service area must be screened to the
satisfaction of the Authority and be designed to minimise noise
and odour emissions. (Figure 3.1C).
Servicing to the rest of the retail/commercial component will be
off laneways as indicated on Figure 3.1C. See Servicing andAccess in the Core Guidelines section for more details as to
treatment of these areas.
4.1.4 Heights and Setbacks
Heights and setbacks will be as per Figures 3.1B and 3.1C.
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riverside //queens precinct // lot plan fig 3.1a
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sector boundary retail/main street sector
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riverside //queens precinct // fig 3.1b
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riverside //queens precinct // axonometric fig 3.1c
N
retail/main street sector residential speciality/retail /cafe community/civic possible supermarket mid floor community/civic showroom/commercial precinct setback
legend
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riverside //queens precinct // axonometric fig 3.1c
Nretail/main street sector residential speciality/retail /cafe community/civic possible supermarket mid floor community/civic showroom/commercial precinct setback
legend
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4.2.3 heights and setbacks
Heights and setbacks will be as indicated in Figures 3.2b and
3.2c.
4.2.4 special conditionsBuilding over the laneway is desirable within Lot (101) in order
to maintain continuity in streetscape character and form.
There needs to be a clearance of at least 5m above finished
ground level for service vehicles and a width clearance of over
6 metres. (Refer Figures 3.2a and 3.2c).
4.2 hay street sector
The vision or objective for this sector is of a leafy
residential street with 3 storey apartments or terrace
houses that have views to the north over Queens
Gardens and are potentially some of the most sought
after residential development in the City.
As part of the overall traffic strategy for Riverside project, Hay
Street will be calmed and traffic flows in Hay Street will be
significantly decreased, with the result that this sector may
have traffic volumes similar to a suburban residential street.
4.2.1 parking
A rear laneway has been provided for parking access. Parking
must be housed within a building structure (basement/semi-
basement or garage). See Activation of streets and rearlaneways in the Core Guidelines section for appropriate
treatment of these areas.
4.2.2 site services
A rear laneway has been provided for servicing. See
Servicing and Access in the Core Guidelines section for
more details as to treatment of these areas.
balconies & glazing are encouraged
three storey & loft residential
balconies & solar access are
encouraged
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riverside //queens precinct // lot plan fig 3.2a
185 m
6.6M
6.6M
2185 m
2185 m185 m
22500 m
111 m 276.71M
.
.
76.71M
6.0
1M
6.6M6.6M6.6M
28M
28M
28M
18.51M
28M
21.9
9M
28M
8.5M
12.49M 6.6M 6.6M 6.6M
500 m2 2
185 m 185 m2
185 m2
185 m2
185 m2
185 m2 2
418 m503 m22
185 m2
185 m2
18.5M 18.6M6.6M6.6M6.6M6.6M6.6M6.6M
15M
(Road)
15M
(Road)
3.2
M
.
..
6.0
1M
2461 m
76.7M2
461 m
6.0
1M
6.0
1M
28M
28M
28M
28M
28M
28M
28M 1
9.5
M
21.9
9M
. .
76.7M
.
.
21.9
9M
18.6M6.6M6.6M
28M
28M
28M
33.4M5.7M6.6M 9.8M6.6M6.6M6.6M6.6M6.6M12.49M
8.5M8.5M
6.6M 12.59M6.6M
hay street
halestreet
HGGGGGFD ED DD DC D
mainstreet
over5
A A A AA A
A AA AA A A AA AA A
N
A
sector boundary hay street sector service easement
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fig 3.2b
A
B
C
D
F
H
E
G
I
J
K
L
M
N
LOT
TYPE
PERMITTED USESDENSITY
CODE
PLOT
RATIO
SITE
COVER
NORTH SOUTH
PERMEABILITY
REAR
SETBACKCommunity
Retail
Commercial
Residential
Retail
Commercial
Residential
Residential
Residential
Residential
Residential
Residential
Residential
200
60
160
60
160
200
200
160
250
250
250
250
2.0
2.0
2.0
2.0
2.0
2.5
2.5
4.0
4.0
4.0
4.0
-
60%
60%
60%
60%
60%
-
50%
above
3 storeys
50%
above
4 storeys
-
-
-
-
-
50% above
5 storeys
50% above
5 storeys
50%
above
4 storeys
50%
above4 storeys
50%
above
4 storeys
50%
above
4 storeys
0
0
0
0
0
0
0
0
0
0
0
0
0
0
-
-
-
-
-
-
-
-
-
-
-
-
-
-
STREETS
SETBACK (m)
SIDE
SETBACK
LOT
No.
101
102
102
103
103
101
104
103
106
106
105
105
200
80
2.0
-
-
-
-
-
-
Retail
Commercial
Residential
Retail
Commercial
Residential
Retail
Commercial
Residential
Retail
Commercial
Residential
50%
50%
Retail
Residential
Commercial
Retail
Commercial
Residential
Main Street max. 0
Adelaide Terrace
max. 3 & min. 3
Adelaide Terrace
max. 3 & min. 3
Main Street max. 0
Adelaide Terrace
max. 3 & min. 3
Plain Street 2-4
Hay Street 2-4
Main Street max. 0
Hay Street 2-4
Main Street max. 0
Hay Street 2-4
Hay Street 2-4
Internal Street 2-4
Hay Street 2-4Internal Street 2-4
Hay Street 2-4
Hay Street 2-4
Internal Street 2-4
Main Street max. 0
Internal Street 2-4
Internal Street 2-4
Adelaide Terrace
max. 3 & min. 3
Adelaide Terrace
max. 3 & min. 3
-
-
-
-
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riverside //queens precinct // axonmetric fig 3.2c
038////4 sector guidelines
2m - 4m setback
2m - 4m setback
QUEENS GARDEN
3 storeys apartments& townhouses
3 storeys apartments& townhouses
3 storeys apartments
3 storeys apartments
0m setback
0m setback
3 storeys apartments
& townhouses
3 storeys
apartments
3 storeys apartments
3 storeys apartments
3 storeys apartments
& townhouses
apartments overlane-
way
3 storeys apartments
garages to back
garages to back
3 storeys apartments
Nhay street sector residential speciality retail/cafe sector setback
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4.3.1 parking
Parking to this site will be integrated into the development
as basement or semi-basement. Parking to be accessed off
laneway provided.
4.3.2 site services
A laneway has been provided for servicing. See Servicing and
Access in the Core Guidelines section for more details as to
treatment of these areas.
4.3.3 heights and setbacks
Heights and setbacks will be as per the attached Figures 3.3b
and 3.3c
4.3 internal streets sector
The vision or objective for this sector is of a European-
based residential model (similar to that found in Paris,
Barcelona and Prague) with crisp, modern architectural
expression.
A cruciform internal road structure has been provided east of the
retail sector of the site to allow access to residential development
for the majority of the Queens Precinct.
The apartment development proposed for this sector should be
at a density of R200 and has a general height limit of five storeys
with select components allowed to eight storeys. (Refer Figure
3.3c).
It is envisioned that these lots will group themselves in such a
way to create a shared garden environment between dwellings
and take advantage of northern solar access. (Refer Figure 3.3c).Balconies overlooking the street will be favoured as will shading
and privacy structures constituted of canvas awnings and
timber shutters. These buildings will lend themselves to simple
repeating rhythms of balcony and window.
balconies that allow light penetration
through ventilation are encouraged
european residential modules are favoured
timber shutters used for privacy
balconies to the street are encouraged
039////4 sector guidelines
.. . . . .......... ..
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riverside //queens precinct // lot plan fig 3.3a
040//// executive summary
2676 m
.
111 m 276.71M
.
4.25M
31.9
9M
70.71M
76.71M
6.0
1M
....
.
. .......
15M
(Road)
15M
(Road)
.
..
6
.01M
2461 m
76.7M
22
2
.
461 m
2662 m
6
.01M
6.0
1M
31.9
9M
4.25M
67.68M8.5M
28.9
9M
76.7M
.
.
.
4.25M
31.9
9M
...
.
.
HALE
STREET
INTERNAL STREET
I J
MAIN
STREET
N
Ninternal street sector sector boundary
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fig 3.3b
101
102
102
103
103
101
104
103
106
106
105
105
041////4 sector guidelines
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riverside //queens precinct // axonometric fig 3.3c
042////4 sector guidelines
RIGHTOFWAY (VEHICLE AC-
CESS)
HALE
STRE
ET
MAIN
STREET
ADELAIDE TERRACE
HALE
STREET
ADELAIDE TERRACE
HAYSTREET
Ninternal sector residential speciality retail/cafe sector setback
legend
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Recessed sections; and
High quality materials that provide colour, texture and
contrast.
Residential towers to a maximum height of 8 storeys above
the first 4 levels are encouraged as per the building envelopes
indicated in Figure 3.4c to preserve view corridors for
development in Sector 3 and to take advantage of the views of
the Swan River and Queens Gardens.
4.4.1 parking
Parking for the commercial and residential components should
be integrated into the development over 2 levels at basement
(commercial) and level 3 (residential). All parking access is to
be from the east-west street to the north of the buildings (Refer
Figure 3.4c). Architectural elements that closely resemble balconies and/or
window openings;
Detailed facade treatments and/or surface modelling;
Recessed sections; and
High quality materials that provide colour, texture and contrast
4.4 adelaide terrace sector
The vision or objective for this sector is of mixed-use
development that will activate Adelaide Terrace and be
of a standard and quality commensurate with a key entry
point into Riverside and Perth city.
The ground floor of the buildings on Adelaide Terrace should
be developed as active uses - in particular this location is well
suited to the development of high quality showroom commercial
spaces. The 4 metre wide footpath along the north-south
internal street between Lots L and M provides an opportunity for
activation of the public realm, and accordingly ground floor uses
in this location are encouraged to take advantage of this space.
Floors 1 - 3 could include either residential or commercial
development. These are the preferred uses in this location
as they will serve to activate the Adelaide Terrace frontage.
Carparking may be permitted in these floors, provided that it
is not visible from the Adelaide Terrace frontage and is located
behind commercial or residential units, or another use with
Adelaide Terrace frontage.
In the event that this is not feasible, then the Adelaide Terrace
building elevation of floors 1 to 3 is to be articulated to provide
visual interest and variety, to the Authoritys satisfaction. In
this regard, the Adelaide Terrace building elevation should be
articulated to give the appearance of a building elevation for a
commercial or residential development, and should include the
following:
Architectural elements that closely resemble balconies and/or
window openings;
Detailed facade treatments and/or surface modelling;
quality showrooms to adelaide terrace
pool and garden on level four residential terrace
large balconies are encouraged
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4.4.2 site services
No crossovers from Adelaide Terrace will be permitted and
therefore, access to buildings will be via the Main Street and the
north-south mid block street as indicated on Figure 3.4c.
Residential entries will be required to be from the north of the
lots as indicated. Servicing will also occur from this street to the
north. See Servicing and Access in the Core Guidelines section
for more details as to the treatment of these areas.
4.4.3 heights and setbacks
Heights and setbacks will be as per the attached Figures 3.4b
and 3.4c.
4.4.4 landscaping
It is envisioned that Level 4 will be used as an amenities floor
for the residential component. The large area of outdoor
space could contain a pool deck and should contain a garden
environment.
4.4.5 public //private interface
To reduce the existing hostility and facilitate the activation of the
Adelaide Terrace frontage, the following development standards
will apply to all lots in the Adelaide Terrace Sector.
The 3 metre front setback from Adelaide Terrace will be
required to be landscaped to EPRAs satisfaction. The
treatment of this setback area will be required to harmonise
with the treatment of adjoining public spaces.
Front fences along Adelaide Terrace will not be permitted; and
Obscure glazing of ground floor openings will not be
permitted.
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riverside //queens precinct // lot plan fig 3.4a
101
102
102
103
103
101
104
103
106
106
105
105
045////4 sector guidelines
HALE
STREET
K
INTERNAL STREET
L M N
Nadelaide terrace sector sector boundary
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fig 3.4b
046////4 sector guidelines
101
102
102
103
103
101
104
103
106
106
105
105
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riverside //queens precinct // axonometric fig 3.4c
MAINS
TREET HAY
STREET
INTERNALSTREET
INTERNALSTREET
HALE
STREET
MAIN
STREET
ADELAIDETERRACE
047////4 sector guidelines
12 storeys
3m land-
scaped
12 storeys
Possible ground floorshowroom / commercial/retail
3m land-
Possible ground floor
showroom / commercial/
Landscaped
Landscaped
1,2,3 floors residen-tial/ commercial/
1,2,3 floors residential/
0m setback
0m
12 storeys
12 storeys
0m setback
12 storeys
12 storeys
12 storeys
12 storeys
3m setback
3m setback
Residentialaccess
Parking access
Landscaped Rooftop
Landscaped Rooftop
0m
Residential/ commercial/
parking
Residential/ com-
Ground floor showroom /
commercial/retail
Nadelaide terrace precinct residential residential/commercial /parking showroom/commercial/retail precinct setback
legend
Parking access
Ground floor showroom /
commercial/retail
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5 appendix
5.1 key objectives and mandatory requirements//checklist
OBJECTIVES MANDATORY REQUIREMENTS
CORE GUIDELINES
Site Analysis In order to ensure a high standard of design and amenity,it is important that each development is site responsiveand addresses issues of climate and orientation,relationship to the public realm and neighbourly issuessuch as overlooking and noise attenuation
Submission of site analysis plan with developmentapproval documentation.
Public Art Inform developers of the importance of such art and makeit clear at the outset of the development process what thedevelopers role will be in this regard.
Financial contribution of 1% of the estimated constructionvalue for all commercial development and 0.5% of theestimated construction value for r esidential development.
EnvironmentallySustainable Design
Ensure that all developments within the Queens Precincthave been designed with the greatest possible regard forenvironmental sustainable outcomes.
Building ManagementEPRA seeks to improve environmental outcomes througha focus on management during construction,commissioning and hand-over to the building owner.
Indoor Environmental QualityEPRA seeks to achieve high levels of indoorenvironmental quality for the health, amenity and safety ofoccupants.
EnergyEPRA seeks to achieve a minimum requirement foroperational energy efficiency and greenhouse emissionsfor the building.
The sustainability performance standards will be includedin the contract of sale.
TransportEPRA aims to encourage commuters utilise alternativemodes of transport.
WaterEPRA aims to reduce the potable water consumption ofbuilding occupants.
MaterialsEPRA aims to reduce material wastage, facilitate the
recycling of resources and minimise the use ofenvironmentally harmful materials/ practices.
Landuse & EcologyEPRA aims to maximise the enhancement of the sitethrough provision of native plantings.
EmissionsEPRA aims to reduce harmful emissions from the site tothe sky, atmosphere and watercourses.
Access and Inclusion Ensure that buildings and development with the QueensPrecinct are universally accessible - designed to be
useable by people of all ages, incomes and abilities, to thegreatest extent possible without the need for adaptation.
Affordable housing to be externally finished to a similarstandard, quality and level of detail as other housing in
the development;
Universal design to be an integral component of theplanning and design process.
All development within the Queens Precinct mustcomply with the Disability Standards for Access t o
Premises (Premises Standard)
Architectural Style and
Design
EPRA seeks to achieve a high standard of architectural
design that is of a modern aesthetic and responsive to theenvironment in which it is built.
Alignment, proportion, typology and modulation shouldrelate to neighbouring buildings or known futurebuildings;
Building scale should be appropriate to the site and itscontext;
Sufficient variation in building plane, colours andtexture should be provided so as to reduce the overallbulk and form of any development. This is particularly
relevant to buildings that are 3 storeys or less;
Activation of Streetsand Rear Laneways
Ensure all developments address, respond to and activateall streets, including rear laneways.
No blank walls or development which does notactivate the streetscape.
Safer design Ensure that building and environmental design in theprecinct minimises the opportunity for crime andmaximises peoples perception of safety.
Residential Buildings:
Buildings adjacent to public streets or spaces should bedesigned to allow informal surveillance and should
have at least one habitable room window or balconyfacing that area;
Each dwelling should ideally have a private entrance
from a primary street. Where this is not possible, forinstance in the case of multiple dwelling developments,communal entrances should restrict access to residentsonly and should be able to be locked;
Building design should allow visitors who approach thefront door to be seen without the need to open thedoor;
Landscaping and fencing should not obscure doors andmajor paths (see sections 3.8 and 3.10 for furtherdetails on fencing);
Private space should be defined by a clear boundary;and;
Access to rear private courtyards and parking areasshould be secure and restricted, and ideally gatesshould be flush with the building line.
Non- Residential Buildings: Entries to buildings should be exposed to the main
street frontage and be clearly delineated and legible;
Shop fronts should be designed to be highly interactive,provide interest through windows and visible indooractivity and promote surveillance of the street;
Staff entrances, if separate, should be well lit andmaximise opportunities for informal surveillance and forclear sightlines;
Loading and storage areas should be well lit and/orlockable after hours;
Public parking areas should be clearly designated, welllit and have clearly-defined access points; and
Building design should avoid the creation ofentrapment spots spaces that by their concealednature are not easily visible and provide the opportunityfor the entrapment of offenders and their victims or anti-
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social activities.
Vandalism Prevention:
Detailed faade treatments, anti-graffiti coatings andunfriendly shrubbery planted against new walls shouldbe used to prevent unwanted graffiti;
Construction should not involve long expanses of lightcoloured wall, except where the intent is to increase theluminance of lighting (such as in parking areas);
Buildings should be constructed from materials andfixtures that are resistant to vandalism and requireminimal maintenance, including solid core doors, steel
door frames, laminated glass and sturdy locks andhardware; and
Conversely, the use of materials that are vulnerable tointentional damage should be avoided eg: flimsypanelling, fragile light fittings and external fixtures thatcan be easily removed.
Parking Parking provision not to exceed maximum
requirements of the EPRA Scheme;
All development within the precinct will be required tocomply with the provisions of the City of Perths PerthParking Policy.
Parking to be accommodated within building structuresand screened from public view to the satisfaction of theAuthority.
Parking facilities and access ways must not visuallydominate the public realm or create obstructions to thepedestrian environment.
Roof top parking is required to be screened from viewfrom the street. Screening mechanisms should blendseamlessly into the architecture of the development.
Bicycle Parking and
End of Trip Facilities
EPRA requires that developers provide bicycle and end of
journey facilities in order to support and encourage cyclingas a viable and convenient means of transport.
Bicycle parking and end of journey facilities are
required to be provided at the following rates:
Storage Showers Changing / Lockers
Offices 5% of 1 per 10 bicycle 1 foreach
occupants spaces provided or bicycle space
partthereof
Residential 1 for each N/A N/A
dwelling
Educational 5 per 100 5 male & 5 female 20 male & 20 female
f/t students per 100 f/t students per 100 f/t students
Otherbuilding 5% of 1 per 10 bicycle 1 for each bicycleTypes occupants provided or part space
thereof
-Additionally visitor bicycle parking is to be provided near
the front entrance of the building
Bicycle parking facilities should be safe, durable andaway from pedestrian traffic. They should be located atground floor or basement level and be well lit.
The changing rooms must be secure facilities capableof being locked and be located as close as possible tothe bicycle parking facilities;
Lockers should be well-ventilated, of a size sufficient toallow the storage of cycle attire and equipment.
Vehicle Access Gatesand Garages
Vehicle access gates and garages are designed anddetailed so as to add character to the streetscape
Access ways to be considered as activatedstreetscapes;
Grouped parking designed as an integral component tothe development and treated with similar designintentions to the rest of the development;
No areas of open parking that are not appropriatelysoftened or screened from adjacent streets or accessways.
Servicing and Access Ensure that the servicing requirements for anydevelopment are carefully considered so as not to detractfrom the amenity of the streetscape or neighbours.
Cross overs to parking areas will be in locations shownon drawings;
Variations to these locations will be at EPRAsdiscretion if it is considered that the change will notcompromise vehicular and pedestrian safety and will
not be detrimental t