Thinking Outside ‘The Box’ · Thinking Outside ‘The Box’ Key design elements for apartments...

Thinking Outside ‘The Box’Key design elements for apartments in Ku-ring-gai

©Copyright 2011Ku-ring-gai CouncilPrinted July 2011

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i Introduction 1

1 Site Planning 5

2 Building Design 23

3 Site and Building Amenity 51

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Thinking Outside ‘The Box’ Key design elements for apartments in Ku-ring-gai

2 Thinking Outside ‘The Box’ Key design elements for apartments in Ku-ring-gai

What is the purpose of this document?

The Sydney Metropolitan Strategy requires Councils to plan for increased housing densities across Sydney. To achieve this, Ku-ring-gai’s new higher density housing developments have been planned around the existing centres with good accessibility to public transport and local services. This new housing will better suit the needs of future smaller households, reflecting the changing demographics in Ku-ring-gai.

The major challenge that Ku-ring-gai Council faces is to promote community understanding and acceptance of higher densities in the local area.

The document is intended to play a key role in promoting the awareness of well-designed buildings that are responsive to community expectations and local character. It aims to improve the standard of residential flat design by showcasing a range of good local buildings.

The booklet is a guide only and does not set any statutory provisions nor does it have a role in the assessment of development applications. It is hoped this document will assist and encourage an on-going commitment from both Council and the industry to high quality design.

INTRODUCTION

3Thinking Outside ‘The Box’ Key design elements for apartments in Ku-ring-gai

Structure of the document

The document addresses the three key aspects of planning and design for residential flat development. This is to ensure good residential amenity and improve the layout and appearance of buildings within the streetscape.

Part 1- Site Planning

This part illustrates examples of cohesive and well-designed buildings that respond to their context. It demonstrates how buildings are best located within the development site and relate to their neighbours and streetscape; how landscaping and vegetation is maximised; and how to locate and design service infrastructure.

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INTRODUCTION

Part 2- Building Design

This part examines how buildings look from the street, both as an individual building, and in the context of its surrounding. It focuses on the aesthetic and functionality of building façade design.

Part 3- Site and Building Amenity

This part incorporates considerations for the design of both internal and external amenities such as private and communal open spaces, natural ventilation, solar access, visual and acoustic privacy, internal common circulation and storage.

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“Good design responds and contributes to its context. Context can be defined as the key natural and built features of an area. Responding to context involves identifying the desirable elements of a location’s current character or, in the case of precincts undergoing a transition, the desired future character as stated in planning and design policies. New buildings will thereby contribute to the quality and identity of the area.”

(source: SEPP 65 principle 1)


This development has varying heights of different components which follow the natural topography of the land. This reduces the bulk and scale of the development to the public domain and provides a transition of scale.

The development has the tallest component at the highway frontage acting as a ‘noise barrier’ to the rest of the development. It then steps down to three storeys towards the rear, where it adjoins single dwellings for an improved interface (see diagram below and photo overleaf).

SITE PLANNING(Site and Building Layout)

1500-1502 PACIFIC HIGHWAY & 2-2A MARSHALL AVENUE, WARRAWEE

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(Site and Building Layout)SITE PLANNING



Two elongated buildings provide the opportunity for generous open areas with deep soil landscaping and a large view corridor through the site. This configuration also allows all apartments to have a northern orientation.

This central space provides direct access to lobbies and ground floor courtyards as well as a pedestrian connection between residential streets (see photo below).


1-3 ETON ROAD, 3-11 BURLEIGH STREET & 207-211 PACIFIC HIGHWAY, LINDFIELD

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The buildings are designed around a five-storey central building element with smaller scale four-storeys ‘wings’ facing the residential streets. This results in a reduced impact on the streetscape.

Large landscaped street setbacks and upper-level setbacks to the buildings fronting the residential streets provide a better transition of scale.





This development has three separate buildings on the east-west axis set within a landscaped setting. This creates shorter, smaller building frontages to the street for a reduced perceived bulk, while taking advantage of the prevailing southern and northern winds.

The stepped building forms on the eastern and western buildings improve the interface with adjoining lower scale developments.

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1-9 WONIORA AVENUE, WAHROONGA

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(Landscaping)


SITE PLANNING

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SITE PLANNING(Landscaping)

This development integrates into its landscape setting and is contextually responsive to the unique natural characteristics of the locality. The building layout ensures the retention of existing significant trees, resulting in greater aesthetic quality and amenity for the occupants (see diagram overleaf).

The well-established tree canopy becomes the central focus of the development and provides a pleasant outlook from the apartments. The locally native canopy trees also contribute to the tree-canopied character and biodiversity of Ku-ring-gai.




The natural environment, consisting of extensive areas of high canopy trees including Blue Gums, forms a major part of the context for this development.

The buildings are sympathetically positioned to allow large pockets of deep soil landscaping, good-sized communal areas and the retention of large canopy trees. This softens the buildings and improves the amenity for residents.

10-16 MARIAN STREET, KILLARA

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Landscaping within this development reinstates indigenous eucalypt forest species and native ground covers. This improves local biodiversity by providing habitat for local birds and wildlife. The landscaping also creates a strong sense of the natural environment as a setting for the development and provides all apartments with an attractive treed outlook.

The built elements within the landscape setting, eg. timber boardwalks and railings, water features and timber fencing (between private courtyards), are complementary with the natural environment.

25A-29 LORNE AVENUE, KILLARA

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Masonry ‘entry statement’ elements, containing mail boxes and other services, are provided at street frontage and adjacent to the pedestrian bridges. The natural stone cladding blends harmoniously with the landscape setting.

Building services such as the fire hydrant and fire sprinkler booster valves, are integrated as part of the entry to avoid any detractions from the streetscape.

(Services)


SITE PLANNING

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SITE PLANNING(Services)




To minimise the visual impact, the electrical substation ‘kiosk’ is located in a reasonably discreet manner on the corner of the site with the shorter side facing the street.

Building services such as the gas regulator, fire hydrant and fire sprinkler booster valves, are concealed within a ‘chamber’. This can be an integral part of the pedestrian entry or driveway design.

1-7 BRUCE AVENUE & 6 GREENGATE LANE, KILLARA

1-5 MOUNT WILLIAM STREET, GORDON

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17-19 POWELL STREET & 4-6 WALLAROO CLOSE, KILLARA

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“Quality aesthetics require the appropriate composition of building elements, textures, materials and colours and reflect the use, internal design and structure of the development. Aesthetics should respond to the environment and context, particularly to desirable elements of the existing streetscape or, in precincts undergoing transition, contribute to the desired future character of the area.”

(source: SEPP 65 Principle 10)


BUILDING DESIGN


(Building Facades)

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BUILDING DESIGN(Building Facades)

The top floor of the building is contained within the roof (on southern elevation) with a projected cornice line under the roof line, thereby minimising the dominance of built form and perceived height.

The mid-tonal range of wall colours and the zinc coloured metal roofing relate well to the colours of the predominantly native trees in the landscaped setting.

A framing device which is constructed over the dominant two-storey mid section reduces the visual bulk of the building. It also draws the line of vision to the second and third floors, creating a strong horizontal emphasis. The horizontal band in turn is broken down by vertically proportioned opening frames and vertical blade walls.




8-12 NOLA ROAD, ROSEVILLE

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The top floor is set back to reduce the perceived bulk of the building. The use of extensive glazing with aluminium screens and a floating roof plane helps defining the lightweight expression of the ‘top’.

The ‘middle’ part of the building is vertically proportioned, which is emphasised by the bronze coloured vertical balcony frames. The frames complement the vertical trunks of the surrounding trees. The facade is further articulated by finely textured off-white painted masonry with a secondary layer of glazed balustrades, providing a counterpoint to the leafy surrounds.

The ‘base’ of the building is defined by a series of sandstone clad landscaped terraces which incorporates the car park projecting above natural ground level. The stepped building base forms an integral part of the landscape design.




The building is climatically responsive with full frontage glazing to living rooms, master bedrooms and balconies on the north-east elevation. This maximises natural light as well as the outlook to the landscaped open space.

Balconies and stepped glazing lines add visual depth to the building façade. Bronzed coloured aluminium louvred panels provide a finer layer of articulation and reinforces the residential character and scale of the broader context.


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Sliding louvred panel screening to the front edge of the frameless glass balustrades provide occupants with visual privacy and control over solar access, while providing articulation to the façade. Bronze anodised aluminium also imparts a natural warmth to the façade of the building.


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It is a common practice to have a lighter, rendered element on the upper levels, which provides for a solid base and a less obtrusive or heavy top half. The lightness of the top is enhanced by recessing the top-most storey and extending eaves around to produce a parapet. The middle section of the building is cement-rendered and painted.

Appropriate horizontal and vertical articulation is achieved on front and rear elevations by offset walls and balconies. The use of shorter balcony elements that are articulated by louvre infills unifies the horizontal band.

The architectural design of these relatively larger buildings relates reasonably well to its neighbours, with a strongly delineated dark brick masonry base on the lowest two floors, reflecting the desirable elements of the locality.





This development identifies and responds to the scale of the neighbouring buildings by visually breaking down the building mass into three stepping pavilion forms linked by recessed ‘transparent’ circulation cores (acting as the voids between these forms).

Building articulation is achieved by staggering the street façade. The sun shading and glass louvres contribute to the detailed articulation of surfaces. Windows are grouped to avoid punched windows within facades.


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The building is set below the street level (due to the steep topography) with the fifth floor effectively set back from the perimeter walls. This results in a building that appears to be only four storeys from most aspects.




This building is divided into a series of small modules, which step down the site, by the deep articulation at the building entries. The use of a variety of colours and materials serves to define and break up the street facade. The facade is further broken up by the recessive fifth storey, broken roof forms, wall articulation, recessed and projecting balconies, sun shades and detail on railings.


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The break-up of street facades into smaller elements reflects the scale of neighbouring buildings. Facades are subdivided horizontally and vertically by the use of architectural elements such as solid masonry balconies, stepped walls, windows and louvres. This subdivision distinguishes the scale and identifies individual apartments within an overall façade. A change of form and use of lighter materials at the fourth storey and a stepped top floor further reduces the bulk of the masonry construction.

The side elevation features a solid wall with horizontal detailing, small narrow vertical window elements and louvred privacy screens on balconies. These elements contribute a degree of modulation, while protecting the privacy of the neighbours. In addition, the large face-brick feature wall highlights the pedestrian entry via the side of building.



The roof cantilevering beyond the heavy masonry façade and the use of various balcony, window and material treatments, contribute to shading, depth and modulation to the side elevation.

Balcony design varies on different levels using solid and transparent balustrades. This adds visual interest to the building and ensures a good level of privacy.

The corner windows of varying proportions with horizontal sun shades provide an enhanced sense of space and light internally (see photo below).


1-5 MOUNT WILLIAM STREET, GORDON

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This building has a curved balcony element to address the important corner. The balconies to apartments facing the highway are wrapped with a glassed skin which is visually pleasing. This design also provides improved privacy and acoustic amenity. In addition, the incorporation of operable glass louvres maximises natural ventilation.


1, 1A, 1B & 3 MUNDERAH STREET, WAHROONGA



22-24 HENRY STREET, GORDON

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This façade is composed of a variety of horizontal and vertical elements and is articulated into a defined base, middle and top. The varied combination of external materials, finishes and colours reduces the visual bulk and scale of the building when viewed from the street. The top of the building visually recedes due to setback loft areas and a change in material and paint finish.

The entry to the basement car park is well integrated with the overall street facade design. The detailing, finish and colour of the entry door complements the louvred screens on the external building facade.



The northern facade of the building features a contemporary design with the use of predominantly white-rendered finish (see photo overleaf). The glazed elements such as the circulation ‘towers’ and balconies create a sense of openness, while providing good daylight to the internal areas.

The southern facade of the building is dominated by the use of face brickwork as the main finish to the wall planes with contrasting white rendered masonary balconies. This facade relates well to the neighbouring blocks of flats.


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Each building in this development varies in facade design and articulation adopting a unified architectural theme based on a defined base, middle and top. The podium level is constructed of face brickwork to create a strong ‘base’. The ‘middle’ part is cement-rendered with wall projections incorporating glazed balconies. The ‘top’ of the building is well-recessed and has a strong horizontal emphasis through the use of pergolas.

The building entry is easily distinguishable with the use of a projecting portico and the face brick ‘tower’ element with high parapet. This ‘tower’ element also assists in breaking up the horizontal emphasis of the overall facade composition.




2-4 MILRAY STREET & 10 HAVILAH LANE, LINDFIELD

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The use of sandstone on the exterior of ground floor apartments provides a strong definition to the ‘base’ of the building. As a material that forms part of both the natural and built context of the local area, it also helps to integrate the building with the landscape. The same material is also used to express the vertical circulation cores as discrete architectural elements.

Large bi-fold timber balcony doors for ground floor apartments complement the use of natural materials on the exterior as well as the natural environment (see photo overleaf).



The use of rendered masonry and stone cladding with a mid-tonal range of browns and greys, with white highlights, creates an earthy, recessive colour palette that allows the development to blend into the landscaped setting.

The stone-clad blade wall adds architectural interest and defines the building entry, serving as a feature element.

The street corner is addressed with corner windows that have a horizontal proportion, contributing to the overall composition of facade design.



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“Good design provides amenity through the physical, spatial and environmental quality of a development. Optimising amenity requires appropriate room dimensions and shapes, access to sunlight, natural ventilation, visual and acoustic privacy, storage, indoor and outdoor space, efficient layouts and service areas, outlook and ease of access for all age groups and degrees of mobility.”

(source: SEPP 65 Principle 7)


(Private Open Space)

The balconies are roofed and used as an extension to the living areas. Ceiling lights allow night time use.

Fixed vertical screens on the sides of the balconies enhance visual privacy.

Transparent glass balustrades enhance the sense of space, light and the outlook. The sliding louvred panels provide privacy and solar access control, while serving as a building articulation element.

Timber decking on the balconies creates a natural ambience and a seamless transition from the adjoining indoor space. Full height bi-fold or sliding doors are used to extend the indoor living areas of the apartments.

SITE AND BUILDING AMENITY


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SITE AND BUILDING AMENITY(Private Open Space)

8-12 NOLA ROAD, ROSEVILLE 25A-29 LORNE AVENUE, KILLARA


Ground floor private courtyards are terraced to respond to the site topography. The rear stone wall provides a natural backdrop to the landscaped courtyards and a pleasant outlook from the apartments. Garden beds against the stone wall soften the look of the wall.

The courtyards with timber flooring blend harmoniously with the landscape. The use of timber cladding is extended from courtyard floors to the wall areas for visual interest and an enhanced sense of space.



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(Communal Open Space)

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SITE AND BUILDING AMENITY(Communal Open Space)

The communal open space is well defined by this “L shaped” building. This configuration combined with the landscaping provides a good buffer between the development and adjoining properties (see photo overleaf).

The communal open space is defined by strong, regular building forms and overlooked by apartments and balconies, ensuring good passive surveillance.

Private courtyards for the ground floor apartments are differentiated from communal open space by a change in level, screen planting and louvred fencing, ensuring a high level of privacy for residents.



The ground floor living / dining areas and terraces have direct access and views to the adjacent communal open space at the rear of the site, which has a northerly aspect (see photo above).

A series of short, solid masonry courtyard walls separate the ground floor bedrooms and courtyards from the communal open space for improved visual privacy. These courtyard walls also serve as sculptural elements within the landscaped setting. Scattered seating is provided within the communal open space.



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This communal open space has a northwesterly aspect for optimum solar access. The central location of the open space enhances the outlook from apartments and provides a degree of privacy between apartments. The central location also provides a public outdoor area screened from adjoining developments.


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The sandstone terrace walls create a harmonious setting to the landscaped open space. They provide visual interest at pedestrian level, while complementing the exterior of the building. Garden beds are provided against the courtyard walls for a softening effect.

The provision of lawns, seating and water features fosters a sense of community with a village green feel and distinct character.





The communal open space which is integrated as part of the hard-paved outdoor circulation space, features a dominant geometric form. This creates a strong focus and identity. Built-in seating provides places to relax and encourages social interaction. Pergolas are provided for summer shade (see photo below).


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The communal open space is well positioned along the main axis from the major entrance gateway and near the building entry. This optimises opportunities for casual surveillance. A “pillar” sculpture terminating the view corridor marks the importance of this space. The water fountain also creates a focus for the development with informal seating around it.

The communal open space is suitably paved and incorporates a shared barbecue facility. This adds to the amenity of the development and encourages social activities, eg. informal gathering.


11-19 MOREE STREET, GORDON

9-23 BRUCE AVENUE, KILLARA


SITE AND BUILDING AMENITY(Natural Ventilation & Solar Access)

These apartments are single loaded and have either dual or triple aspect with north facing living areas. This provides good natural cross ventilation and solar access. Window openings are proportioned to allow good daylight penetration, while east and west balconies and window openings are appropriately shaded by balcony overhangs, canopies and louvred screens.


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This development layout, with two or three apartments per lift core, provides each apartment with openings to a minimum of three aspects. This maximises natural cross ventilation and light. Operable exterior sliding doors and windows on opposite sides of every apartment also facilitates good natural ventilation (see photo below).

(Natural Ventilation & Solar Access)


cross ventilation

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The ‘transparent’ circulation cores, which incorporate lift lobbies with glass louvred walls and external stairs, are naturally lit and ventilated, while taking advantage of the pleasant outlook.

The north-facing balconies adjacent to living spaces feature aluminium louvred screens that allow residents to control the level of privacy and solar access into the apartments (see photo below).




The planter boxes along the edges of these top floor terraces increase visual privacy between apartments as well as soften the skyline silhouette of the buildings.


(Visual Privacy)

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The building design ameliorates visual impact by:• providing steps in the external

walls,• limiting fenestration on

side elevations to low-use rooms such as bedrooms and bathrooms,

• locating windows away from other apartments’ balconies,

• equipping the living room and bedroom windows with aluminium louvres (see photo below).

SITE AND BUILDING AMENITY(Visual Privacy)



Vertical panel screening is fixed to the sides of balconies to reduce potential overlooking of adjacent balconies and developments, while allowing views and daylight access. Planter boxes can be incorporated to enhance visual privacy (see photo below).



(Visual Privacy)

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This development has limited fenestration with screening measures on the side elevations, to minimise privacy impact to its adjoining lower scale developments. In addition, the vertical louvred screening articulates the facade and marks the entrance, while acting as sun shading device to the north-west and south-east facades.

The window alcove is strategically placed to maximise daylight penetration to the middle section of this dual aspect apartment. The external vertical screen limits views to the neighbouring properties.



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Full height sliding louvred panels in front of glazed balconies enhance visual privacy. They also provide solar access control and act as a building articulation element.

Operable louvres to the courtyard wall adjoining communal open space increase privacy, while promoting daylight access and natural ventilation to the ground floor private courtyards. The landscaping in front of the courtyard wall also improves visual privacy and soften the wall.




(Acoustic Privacy)

The enclosed northern balconies fronting the railway line serve as an acoustic buffer zone to the living rooms and bedrooms (see section below).


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This building elevation presents a relatively large solid surface area with small and narrow fenestrations and enclosed balconies. This reduces noise impacts to the apartments facing the highway.

The masonry wall protects the ground floor apartments and courtyards from excessive traffic noise.

(Acoustic Privacy)SITE AND BUILDING AMENITY


SITE AND BUILDING AMENITY(Acoustic Privacy)


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SITE AND BUILDING AMENITY(Acoustic Privacy)

Locating circulation cores between apartments reduces the number of common walls and increases building separation. In this development only the middle apartments share a wall. This configuration minimises noise impacts between apartments.

The internal layout minimises the number of living rooms sharing common walls with bedrooms of adjoining apartments.

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The location of circulation cores are clearly signified by the sandstone-clad feature elements. The use of sandstone cladding is extended to the lift cores at basements for easy identification (see photo above).

The circulation core areas on the lower three floors are open on the street elevation to maximise access to daylight and fresh air, as well as views of the surrounds.

SITE AND BUILDING AMENITY (Internal Common Circulation)

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The entry to this foyer has a winding path marked with stone paving that extends into the building foyer. This helps with orientation and gives the foyer greater presence.

Light wells (that are open to the sky) in the foyer increase the sense of space, air and light. Non-openable glass brick is used to avoid sound transmission and cross viewing between apartments.

SITE AND BUILDING AMENITY(Internal Common Circulation)

9-23 BRUCE AVENUE, KILLARA


Each building in this development has a glazed stairwell and lift that provides direct egress from the basement. The escape stairs are designed as an integral part of the lobby, increasing its spaciousness.

The extensive use of clear glazing to the common circulation areas allows direct access to daylight and outlook and improves perceptions of safety.

SITE AND BUILDING AMENITY (Internal Common Circulation)


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A triple core configuration with only two or three apartments entered from each lobby level, adds to the exclusiveness of the address as well as improving opportunities for casual surveillance. A separate entry foyer to each apartment is provided for increased privacy and security (see photo below).

SITE AND BUILDING AMENITY(Internal Common Circulation)


circulation cores



(Storage)

A dedicated storage compartment area is provided in a centralised location below ground level in a void above basement level. The installation of CCTV camera provides increased security.

Storage space can be provided in the basement(s) in various different configurations, such as within lock-up garages, within individual small compartments either at the end or on the side of parking bays, or in dedicated store rooms. Four examples are shown overleaf.



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(Storage)SITE AND BUILDING AMENITY

ACkNOWLEDGEMENTS

Produced by:Strategy and Environment, Urban Design Team

Ling Lee (Author)Bill RoyalSoosun Oh

Thanks to Communications Department for their editing and production support.

We wish to thank all the contributors to this publication including the architects, developers and residents.

818 Pacific Highway, Gordon NSW 2072

Locked Bag 1056, Pymble NSW 2073

T 02 9424 0000 F 02 9424 0001

DX 8703 Gordon TTY 133 677

E [email protected]

W www.kmc.nsw.gov.auABN 86 408 856 411

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