Queens Design Guidelines Oct 2008

queens Precint Design Guidelines - October 2005

riverside

riverside // queens precinct aerial map fig 0.a

WACA OVAL

QUEENS PRECINCT SITE

ADELAIDE TERRACE

PLAIN STREET

BENNETT STREET

HAY STREET

LANGLEY PARK

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riverside // queens illustrative site plan fig 0.b

L ANGL

QUEENS GARDENS

WACA OVAL

RK E Y PA

HAY STREET

MAIN STREET

PLAIN STREET ADELAIDE TERRACE

RIVERSIDE INTERSECTION

legend showroom/commercial supermarket commercial/community facilities residential

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riverside // queens precinct sector plan fig 0.c

HALE

QUEEN’S GARDENS

WACA OVAL

HAY STREET

MAIN STREET

1

2

3 PLAIN STREET

INTERNAL STREET

4

ADELAIDE TERRACE RIVERSIDE INTERSECTION

sector legend retail internal street hay street adelaide terrace

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riverside // queens precinct massing diagram fig 0.d

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sector legend retail internal street hay street adelaide terrace existing buildings

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// contents 06

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1 riverside 1.1 introduction 1.2 riverside vision

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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

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3 core 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 materials 3.7 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 enclosures 3.15.3 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

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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

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5 appendix 5.1 key objectives and mandatory requirements checklist 5.2 riverside queens precinct development plan

4 sector 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

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1 riverside

1.1 introduction

1.2 riverside vision

The Riverside project area comprises some 40 hectares of land at the eastern end of Perth’s 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.

The vision for Riverside is of a bustling, vibrant community with a range of entertainment, commercial and residential developments that take advantage of Riverside’s unique location.

Riverside includes some of Perth’s iconic institutions including the WACA, Gloucester Park, the Police Headquarters, Trinity College and Queen’s 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.

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 Perth’s temperate climate.

aerial perspective of queens precinct

aerial perspective of queens precinct

aerial perspective of queens precinct

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2 the queens precinct design guidelines

queens precinct site

hay street

• High commercial visibility to Adelaide Terrace; and • Access to the proposed retail and community node within the Precinct.

adelaide terrace

• Strong public transport links to the CBD;

main street

plain street

sector

2. Hay Street 3. Internal Streets 4. Adelaide Terrace Note: See Section 4 of these guidelines for specific requirements for each of the sectors.

retail/main street sector

adelaide terrace

hale street

sector

1. Retail / Main Street

riverside intersection

adelaide terrace

Within the Queens Precinct, there are 4 sectors that, whilst sharing a common architectural expression, have specific development requirements:

queens precinct aerial map

sector

2.2 queens sectors

mid block

Generally speaking, the bulk and form of development will increase from north to south to ensure adequate solar and view access to the north.

• Southern and eastern views to the Swan River including access to the newly completed Point Fraser wetlands;

hay street

The Queens Precinct will provide a range of high quality residential land that focuses north to the beautiful Queen’s 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.

• Northern views over Queen’s Gardens;

hay street

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.

riverside intersection

waca oval

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.

A number of key opportunities exist for the Queens Precinct including:

queens gardens

2.1 queens precinct

plain street

sector plan

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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.

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.

2.4 approval procedures

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.

The carrying out of any development on land that is in, or partly in the Redevelopment Area, requires the planning approval of the Authority. 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.

stage 1// DA submission 1 At this stage the DA will only be conditionally approved, with final 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.

Accordingly, developers are encouraged to familiarise themselves with the associated City of Perth requirements prior to proceeding with any application for development.

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 proponent’s proposal.

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 comment prior to being determined by the East Perth Redevelopment Authority.

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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 the Building 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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Photographic examples of what is considered appropriate and inappropriate for the Queens Precinct are also included in these guidelines. The examples of inappropriate development are not to be construed as value judgements on the merit of building examples for their respective sites and locations. Rather, they are intended to illustrate design attributes that are not considered to be appropriate for the specific design objectives for the Queens Precinct.

2.7 design qualifications EPRA seeks to achieve a high standard of architectural design for the Queens Precinct. As such, all developments within the Queens Precinct must be designed by registered Architects. Accordingly, Development Applications must also be prepared by registered Architects.

Also, notwithstanding the flexibility of the guidelines, developers will also be required to demonstrate a high quality of environmental design that addresses issues such as grey-water recycling, building orientation, passive solar design, natural ventilation, shading, insulation and energy and water efficient appliances. The technical component of these guidelines has been written in two parts: • Core Design Guidelines that contain information relating to all development within the Queens Precinct; and • Sector Requirements that contain information relating specifically to each of the sectors within the Queens Precinct.

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3 core design requirements

3.1 site analysis

3.2 integration of public art

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.

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.

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:

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 developer’s role will be in this regard.

• 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.

• 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.

light spill

examples of site analysis diagram

EPRA’s 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

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3.3 environmentally sustainable design

3.3.2 Indoor Environmental Quality

3.3.1 Building Management

EPRA seeks to achieve high levels of indoor environmental quality for the health, amenity and safety of occupants by addressing the following measures:

EPRA seeks to improve environmental outcomes through a focus on management during construction, commissioning and handover 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 building’s operation 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.

• Ventilation rates: promote a healthy indoor environment through 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;

external lourved shading; ventilation device

• High frequency ballasts: increase amenity by avoiding low frequency flicker associated with fluorescent lighting; • Electric lighting levels: ensure the base building provided office 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

controlled solar access

• Indoor air pollutants: reduce the detrimental impact on occupant health from material off-gassing and sources of internal air pollutants.

appropriate use of eaves as shading device

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3.3.3 energy

3.3.4 transport

EPRA seeks to achieve a minimum requirement for operational energy efficiency and greenhouse emissions for the building through the following measures:

EPRA aims to encourage commuters to utilise alternative modes of transport through the following measures:

• Energy efficiency of the building: Encourage buildings that contain 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]

• Provision of cyclist facilities: encourage building occupants and visitors to cycle and avoid unnecessary car use by ensuring 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;

appropriate use of balconies and eaves as shading devices

• 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 with the City of Perth’s existing infrastructure. To address this requirement, developers will need to

architecture should be high quality and contemporary

liaise with the City of Perth at the design stage]. [Note 2: Government rebates are available for certain products / systems.2]

1 http://www.1sedo.energy.wa.gov.au/pages/funding.asp 2 http://www.ourwaterfuture.com.au/waterwise/content_rebates_products.asp

x unprotected glazing to the north is not permissible

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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]

• 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 Earth’s stratospheric ozone layer from ozone depleting substances used in the manufacture or composition of thermal insulants.

3.4 access and inclusion 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 Earth’s 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 Earth’s 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 building’s cooling plant;

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 therefore the 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 EPRA’s policy on Housing Diversity, EPRA requires that 10-15% of all units within each new land release be set aside for the purposes of affordable housing. • Apart from the delivery of affordable/social housing through 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 access The Australian Government’s 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.

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 Premises Standard, 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 to Premises” (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.

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.

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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;

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Layouts and circulation spaces to all classes of buildings;

-

Elimination of barriers and barrier free circulation, access ways, ramp gradients, stair requirements etc;

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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 on the 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 (such as 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 and are likely to cause problems of water overspray, if located close to key pedestrian pathways;

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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;

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Lack of opportunities 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;

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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;

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Doorways and corridors wide enough for a wheelchair user to manoeuvre through;

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At least one room that can be used as an accessible bedroom;

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A bathroom with a hobless shower and a toilet with more than normal circulation space;

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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 // design EPRA seeks to achieve a high standard of architectural design that 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 the Precinct 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 form of 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

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.

• Blank walls will not be accepted.

To achieve the amenity and character sought by EPRA, developers should consider the following:

3.6 colours and materials

• Employment of a landscape architect or designer;

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.

• Landscaping of open areas with a mix of soft and hard surfaces;

While these guidelines encourage design innovation and flair, development should nevertheless exhibit restraint and “good manners”. 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.

• 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;

insufficient use of bright colours and texture

x insufficient use of natural materials such as timber and stone

x unprotected glazing to the north is not permissible

• Refer to the Landscape Design Manual for the entire Riverside project.

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3.8 fencing

3.9.1 balconies

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.

• All apartments and upper floors of townhouses must have a balcony;

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.

• Balconies must be useable and therefore must be located directly off a living area and must be large enough to be used 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.

all open areas to be landscaped

x front fences over height of 1.2m are not permissible

x unusable balconies are not permissible

• Innovation and variety in balcony designs is encouraged. This section is to be read in conjunction with Section 3.5 Architectural Style/Design.

all apartments shall include balconies

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3.9.2 private outdoor spaces

3.10 activation of streets and rear laneways

• Private outdoor spaces are required for all single dwellings;

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.

• 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 that can 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.

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;

balconies off main living areas

• Distinctive and clearly visible pedestrian entries (front doors) to single dwellings and apartment buildings; • Building above garages in laneways to provide activity to the rear 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 the streetscape.

controlled solar areas to living spaces

x blank walls at streets or rear laneways are not permissable

// 3 core design requirements

021//

3.11 safer design EPRA seeks to ensure that building and environmental design in the precinct minimises the opportunity for crime and maximises people’s perception of safety. Ways in which this can be achieved overlap with the requirements 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);

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;

buildings above garages and the use of visible outdoor living areas to activate laneways

• 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. balconies over garages to activate rear laneways

• 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.

all apartments shall include balconies

// 3 core design requirements

022//

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 light coloured 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 comply with the provisions of the City of Perth’s 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.

services to be screened from street

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.

access to be at grade with footpath

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.

screening of site services to street

x any service facilities must be concealed from public view

// 3 core design requirements

023//

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 :

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.

Building type

Storage

Showers

Changing / Lockers

Offices

5% of occupant

1 per 10 bicycle spaces or part thereof

1 for each bicycle provided space

Ways of achieving this include:

Residential

1 for each dwelling

N/A

N/A

Educational

5 per 100 f/t students

5 male & 5 female per 100 f/t students

20 male & 20 female per 100 f/t students

• Structures abutting rear access ways being considered and designed with the view that such access ways are not traditional back laneways but other activated streetscapes;

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;

signage design as an integral part of the building design

• 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

small deciduous trees placed directly in front of living spaces

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.

• Lockers should be well-ventilated and be of a size sufficient to allow the storage of cycle attire and equipment;

shutters employed to prevent unwanted light intrusion

// 3 core design requirements

024//

3.15.1 vehicle access

3.15.4 power

• Cross overs to parking areas will be in locations shown on drawings.

• An allowance of 8kVA of power per lot has been made for the Hay Street Sector, and the allocation of power to the Internal Streets sector and the Adelaide Terrace sector has been based on Western Power’s standard 200kVA per hectare guideline. In the event that future owners/occupiers have additional power requirements over and above this load allocation, it will be their responsibility to obtain the additional power directly from Western Power. This responsibility shall include the installation of any additional transformer sites that Western Power may require. It should be noted that at the time of writing these guidelines, there was no indication of future power allocations for the Retail and Main Street sector.

• Variations to these locations will be at EPRA’s discretion if it is considered that the change will not compromise vehicular and pedestrian safety and will not be detrimental to the amenity of the overall streetscape.

3.15.2 bin and service enclosures • All service yards and bin enclosures are to be located and designed to prevent the release of odours and sound emissions. • Such areas must be screened from the street to the satisfaction of the Authority. Details of this screening will be required with the submission of any development application. • Screening mechanisms should blend seamlessly into the architecture of the development, and should be well considered to ensure that service areas are in appropriate locations. • Refuse storage and collection facilities are to comply with the requirements of the City of Perth.

3.15.3 storage • Storage must be provided for all residential units. • Storage facilities should be accessible from outside the dwelling and be a minimum of 4sqm per dwelling. • Storage could be located in the parking area of each development.

3.15.5 other services • Air conditioning units must not be visible from the street and must not be located above the roofline of buildings. • The provision of outdoor clothes drying areas are encouraged as a way of minimising the use of clothes dryers (and thereby reducing energy consumption) in the precinct, and should be incorporated into developments wherever possible. Outdoor clothes drying areas are required to be screened from view from the street. • Piped and wired services are also to be concealed from public view. All meters are to be contained within development lots to the requirements of appropriate authorities, with screening/architectural treatment of such to be integrated into the overall development and landscaping proposal.

// 3 core design requirements

025//

• TV antennas, satellite dishes, radio masts and the like are required to comply with EPRA Planning Policy 1.16–Antennae and Satellite and Microwave Dishes.

3.15.6 signage • All signage should comply with EPRA’s 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.

• Heavy weight single glazing or double glazing of windows; • Positioning of balconies away from noise sources such as airconditioners 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 in a way which minimises the transmission of noise and is at a minimum consistent with the requirements of the amended Building Code of Australia.

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 EPRA’s Planning Policy 1.17 – Sound Attenuation, which provides measures for dealing with issues of sound attenuation, including:

// 3 core design requirements

026//

3.17 light spill

3.18 privacy and overlooking

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.

While acknowledging that total protection from overlooking is unlikely in an inner city context, EPRA seeks to optimise privacy to dwellings and private spaces.

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 solar access that would make such residential units amongst the most desirable in the City.

• 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.

To optimise privacy through building design, developers should give consideration to: • Windows must be appropriately designed (size, heights and position) to minimise overlooking in people’s private spaces.

• Screening devices should be used at the edge of balconies or windows to prevent casual surveillance of adjoining lots.

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 core design requirements

027//

4 sector guidelines

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

028//

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 will be 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 Centre’s 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;

restaurant to activate street

• 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, community facilities and some commercial/showroom development towards the Adelaide Terrace end of the Main Street.

residential above retail

retail on ground floor

cafes & restaurants to activate streets

// 4 sector guidelines

029//

4.1.1 Heritage Issues

4.1.2 Parking

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.

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.

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.

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 and Access” 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.

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 sector guidelines

030//

riverside // queens precinct // lot plan fig 3.1a

sector boundary retail/main street sector

// 4 sector guidelines

031//

riverside // queens precinct // fig 3.1b

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// 4 sector guidelines

032//

riverside // queens precinct // axonometric fig 3.1c

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// 4 sector guidelines

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// 4 sector guidelines

034//

N

4.2 hay street sector

4.2.3 heights and setbacks

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 Queen’s Gardens and are potentially some of the most sought after residential development in the City.

Heights and setbacks will be as indicated in Figures 3.2b and 3.2c.

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.

4.2.4 special conditions Building 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). three storey & loft residential

4.2.1 parking A rear laneway has been provided for parking access. Parking must be housed within a building structure (basement/semibasement or garage). See “Activation of streets and rear laneways” 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 & solar access are encouraged

balconies & glazing are encouraged

// 4 sector guidelines

035//

riverside // queens precinct // lot plan fig 3.2a

6.6M

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2

18.5M 6.01M

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// 4 sector guidelines

40.4M

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2

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036//

fig 3.2b

LOT T YPE

LOT No.

A

-

Community Retail Commercial Residential

B

-

Retail Commercial Residential

C

101

D

PERMITTED USES

DENSITY PLOT CODE RATIO

SITE COVER

NORTH SOUTH PERMEABILITY

STREETS SETBACK (m)

SIDE SETBACK

REAR SETBACK

-

-

50% above 3 storeys

Plain Street 2-4 Hay Street 2-4 Main Street max. 0

0

-

200

-

-

50% above 4 storeys

Main Street max. 0 Adelaide Terrace max. 3 & min. 3

0

-

Retail Residential Commercial

80

2.0

60%

-

Hay Street 2-4 Main Street max. 0

0

-

102

Residential

60

2.0

60%

-

Hay Street 2-4

0

-

E

102

Residential

160

2.0

60%

-

Hay Street 2-4 Internal Street 2-4

0

-

F

103

Residential

160

2.0

60%

-

Hay Street 2-4 Internal Street 2-4

0

-

G

103

Residential

60

2.0

60%

-

Hay Street 2-4

0

-

H

103

Residential

160

2.0

-

-

Hay Street 2-4 Internal Street 2-4

0

-

I

101

Retail Commercial Residential

200

2.5

50%

50% above 5 storeys

Main Street max. 0 Internal Street 2-4

0

-

J

104

Residential

200

2.5

50%

50% above 5 storeys

Internal Street 2-4

0

-

K

106

Retail Commercial Residential

250

4.0

-

50% above 4 storeys

Adelaide Terrace max. 3 & min. 3 Main Street max. 0

0

-

L

106

Retail Commercial Residential

250

4.0

-

50% above 4 storeys

Adelaide Terrace max. 3 & min. 3

0

-

M

105

Retail Commercial Residential

250

4.0

-

50% above 4 storeys

Adelaide Terrace max. 3 & min. 3

0

-

N

105

Retail Commercial Residential

250

4.0

-

50% above 4 storeys

Adelaide Terrace max. 3 & min. 3

0

-

200

// 4 sector guidelines

037//

riverside // queens precinct // axonmetric fig 3.2c

apartments overlaneway 3 storeys apartments

3 storeys apartments & townhouses

garages to back

3 storeys apartments & townhouses

3 storeys apartments

3 storeys apartments 3 storeys apartments

3 storeys apartments

3 storeys apartments & townhouses

0m setback

2m - 4m setback garages to back

3 storeys apartments & townhouses

3 storeys apartments

3 storeys apartments

QU

EEN

S

GA

RD

EN

2m - 4m setback

0m setback

N

legend hay street sector residential speciality retail/cafe sector setback

// 4 sector guidelines

038//

4.3 internal streets sector

4.3.1 parking

The vision or objective for this sector is of a Europeanbased residential model (similar to that found in Paris, Barcelona and Prague) with crisp, modern architectural expression.

Parking to this site will be integrated into the development as basement or semi-basement. Parking to be accessed off laneway provided.

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.

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.

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).

4.3.2 site services

balconies that allow light penetration through ventilation are encouraged

4.3.3 heights and setbacks Heights and setbacks will be as per the attached Figures 3.3b and 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 to the street are encouraged

timber shutters used for privacy

european residential modules are favoured

// 4 sector guidelines

039//

2

28M

28M

28M

28M

28M

6.6M

6.6M

6.6M

6.6M

6.6M

76.71M

2

461 m

503 m

2

500 m

18.6M

18.5M

2

15M (Road)

2

185 m

2

2

185 m

2

185 m

2

185 m

2

185 m

6.6M

6.6M

6.6M

6.6M

6.6M

76.7M

461 m

2

418 m

18.6M

2

15M (Road)

31.99M

J

8.5M

31.99M

4.25 M

2662 m

M 4.25

70.71M

2

HALE STREET

I

8.4M

2

76.7M

2676 m 2

31.99M

185 m

6.6M

76.71M

M 4.25

120.8M

111 m

6.6M

2

6.01M

6.01M

18.51M

28M

21.99M

riverside // queens precinct // lot plan fig 3.3a

185 m

100.3M

185 m

19.5M

2

33.4M

9.8 M

3.2M

185 m

5.7M

6.01M

2

6.6M

6.6M

28.99M

185 m

6.6M

28M

2

6.6M

28M

185 m

6.6M

28M

2

6.6M

28M

185 m

28M

2

12.49M 8.5M

28M

12.59M

28M

6.6M

28M

6.6M

21.99M

6.6M

6.01M

6.6M

21.99M

6.6M

8.5M

6.6M

8.5M

500 m

MAIN STREET

67.68M

N

4.25 M

34.22M

34M

33.99M

34.19M

M 4.25

M 4.25

4.25 M

INTERNAL STREET

1498 m

22M (Road)

40.4M

37.37M

2

1490 m

2

2

37.42M

2

1470 m

37.36M

40.34M

31.3M

internal street sector sector boundary

1499 m

8.5M

N

38M

12.49M

28M

31M

37.22M

37M

37.2M

10.5M

// executive summary

040//

fig 3.3b

101 102 102 103 103 103 101 104 106

106

105

105

// 4 sector guidelines

041//

riverside // queens precinct // axonometric fig 3.3c

8 storey apartments

HA YS TRE

ET 4-6 storey apartments

ELA

L

HA

8 storey apartments

4-6 storey apartments

2m - 4m setback

4-6 storey apartments

T ES

ET

S)

4-6 storey apartments 2m - 4m setback

LA

TER

RA CE

2m - 4m setback

E RE ST E AL

RA CE

8 storey apartments

CES

RIG HT O

GARDEN

HIC L

IDE

TER

GARDEN

FW AY ( VE

AD E

IDE

RE

4-6 storey apartments

ground floor retail

AD

8 storey apartments

T

2m - 4m setback

EA C-

ground floor retail

IN MA

ET

RE

ST

0m setback

H

N

legend internal sector residential speciality retail/cafe sector setback

// 4 sector guidelines

042//

4.4 adelaide terrace sector

• Recessed sections; and

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.

• High quality materials that provide colour, texture and contrast.

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 Authority’s 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:

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 Queen’s Gardens.

quality showrooms to adelaide terrace

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 large balconies are encouraged

• Architectural elements that closely resemble balconies and/or window openings; • Detailed facade treatments and/or surface modelling; pool and garden on level four residential terrace

// 4 sector guidelines

043//

4.4.2 site services

4.4.5 public // private interface

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.

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.

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.

• The 3 metre front setback from Adelaide Terrace will be required to be landscaped to EPRA’s 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

4.4.3 heights and setbacks Heights and setbacks will be as per the attached Figures 3.4b and 3.4c.

• Obscure glazing of ground floor openings will not be permitted.

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 sector guidelines

044//

riverside // queens precinct // lot plan fig 3.4a

HALE STREET

INTERNAL STREET

101 102

K

L

M

N

102 103 103 103 101 104

ADELAIDE TERRACE

106

106

105

adelaide terrace sector sector boundary 105

// 4 sector guidelines

045//

N

fig 3.4b

101 102 102 103 103 103 101 104 106

106

105

105

// 4 sector guidelines

046//

riverside // queens precinct // axonometric fig 3.4c

12 storeys

M AI N

ST

RE ET

HA Y

12 storeys

STR

EET

12 storeys

Landscaped Rooftop 12 storeys

12 storeys 12 storeys

Possible ground floor showroom / commercial/retail

STR

RE ET

AL

EET

Landscaped 3m landscaped

AD

12 storeys

0m

ELA

IDE

Residential/ com-

ST

ERN

HA LE

INT

1,2,3 floors residential/ commercial/

Ground floor showroom / commercial/retail

TER

RA CE

3m land-

0m setback

Landscaped

Landscaped Rooftop

Residential/ commercial/ parking 3m setback Parking access

12 storeys

INT

0m

ERN

AL

STR

EET

Residential access Parking access 0m setback

3m setback

ST

N

Ground floor showroom / commercial/retail

M AI

Possible ground floor showroom / commercial/

RE

ET

1,2,3 floors residential/

N

legend adelaide terrace precinct residential residential/commercial/parking showroom/commercial/retail precinct setback

// 4 sector guidelines

047//

5 appendix

• Transport EPRA aims to encourage commuters utilise alternative modes of transport. • Water EPRA aims to reduce the potable water consumption of building occupants. • Materials EPRA aims to reduce material wastage, facilitate the recycling of resources and minimise the use of environmentally harmful materials/ practices.

5.1KEYkey objectives and mandatory requirements //checklist OBJECTIVES AND MANDATORY REQUIREMENTS – CHECKLIST

• Landuse & Ecology EPRA aims to maximise the enhancement of the site through provision of native plantings.

OBJECTIVES

MANDATORY REQUIREMENTS

• Emissions EPRA aims to reduce harmful emissions from the site to the sky, atmosphere and watercourses.

CORE GUIDELINES 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

Submission of site analysis plan with development approval documentation.

Public Art

Inform developers of the importance of such art and make it clear at the outset of the development process what the developer’s role will be in this regard.

Financial contribution of 1% of the estimated construction value for all commercial development and 0.5% of the estimated construction value for residential development.

Environmentally Sustainable Design

Ensure that all developments within the Queens Precinct have been designed with the greatest possible regard for environmental sustainable outcomes.

The sustainability performance standards will be included in the contract of sale.

Site Analysis

Access and Inclusion

Ensure that buildings and development with 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.

Architectural Style and Design

EPRA seeks to achieve a high standard of architectural • Alignment, proportion, typology and modulation should design that is of a modern aesthetic and responsive to the relate to neighbouring buildings or known future environment in which it is built. 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 form of any development. This is particularly relevant to buildings that are 3 storeys or less;

Activation of Streets and Rear Laneways

Ensure all developments address, respond to and activate all streets, including rear laneways.

Safer design

Ensure that building and environmental design in the precinct minimises the opportunity for crime and maximises people’s perception of safety.

• Building Management EPRA seeks to improve environmental outcomes through a focus on management during construction, commissioning and hand-over to the building owner. • Indoor Environmental Quality EPRA seeks to achieve high levels of indoor environmental quality for the health, amenity and safety of occupants. • Energy EPRA seeks to achieve a minimum requirement for operational energy efficiency and greenhouse emissions for the building.

• Affordable housing to be externally finished to a similar standard, quality and level of detail as other housing in the development; • Universal design to be an integral component of the planning and design process. • All development within the Queens Precinct must comply with the “Disability Standards for Access to Premises” (Premises Standard)

No blank walls or development which does not activate the streetscape.

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-

// 5 appendix

048//

social activities.

not be detrimental to the amenity of the overall streetscape. • Service yards and bin enclosures are to be located and designed to prevent the release of odours and sound emissions; • Such areas to be screened from the street to the satisfaction of the Authority; • Refuse storage and collection facilities are to comply with the requirements of the City of Perth. • Storage to be provided for all residential units; • An allowance of 8kVA of power per lot has been made for the Hay Street Sector, and the allocation of power to the Internal Streets sector and the Adelaide Terrace sector has been based on Western Power’s standard 200kVA per hectare guideline. In the future if owners have additional power requirements over this load allocation, it will be their responsibility to obtain the additional power directly from Western Power which includes the installation of any additional transformer sites that Western Power may require. • Air conditioning units must not be visible from the street and must not be located above the roofline of buildings; • Piped and wired services are also to be concealed from public view; • All meters are to be contained within development lots to the requirements of appropriate authorities, with screening/architectural treatment of such to be integrated into the overall development and landscaping proposal; • 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.

Vandalism Prevention: • Detailed façade 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 light coloured 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.

Parking

Bicycle Parking and End of Trip Facilities

• Parking provision not to exceed maximum requirements of the EPRA Scheme; • All development within the precinct will be required to comply with the provisions of the City of Perth’s Perth Parking Policy. • Parking 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.

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.

Sound Attenuation

Addressing of potential adverse impacts of noise intrusion and noise emissions at the planning and design stage and that appropriate measures are incorporated at the time of construction to minimise the impacts of noise.

Submission of an acoustic report containing strategies to deal with sound intrusions and sound emissions.

Light Spill

Ensure that the issue of light spill is adequately considered in the design of buildings – particularly residential buildings.

Architect of any affected development to demonstrate measures have been taken to prevent unwanted light intrusion

Privacy and Overlooking

Vehicle access gates and garages are designed and detailed so as to add character to the streetscape

• Windows must be appropriately designed (size, heights and position) to minimise overlooking in people’s 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 to at the edges of balconies or windows to prevent casual surveillance of the adjoining lot.

• Bicycle parking and end of journey facilities are required to be provided at the following rates: Storage Offices

5% of occupants

Showers 1 per 10 bicycle spaces provided or

Changing / Lockers 1 for each bicycle space

part thereof Residential 1 for each

N/A

N/A

dwelling Educational 5 per 100

Other building Types

5 male & 5 female

20 male & 20 female

f/t students

per 100 f/t students

per 100 f/t students

5% of occupants

1 per 10 bicycle 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 and be located as close as possible to the bicycle parking facilities; • Lockers should be well-ventilated, of a size sufficient to allow the storage of cycle attire and equipment. Vehicle Access Gates and Garages

Servicing and Access

Vehicle access gates and garages are designed and detailed so as to add character to the streetscape

Ensure that the servicing requirements for any development are carefully considered so as not to detract from the amenity of the streetscape or neighbours.

• Access ways to be considered as activated streetscapes; • Grouped parking designed as an integral component to the development and treated with similar design intentions to the rest of the development; • No areas of open parking that are not appropriately softened or screened from adjacent streets or access ways. • Cross overs to parking areas will be in locations shown on drawings; • Variations to these locations will be at EPRA’s discretion if it is considered that the change will not compromise vehicular and pedestrian safety and will

SECTOR GUIDELINES Retail and Main Street sector

To be inserted at a later date

To be inserted at a later date

Hay Street sector

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.

� Parking must be housed within a building structure; � If building over the laneway, clearance of at least 5m above finished ground level for service vehicles and a width clearance of over 6m.

Internal Streets sector

European-based residential model with crisp, modern architectural expression.

Adelaide Terrace sector

Mixed-use development that will activate Adelaide Terrace and be of a standard and quality commensurate with a key entry point into the Gateway and Perth city.

� No crossovers permitted from Adelaide Terrace; � Treatment of upper floor car parking to screen car parking from Adelaide Terrace but still serves to activate this frontage.

// 5 appendix

049//

riverside // queens precinct development plan

Super Market Entry

C

Specialty Retail

R60

D

R60/160

E

Residential Core Ground Floor Retail

Super Market A

Service

Rear service lane

Ramp Up

Ground floor Retail

Minerals House

Semi basement residential 3 Levels of parking Residential Over

Showroom 7 storey residential over

R250

B

Ground Floor Retail 4-6 storey apartment

R18 0

R180

amenities over Basement Parking 4-6 Storey Apartments

R160

H

4-6 Storey Apartments

J

Residential amenities over Basement Parking

WAPS

8 storey apartment

R180

4-6 S torey Apartments

New Street

L

K

R250

R250 Showroom Commercial 11 storey residential tower over

Adelaide Terrace

legend

R60

ROW pedestrian access

I Residential 8 storey apartment

G

3 storey terrace option

F

ROW pedestrian access

R180

Main Street

Residential Entry

3 storey walk ups

R160

Vista

Retention of corner heritage building

Maintain low wall

WACA

Hay Street

Supermarket Offices

Plain Street

ad e Ro Hal

Queens Garden

R250

R250

M

Adelaide Terrace activated via north - south roads

Showroom Commercial 11 storey residential tower over

N

5 meter landscape edge to Adelaide Terrace

Gateway Intersection

Woodside

supermarket speciality retail/cafe office showroom/commercial residential parking civic

Super Market

Residential

Specialty Retail / Cafe

Parking

Office

Civic

Showroom/Commercial

NORTH x

Heritage Supermarket Ground Floor - Option 2

x

0

5

10

20

50m

0438

x

WAPS / DEPOT REVIEW

// 5 appendix

HERITAGE SUPERMARKET GROUND FLOOROPTION 2 SK05

as per scale bar

x

1 JULY 04

050//

N

East Perth Redevelopment Authority 184 Bennett Street, East Perth WA 6004 PO Box 6828 East Perth WA 6892 Ph: (08) 9222 8000 Web: www.epra.wa.gov.au