Residential Design—Single Unit Dwelling Code

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Residential Design—Single Unit Dwelling Code

Performance Criteria and Acceptable Solutions

4 Part A—Area based Performance Criteria and Acceptable Solutions

4.1 Single unit dwelling in Character Residential Areas and Low-medium Density Residential Areas



Performance Criteria

Acceptable Solutions

Building size, design and setting

P1 Single unit dwellings minimise amenity impacts to neighbouring dwellings and their open space in terms of:

• access to sunlight and daylight

• privacy

Building size, bulk and height must be consistent with the low density nature of the locality (if in the Character Residential Area) or low to medium density nature of the locality (if in the Low–medium Density Residential Area)

Building size, bulk and height must not create overbearing development for neighbouring dwellings and their open space

Buildings include an appropriate balance of built form and landscaped open space

Buildings in the Character Residential Area must be of a domestic scale and be consistent in height with neighbouring houses. Any additional part of a building over 8.5m and/or 2 storeys in height above ground level must not:

• result in a loss of views or outlook

• reduce visual amenity of an area, particularly where the site is on a prominent ridgeline


A1.1 Gross floor area (calculated as an aggregate of all single unit dwellings only on the site) is no more than:

Where in the Character Residential Area:

0.5 times the site area

• the number of dwellings does not exceed 1 per 300m2 of site area


Where in the Low–medium Density Residential Area:

0.5 times the site area

OR

0.6 times the site area where the site has frontage to a road with a reserve width of 15.5m or more, and:



• any part of the site is within 200m radius of any pedestrian entry to a railway or busway station, or

• any part of the site fronts an arterial route, or

• no part of the site is next to a house (where no approval for multi–unit dwelling or single unit dwelling exists)

Note:
Gross Floor Area may exceed the above percentages on an individual lot providing that the total GFA of all single unit dwellings, when calculated over all proposed single unit dwelling lots, does not exceed the maximum



A1.2 The site area is a minimum of:

Where in the Character Residential Area:

800m2 and has a minimum frontage of 20m



Where in the Low–medium Density Residential Area:

600m2 and has a minimum frontage of 17m



A1.3 Building height at any point is no more than:

Where in the Character Residential Area:

8.5m above ground level and 2 storeys



Where in the Low–medium Density Residential Area:

8.5m above ground level and 2 storeys

OR

9.5m above ground level to the underside of eaves and 3 storeys where the site has frontage to a road with a reserve width of 15.5m or more, and any part of the site:


- is within 200m radius of any pedestrian entry to a railway or busway station, or

- fronts an arterial route, or

- containing a building over 8.5m above ground level or over two storeys is more than 10m from any lot containing a house (where no approval for multi–unit dwelling or single unit dwelling exists)


A1.4 Decks, verandahs or balconies comprise a minimum of:

10% of the building footprint for a single storey dwelling

OR

15% of the building footprint for a two or three storey dwelling



Additional requirements in the Character Residential Area only:

A1.5 Each dwelling has a building footprint that does not exceed 50% of the lot (proposed or existing) for that dwelling

In calculating the building footprint, all measurements must be taken from the outermost projection of all covered areas, excluding eaves and window hoods



Additional requirements for extensions or renovations to an existing single unit dwelling only:

A1.6 Extensions or renovations do not increase the gross floor area of an existing single unit dwelling

P2 Building articulation, materials and detail design elements must reduce building bulk, provide interest to the street, form a transition with external spaces on site, and contribute to an appropriate response to local climatic conditions

A2.1 Building bulk is reduced by a combination of:

• verandahs

• recesses and projections (including eaves and overhangs on external walls)

• variation in materials, colours and/or textures including between levels

• variation in building form

A2.2 Different floor levels are distinguished with the use of entries, windows and balconies

A2.3 Roofs include pitches, gables or skillions or other features used to vary roof form and reduce roof bulk


P3 In established areas the front setback must complement the setbacks prevailing in the street

In newly developing areas the setback from any road alignment must be sufficient to enable screening, noise attenuation from the street and safety from traffic hazards



A3.1 In established areas, the front setback (excluding eaves, awnings and stairs) is within 20% of the average setback of adjoining buildings fronting the same street, or is a minimum of 6 metres where the average front setback of the adjoining buildings fronting the same street is more than 6 metres

A3.2 In newly developing areas, the setback from a street frontage is a minimum of 3m

P4 Development must not significantly reduce daylight to open space and habitable rooms in adjacent development or to other dwellings within the development

Boundary walls must be limited in dimensions and openings, to minimise the impact on neighbours


A4.1 The side boundary setback (existing boundaries with adjoining properties only), except for a wall built to the boundary, is a minimum of:

1.5m for a wall up to 4.5m high

2m for a wall up to 7.5m high

2m plus 0.5m for every 3m (or part of 3m) over 7.5m height for a wall over 7.5m high

• less than 1.5m where:

- the wall is no more than 3.5m high and no more than 15m long; and

- no windows or openings are located within 0.9m of a side boundary with an adjoining property


A4.2 A wall built to a side boundary has no windows or other openings to the side boundary and is limited to:

• a maximum length of 15m

• a maximum height of 3m

except where the wall abuts a higher existing wall, and/or an existing built to boundary wall and/or it forms part of a common wall between dwellings that will be simultaneously constructed

Note: Where a wall built to the boundary has a height less than 2m measured on the adjacent property, it can extend the full length of the boundary, less any front or rear boundary setback

A4.3 Rear boundary setback (existing boundaries with adjoining properties only) will be a minimum of 6m

Note:
Minimum setbacks do not apply to eaves and sun shading devices


4.2 Single unit dwelling in Medium Density Residential Areas and High Density Residential Areas



Performance Criteria

Acceptable Solutions

Building size, design and setting

P1 Building size, bulk and height must be consistent with the intent for the Area

Building includes an appropriate balance of built form and landscaped open space




A1.1 Maximum gross floor area (calculated as an aggregate of all single unit dwellings only on the site) is:

Where in the Medium Density Residential Area:

• up to 0.8 times the site area, where the site area is greater than 1,200m2

OR

• GFA = (1.2 times site area)  480, where the site area is less than 1,200m2, where GFA and site area are both expressed in square metres


Where in the High Density Residential Area:

• GFA = (1.8 times site area)  500 (where GFA and site area are both expressed in square metres)

OR

1.5 times site area, whichever is less



A1.2 The site area is a minimum of 800m2 and has a minimum frontage of 20m

A1.3 Building height at any point is no more than 12m above ground level to the underside of the eaves and 4 storeys

A1.4 Decks, verandahs or balconies comprise a minimum of:

10% of the gross floor area for a single storey dwelling

OR

15% of the gross floor area for a dwelling two or more storeys in height



A1.5 Setback from a road alignment is a minimum of:

6m for building walls (but no more than 8m)

4m for balconies, eaves, awnings, garden structures, etc.

Additional requirements for extensions or renovations to an existing single unit dwelling only:

A1.6 Extensions or renovations do not increase the gross floor area of an existing single unit dwelling


P2 Building elevations must visually balance the height of the building

A2 A number of the following design elements are introduced:

• variations in plan shape, such as curves, steps, recesses, projections or splays

• variations in the treatment and patterning of windows, sun protection devices or other elements of a façade

• elements of a finer scale than the main structural framing

• balconies, verandahs, terraces or sun shading devices

• light coloured materials

• roofs include pitches, gables or skillions or other features


P3 Roofscapes must be attractive and not marred by a cluttered display of plant and equipment

A3.1 Service structures and mechanical plant are designed as part of the building or screened effectively

A3.2 Building caps and rooftops contribute to the architectural distinction of the building

P4 In the Medium Density Residential Area, development must not significantly reduce daylight to open space and habitable rooms in adjacent development

In the High Density Residential Area, relevant development must maintain adequate levels of natural ventilation and light penetration to neighbouring habitable rooms, balconies and private open space

Boundary walls must be limited in dimensions and openings, to minimise the impact on neighbours


Where in the Medium Density Residential Area:

A4.1 The side boundary setback (existing boundaries with adjoining properties only), except for a wall built to a side boundary, is a minimum of:

1.5m for a wall up to 4.5m high

2m for a wall up to 7.5m high

2m plus 0.5m for every 3m (or part of 3m) over 7.5m height for a wall over 7.5m high

• less than 1.5m where the wall is no more than 3.5m high and no more than 15m long

A4.2 Rear boundary setback (existing boundaries with adjoining properties only) will be a minimum of 6m

Where in the High Density Residential Area:

A4.3 Any part of a dwelling higher than 3m is setback from a side or rear boundary on a lot (existing boundaries with adjoining properties only) a minimum of 3m, or half the height of the dwelling at that point, whichever is greater

These setbacks exclude eaves and window hoods projecting less than 0.6m


Requirements in either the Medium Density Residential Area or High Density Residential Area:

A4.4 A wall built to a side boundary (existing boundaries with adjoining properties only) has no windows or other openings to the side boundary and is limited to:

• a maximum length of 15m

• a maximum height of 3m

Except where the wall abuts a higher existing wall, and/or an existing built to boundary wall and/or it forms part of a common wall between dwellings that will be simultaneously constructed

Note:
Where a wall built to the boundary has a height less than 2m measured on the adjacent property, it can extend the full length of the boundary, less any front or rear boundary setback


P5 Buildings must not incorporate any type of glass or other surface likely to reflect specular rays that could create undue nuisance, discomfort or hazard to any part of the surrounding locality

A5 Any reflective glass material has:

• a level of light reflectivity of not greater than 20%

• a level of heat transmission of not less than 20%


P6 Proposals must be designed incorporating crime prevention through environmental design (CPTED) principles

Note:
For guidance in the application of acceptable solutions refer to the Crime Prevention Through Environmental Design (CPTED) Planning Scheme Policy


A6 Building design and layout for developments involving more than six (6) units incorporate the following features:

• opportunities for casual surveillance and sightlines (e.g. windows overlooking parking and communal areas)

• exterior building designs which promote safety (e.g. clearly visible foyers)

• adequate definition of uses and ownership (e.g. landscaping to define private and communal space)

• adequate lighting (e.g. lighting of potential entrapment locations)

• appropriate way finding mechanisms (e.g. signage)

• minimisation of predictable routes and entrapment locations (e.g. concealed spaces near public pathways)

5 Part B—General Performance Criteria and Acceptable Solutions for all single unit dwellings



Performance Criteria

Acceptable Solutions

Functionality

P1 Single unit dwellings are self sufficient and independent with respect to their functioning

A1.1 Each dwelling is fully contained on a lot (existing or proposed), including car accommodation, open space and landscaping, garbage bin storage and services/utilities

A1.2 Reciprocal easements for maintenance purposes are created over the separation space between dwellings on a site

A1.3 No more than two single unit dwellings built on rear lots share the same access way

Character

P2 Buildings built prior to 1900 must be retained

A2 Buildings built prior to 1900 are reused, refurbished and retained as part of the development site

Building design and setting

P3 Buildings must be orientated to the street and facilitate casual surveillance of the street

A3.1 The dwelling has large windows or balconies that face the street or are on the front of the building


A3.2 Building front elevation is parallel or nearly parallel to the road frontage

A3.3 Entry areas are visible from the public or internal street


P4 The location, height, extent and materials of retaining walls must be designed to minimise visual impact

A4.1 Combined height of retaining wall and fence does not exceed 2m

A4.2 Retaining walls are setback from any boundary and are stepped or terraced, so that landscaping can soften visual impact

P5 Fencing and walls must:

• assist the dwelling to be orientated to the street

• assist safety and surveillance

• enable use of private open space abutting the street

• provide an acoustic barrier for traffic noise

• assist in highlighting entrances

Fencing and walls for a rear lot must enable the use of private open space for the rear lot and adjoining properties, and provide an acoustic barrier


A5.1 Height of fences/walls on a side boundary does not exceed:

1.8m behind the building setback

1.5m forward of the building setback, if at least 50% transparent

1.2m forward of the building setback, if less than 50% transparent

Refer to Figures b and c

A5.2 Whilst front fences are not required, the height of fences/walls on any road alignment does not exceed:

1.5m if at least 50% transparent

1.2m if less than 50% transparent


A5.3 Solid front fences and walls above 1.2m high are only provided on suburban or arterial roads or facing a railway line and where:

• living areas can maintain surveillance of the street

• fences longer than 10m have articulation or detailing to provide visual interest

• the fences are limited to 60% of the frontage where private open space fronts the street



A5.4 Height of fences/walls on any boundary of a rear lot is 1.8m

P6 Private open space must have optimal useable proportions and must be located to best suit residents’ needs and must accommodate some service functions such as clothes drying

A6.1 The minimum area of private open space for a dwelling is 30% of a lot (existing or proposed) with a minimum dimension of 2m and is contained entirely on the lot

Refer to Figure d.

The total private open space may include balconies, decks and verandahs having a minimum dimension of 3m

A6.2 Ground floor private open space has a minimum area of 35m2 and a minimum dimension of 3m and is directly accessible from living areas of the dwelling


P7 Landscaping must be consistent with the established landscape character of the area and accommodate the retention of existing vegetation, including street trees

A7 Established trees are retained where removal is not required to site new buildings or extensions to existing buildings


P8 The development must include landscaping that contributes to a pleasant and safe environment and integrates well with the neighbourhood

A8.1 Landscape design allows for the overlooking of the street and pedestrian entry areas

A8.2 Landscape design emphasises a clear pedestrian entry point

Privacy and access to sunlight

P9 Direct overlooking between buildings must be minimised by building layout, location and design of windows, balconies verandahs and decks, screening devices and landscaping

Screening and partial enclosure of verandahs, decks and balconies is limited to provide privacy for neighbours and comfort for residents without resulting in an appearance of excessive bulk or restricting opportunities for passive surveillance of the street

Note:
North or north–east facing windows, balconies, verandahs or decks may be permitted to provide lesser levels of privacy than would otherwise be allowed by this Code where this will significantly improve passive solar design

A9.1 Where a dwelling is within 2m at ground floor level of a house or dwelling (either existing or proposed) (refer to Figure e), or 9m above ground floor level of a house or dwelling (either existing or proposed) (refer to Figure g), the windows of habitable rooms with an outlook to the windows of habitable rooms in an adjacent house or dwelling provide suitable screening such as:

• fixed obscure glazing in any part of the window below 1.5m above floor level

OR

• the privacy solution shown in Figure f


OR

• fixed external screens

OR

• sill heights of 1.5m above floor level



OR

• in the case of screening for a ground floor level, fencing to a height of 1.5m above ground floor level



A9.2 Where a direct view is available from balconies, landings, terraces and decks into windows, balconies, landings, terraces and decks in an adjacent house or dwelling, that view is screened

A9.3 Screening devices are solid translucent screens or perforated panels or trellises that have a maximum of 25% openings, with a maximum opening dimension of 50mm, and that are permanently fixed and durable

The screening device is offset a minimum of 0.3m from the face of the building

Screening devices may be hinged or otherwise attached to facilitate emergency egress only

A9.4 Street frontages of verandahs, decks and balconies are not screened or enclosed by shutters, glazing, louvres, or similar permanent structures

A9.5 Extensions or renovations to a dwelling do not incorporate the enclosure (whether in part or in full) of any balconies, decks or verandahs


P10 Development must achieve a pleasant, attractive and manageable living environment

Dwellings must receive adequate daylight and allow passage of cooling breezes through habitable rooms


A10.1 The optimal number of dwellings are orientated to within 20o either side of north


A10.2 Orientation of main living area windows to within 20o either side of north is maximised

A10.3 The majority of private open space has good access to sunlight

A10.4 Window placement and internal layout allows cross–ventilation


Car accommodation and vehicle access

P11 Vehicle parking and access must be sufficient, safe and convenient for residents and visitors.

Car accommodation and driveways must not dominate the appearance of the building when viewed from the street



A11.1 Car accommodation for each dwelling:

• is contained on the lot (existing or proposed)

• is provided for a minimum of 2 cars, 1 of which is a visitor space (ie. there are to be no communal/shared visitor spaces on a site)

• is designed in accordance with Figure h (tandem design) or Figure i (double width garage)

• may be roofed, provided that 1 space is a carport

A11.2 Where a double width design, a maximum of only one garage is provided (whether or not also containing a carport) and has a maximum total width of 6m or 50% of the frontage width, whichever is the lesser

Note:
On any lot having frontage less than 12m, compliance with this Acceptable Solution allows only for provision of a single car garage or a double car garage in tandem

Refer to Figure i

A11.3 Garages are recessed behind the main face of the building. In the case of a double storey building, the garage is recessed a minimum of 1 metre beneath the upper storey and the recess is sufficient to allow for overshadowing of the garage

Refer to Figure j

OR

Garages are contained underground or underneath a building and are no more than 1m above natural ground level at any point


A11.4 Crossover width is a maximum of 3m for a dwelling with its own direct lot access to the street

OR

Reciprocal access way/s are provided to serve a maximum of 2 dwellings and have a minimum width of 5m



A11.5 Vehicle parking structures are designed and located to be compatible with overall building design in terms of height, roof form, detail, material and colours

A11.6 Where provision of car accommodation is constrained by a steeply sloping site (a slope of 1 in 4 or greater between the front boundary and building setback), a maximum of a double carport (no garages) closer to the road alignment than the dwelling is acceptable

A11.7 Vehicle movement areas are broken up by alternative materials, patterns, or threshold treatments

P12 Vehicle access and parking design and location must minimise impacts on neighbouring dwellings

Noise disturbance must be mitigated by fencing or buffering



A12.1 Vehicle parking is:

• screened to minimise reflection of car headlights onto dwelling windows and to attenuate noise

• separated from habitable windows to minimise noise and fumes disturbance

A12.2 Where reciprocal access way/s are used they are lit at night and:

• acoustic screening is provided along the reciprocal access way/s

OR

• a 2m wide vegetated buffer is provided along the reciprocal access way/s


P13 Vehicle access to the site and neighbouring sites must not impede the traffic flow on arterial routes

The development must have safe and convenient vehicle access to dwellings and the street network



A13.1 The proposal does not use an arterial route for vehicle access to the site

A13.2 Vehicle access is provided to abutting sites that only have frontage to an arterial route, to facilitate access to the abutting site via an alternative street

Managing light and noise impacts

P14 Light nuisance must be minimised

A14 Outdoor lighting complies with the requirements of AS4282—Control of the Obtrusive Effects of Outdoor Lighting

P15 Noise from the development must not affect existing or likely future dwellings on adjacent land unreasonably

A15 The development complies with the Noise Impact Assessment Planning Scheme Policy

P16 Exposure of new dwellings to noise must be minimised

A16 Noise impacts on dwellings located within 150m of a Centre, Industrial Area, rail corridor, road corridor (suburban routes, motorways and arterial routes) or within a noise exposure contour of 20 ANEF or greater are mitigated to comply with the requirements of the Noise Impact Assessment Planning Scheme Policy


Utilities and services

P17 Waste disposal and collection areas must be unobtrusive, and adverse impacts on neighbouring properties must be mitigated

A17 Garbage bin storage for each dwelling is located on the lot (existing or proposed) and is screened from view

P18 Each single unit dwelling and its respective lot has independent connections to reticulated water, sewerage, drainage, electricity and telephone services, and where reasonable a gas service

Independent service connnections are provided from the road frontage to any rear lot without encumbering other lots.



A18.1 No shared or communal services or connections are provided to a single unit dwelling or the lot (existing or proposed)

A18.2 Each lot containing a single unit dwelling will have sufficient road frontage to provide for its connection to services.

Affordable housing outcomes

P19 Low cost housing is encouraged through development bonuses but only if it does not compromise local amenity

A19 If accommodation provides lodging for permanent residents or is administered by a housing cooperative, a Government or Council agency or charitable organisation to provide low cost, special needs housing or aged care accommodation for at least 10 years and height limits and setbacks are complied with:

• the plot ratio of low cost and special needs housing may exceed the plot ratio applicable to single unit dwellings in the Area


• on–site parking may be less than otherwise stated in this Code provided it meets expected requirements


While every care is taken by Brisbane City Council to ensure the accuracy of this extract of the code, Council make no representations or warranties about its accuracy, reliability or completeness and disclaim all responsibility and all liability (including without limitation, liability in negligence) for all expenses losses and damages (including direct and consequential damage) and costs that may be incurred as a result of the document being inaccurate in any way and for any reason.


Printed on 29/04/2018




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