Better Apartments in
Neighbourhoods
Discussion Paper 2019
Better Apartments in Neighbourhoods Discussion Paper 2019
2 Contents
© The State of Victoria Department of
Environment, Land, Water and Planning 2019
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Acknowledgments
We acknowledge and respect Victorian Traditional
Owners as the original custodians of Victoria’s land
and waters, their unique ability to care for Country
and deep spiritual connection to it. We honour
Elders past and present whose knowledge and
wisdom has ensured the continuation of culture
and traditional practices.
We are committed to genuinely partner, and
meaningfully engage, with Victoria’s Traditional
Owners and Aboriginal communities to support
the protection of Country, the maintenance of
spiritual and cultural practices and their broader
aspirations in the 21st century and beyond.
Cover: Elwood House (Woods Bagot)
Photo: Trevor Mein
Disclaimer
This publication may be of assistance to you but
the State of Victoria and its employees do not
guarantee that the publication is without flaw of
any kind or is wholly appropriate for your particular
purposes and therefore disclaims all liability for
any error, loss or other consequence which may
arise from you relying on any information in this
publication.
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If you would like to receive this publication in an
alternative format, please telephone the DELWP
Customer Service Centre on 136186,
email [email protected] or via
the National Relay Service on 133 677
www.relayservice.com.au. This document is also
available on the internet at www.delwp.vic.gov.au.
Better Apartments in Neighbourhoods Discussion Paper 2019
3 Contents
CONTENTS
1. INTRODUCTION
1.1 Building better apartments …………………………………………………………………………………………………………………………………………………………..4
1.2 Summary of the proposed changes …………………………………………………………………………………………………………………………………………6
1.3 Have your say ……………………………………………………………………………………………………………………………………………………………………………………….9
1.4 Next steps……………………………………………………………………………………………………………………………………………………………………………………………….9
1.5 Future activities …………………………………………………………………………………………………………………………………………………………………………………..9
2. GREEN SPACE
2.1 Issue …………………………………………………………………………………………………………………………………………………………………………………………………………10
2.2 Proposed changes……………………………………………………………………………………………………………………………………………………………………………..12
2.3 Outcomes……………………………………………………………………………………………………………………………………………………………………………………………….12
2.4 Proposed changes to landscaping standard (all apartment developments)……………………………………………………. 14
2.5 Proposed changes to communal open space standard (all apartment developments)……………………………… 16
2.6 Proposed changes to the design response …………………………………………………………………………………………………………………………..17
2.7 Proposed changes to the Apartment Design Guidelines for Victoria ……………………………………………………………………..17
3. APPEARANCE OF THE BUILDING
3.1 Issue ………………………………………………………………………………………………………………………………………………………………………………………………………… 18
3.2 Proposed changes…………………………………………………………………………………………………………………………………………………………………………… 20
3.3 Outcomes…………………………………………………………………………………………………………………………………………………………………………………………….. 20
3.4 Proposed new external walls and materials standard (all apartment developments)……………………………………………21
3.5 Proposed changes to the design response …………………………………………………………………………………………………………………………..21
3.6 Proposed changes to the Apartment Design Guidelines for Victoria ……………………………………………………………………..21
4. WIND IMPACTS
4.1 Issue …………………………………………………………………………………………………………………………………………………………………………………………………………22
4.2 Proposed changes…………………………………………………………………………………………………………………………………………………………………………….24
4.3 Outcomes………………………………………………………………………………………………………………………………………………………………………………………………24
4.4 Proposed new wind impacts standard (apartment developments of fve or more storeys)……………………….25
4.5 Proposed changes to the Apartment Design Guidelines for Victoria …………………………………………………………………….27
5. STREET INTERFACE
5.1 Issue …………………………………………………………………………………………………………………………………………………………………………………………………………28
5.2 Proposed changes……………………………………………………………………………………………………………………………………………………………………………30
5.3 Outcomes……………………………………………………………………………………………………………………………………………………………………………………………..30
5.4 Proposed changes to integration with the street standard (all apartment developments)………………………. 31
5.5 Proposed changes to access standard (all apartment developments) ………………………………………………………………..32
5.6 Proposed changes to site services standard (all apartment developments) ………………………………………………….. 33
5.7 Proposed changes to the Apartment Design Guidelines for Victoria ………………………………………………………………….. 33
6. CONSTRUCTION IMPACTS
6.1 Issue ………………………………………………………………………………………………………………………………………………………………………………………………………..34
6.2 Proposed changes……………………………………………………………………………………………………………………………………………………………………………36
6.3 Outcomes……………………………………………………………………………………………………………………………………………………………………………………………..36
6.4 Proposed new construction impacts standard (all apartment developments)………………………………………………..37
6.5 Proposed changes to the Apartment Design Guidelines for Victoria …………………………………………………………………….37
7. FURTHER INFORMATION
7.1 How the Victoria Planning Provisions work………………………………………………………………………………………………………………………… 38
7.2 Resources to support achieving better apartments………………………………………………………………………………………………………39
4 Introduction
Better Apartments in Neighbourhoods Discussion Paper 2019
1. Introduction
1.1 Building better apartments
Apartment living is an increasingly common housing choice. Apartment buildings
need to provide high-quality homes, and they need to maintain and improve
neighbourhood amenity.
By 2051, Victoria’s population is forecast to
increase by over four million people — that’s
an estimated 1.9 million additional households.
The Victorian Government is working to ensure
Victoria’s growing population will be wellhoused, including in better apartments.
Until recently, most apartment developments
have been built in inner Melbourne, where
there are some established planning practices
to control external amenity impacts. As
apartment developments are built in more
diverse locations in Victoria, there is a greater
need to ensure they help make streets and
neighbourhoods pleasant places to live and
visit.
In 2017, the government introduced the Better
Apartments Design Standards in the Victoria
Planning Provisions, to improve the internal
design of new apartments and make them
more liveable and sustainable. The standards
were a response to concerns that some new
apartment developments were not providing
safe and healthy environments.
5 Introduction
Better Apartments in Neighbourhoods Discussion Paper 2019
Figure 1. Elwood House (Woods Bagot)
Photo: Trevor Mein
Better Apartments in Neighbourhoods Discussion Paper 2019
6 Introduction
1.2 Summary of the proposed changes
With a focus on the relationship between new
apartment developments and the amenity of
existing neighbourhoods, the government has
announced further changes to the planning
rules for apartment developments.
In order to deliver on this commitment, this
discussion paper proposes some potential
changes to the Better Apartments Design
Standards and the Apartment Design
Guidelines for Victoria. The discussion paper
explores fve policy aims for new apartment
developments, including the need for:
• Green space in common areas of buildings,
which preferably include trees to provide
shade and urban cooling, and landscaping
that softens the street.
• High quality building facades made from
robust, durable and attractive materials
that complement surrounding buildings and
provide visual interest.
• Protection from wind impacts on
surrounding streets and open space, so the
spaces are comfortable to use and likely to
be used more often.
• Attractive, engaging streets that enhance
the amenity, safety and walkability of the
neighbourhood.
• Better managed construction impacts of
building work on existing neighbourhoods.
Taken collectively, the fve proposed changes
to the current planning rules will create
greener, more robust apartment buildings
that contribute to the life of their
neighbourhood and provide a legacy of
quality housing stock for future generations.
Table 1 summarises the main issues and
proposed changes which are further
explained in this discussion paper.
Figure 2. 35 Spring Street (Bates Smart)
Photo: Peter Clarke
Better Apartments in Neighbourhoods Discussion Paper 2019
7 Introduction
Table 1: Proposed changes to the Better Apartments Design Standards and Apartment
Design Guidelines for Victoria (Summary)
| Green Space | |
| Proposed Outcome | • Consistent, high quality landscaping outcomes for all apartment developments. |
| Current Issues | • Despite the current planning rules, landscaping is often an afterthought in the building design and planning process. Canopy trees, that improve people’s wellbeing and provide urban cooling, are often either too small or not provided at all. • Developments of 40 dwellings or fewer will often not have communal open space which means that residents may not have access to a garden. • Some apartment buildings at street level do not contribute to green streetscapes. |
| Proposed Changes | • Change the current standards to: – clarify landscaping objectives and standards to prioritise canopy trees. Clearly describe the design space needed for healthy canopy trees – require all apartment developments to include landscaped communal open space – encourage landscaping in street frontages – support landscaping, even in areas without an existing landscape character. • Amend the Apartment Design Guidelines for Victoria to improve guidance about landscaping and include a suggested permit condition requiring information about how the landscaping will be maintained. |
| Appearance of the Building | |
| Proposed Outcome | • Apartment developments are attractive and built from durable materials, so they stand the test of time. |
| Current Issues | • Some apartment developments do not age well. • There are few planning provisions outside central Melbourne to ensure high-quality design of building facades. • The design of a building’s facade may not adequately allow for maintenance. • The quality of a constructed building’s facades and materials does not always match the quality of the original planning approval. |
| Proposed Changes | • Create a new standard to: – require all apartment developments to have a high-quality external building design through the use of form and fttings – require external materials on the building to have visual interest and be durable for the life of the building – ensure that the external walls of the building are accessible for maintenance – ensure what is built matches the standard of the initial approval. • Amend the Apartment Design Guidelines for Victoria to help ensure materials and built form achieve the standard. |
AssignmentTutorOnline
Better Apartments in Neighbourhoods Discussion Paper 2019
8
| Wind Impacts | |
| Proposed Outcome | • Apartment developments do not exacerbate windy conditions to public and private open spaces. |
| Current Issues | • Tall buildings can exacerbate wind gusts which can affect pedestrians and the safety and amenity of public, private and communal spaces. • In most of Victoria, there are no specifc planning requirements to manage wind effects. • Wind effects may not be considered early in the design process, which may cause costly redesigns or poor design outcomes. |
| Proposed Changes | • Create a new standard for apartment buildings of fve or more storeys to: – ensure wind effects on streets and open spaces are considered – defne comfortable and unsafe wind conditions. • Amend the Apartment Design Guidelines for Victoria to clarify when a desktop wind study or wind tunnel analysis is likely to be required, so wind effects are considered earlier in the design process. |
| Street Interface | |
| Proposed Outcome | • Apartment developments are attractive at street level and contribute to the life of the neighbourhood. |
| Current Issues | • Windowless and blank walls, prominent vehicle entries, visible car parking and building services that dominate the street frontage can detract from the look and feel of the street and reduce pedestrian safety. |
| Proposed Changes | • Change the standards to: – integrate apartment developments with the street through active street fronts – minimise the impact on the streetscape of vehicle entries – ensure site services can be installed and easily maintained and site facilities are accessible, adequate and attractive. • Amend the Apartment Design Guidelines for Victoria to include principles for services and to recommend early consultation between permit applicants and service providers to achieve good design outcomes. |
| Construction Impacts | |
| Proposed Outcome | • The impacts of apartment building construction are consistently managed with less disturbance on existing neighborhoods. |
| Current Issues | • The construction phase of an apartment development can impact neighbours. • Current standards do not address managing construction issues. |
| Proposed Changes | • Create a new standard to require consideration of how a site will be managed prior to and during the construction period. • Amend the Apartment Design Guidelines for Victoria to include a suggested permit condition for a construction management plan. |
Introduction
Better Apartments in Neighbourhoods Discussion Paper 2019
9
1.3 Have your say
This discussion paper provides the basis for
public consultation and feedback about the
proposed changes to the Better Apartments
Design Standards and the Apartment Design
Guidelines for Victoria, so Victoria has
planning rules for new apartment
developments that beneft the community
and are workable for industry.
The Department of Environment, Land, Water
and Planning (DELWP) invites all Victorians to
provide feedback about the proposals in this
paper by making a submission. Your
feedback will result in better policy and
development outcomes.
Submissions can be made online via the
online submission form, or by uploading your
completed submission form to www.engage.
vic.gov.au/building-better-apartments-inneighbourhoods
Submissions close on Friday 27 September
2019 at 5 pm.
Your submission will be made public and
deidentifed in the case of individuals, unless
the department determines your submission
should remain confdential.
Form of submissions
For each of the proposed changes your
submission could:
• state your (or your organisation’s) position
on the issues raised and on the proposed
changes
• explain your position, supporting your
explanation with evidence as you see ft
• explain any other changes you would like.
The discussion paper has a ‘Questions to
reflect on’ box for certain proposed changes.
This indicates a specifc topic about which we
would appreciate feedback.
1.4 Next steps
DELWP will consider all submissions we
receive when making recommendations to
the Minister. We will prepare a consultation
report summarising the submissions and
further proposed changes in light of the
submission feedback.
Any changes to the Better Apartments Design
Standards will be implemented in a way that
supports industry and local government. This
will include an update to the Apartment
Design Guidelines for Victoria.
1.5 Future activities
The proposed changes are an item in a
continuing work program to improve the
internal and external amenity of apartments
for the beneft of Victoria.
Monitoring and review
The government will continue to monitor the
performance of the Better Apartments Design
Standards and continue to identify and
improve, in consultation with industry and
local government, the Victoria Planning
Provisions to encourage high-quality
apartment design and construction.
External amenity standards —
setbacks
Later in 2019, the government will propose
further changes to the Better Apartments
Design Standards and the Apartment Design
Guidelines for Victoria in relation to building
setbacks, to improve the amenity impacts of
apartment developments. It will also consult
with the public and industry about these
proposed changes.
Architect plans for world-leading
apartments
The government will support Victoria’s
architects to work side-by-side with the Offce
of the Victorian Government Architect to
produce plans for apartment developments in
Victoria that are world-leaders in design,
sustainability and liveability.
Introduction
10
Better Apartments in Neighbourhoods Discussion Paper 2019
Green Space
2. Green Space
2.1 Issue
Apartment developments will help form the future character of our cities and
their landscaping plays an important role in creating attractive and liveable
urban environments.
Landscaping, particularly canopy trees,
improves people’s well-being and helps cool
the urban environment. Trees provide visual
relief, connections with nature, shade for
recreation and habitat for fauna. Their
volume helps cool the urban environment.
Canopy trees are particularly effective as
they can be more-resilient than smaller
plants.
There is evidence that despite the current
Better Apartments Design Standards,
landscaping is often an afterthought in the
building design and planning process, and the
intent of the current landscaping standards is
not always realised. There are rarely deep-soil
areas for trees; mature trees are removed and
new trees are too small. Landscaping is not
being located optimally for solar access, and
trees do not have adequate space for their
canopy spread or soil volume.
Furthermore, apartment developments often
provide limited landscaping along building
frontages, which contributes to harder and
less welcoming streetscapes and buildings.
The current Better Apartments Design
Standards do not require smaller apartment
developments to have communal open space,
which means residents may not have access
to a garden.
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Better Apartments in Neighbourhoods Discussion Paper 2019
Green Space
Figure 3. Assembly Apartments (Woods Bagot).
Photo: Trevor Mein
Better Apartments in Neighbourhoods Discussion Paper 2019
12
2.2 Proposed
changes
Clarify landscaping objectives and
standards to prefer canopy trees
The proposed standard clarifes that the
preferred design response for landscaping
apartment developments is canopy trees. The
proposed standard would:
• clarify that existing, mature trees should be
retained and that new trees of a certain
canopy spread should be provided either in
deep soil areas or in planters
• retain the flexibility to have vegetated
planters, pergolas, green roofs or walls
instead of canopy trees
• provide guidance about the minimum soil
volumes for planters, so trees thrive
• require a variety of trees, shrubs and
grasses including flowering native species
• encourage landscaping treatments that
cool the urban environment.
Require all apartment developments
to include landscaped communal
open space
The proposed standard would:
• remove the existing threshold of 40 or more
dwellings for the provision of communal
open space
• ensure a minimum 25m2 of communal open
space is provided in any apartment
development, to accommodate a
canopy tree.
The defnition of communal open space in
Apartment Design Guidelines for Victoria
would also be amended, to indicate this space
can be either indoors or outdoors.
Encourage landscaping in street
frontages
The proposed standard would amend the
current landscaping standard to encourage
landscaping elements that contribute to
streetscape amenity. This would also help
improve the appearance and amenity of
streets and buildings as urban areas develop
and grow.
Clarify landscaping objectives to
support the area’s landscape
character
The objectives of the landscape standard
would be amended to require apartment
developments to provide landscaping, even in
areas without an existing landscape
character, to encourage emerging green
neighbourhoods.
2.3 Outcomes
• Ground-floor gardens with canopy trees
located in deep-soil areas.
• Upper-level terraces or rooftops
incorporating landscaping to provide shade
and places for recreation.
• Improved overall site landscaping that
provides canopy trees in communal areas
for residents’ amenity and wellbeing.
• Buildings that use vegetation to soften their
appearance at the street level and which
support streetscape amenity.
• Landscaping that better mitigates the
effect of urban heat and improves urban
cooling.
• Landscaping that supports native fauna
and provides opportunities for residents to
enjoy nature.
Green Space
Better Apartments in Neighbourhoods Discussion Paper 2019
13 Green Space
Figure 4. Elwood House (Woods Bagot)
Photo: Trevor Mein
Better Apartments in Neighbourhoods Discussion Paper 2019
14
2.4 Proposed changes to landscaping
standard (all apartment developments)
| Objectives | • To provide landscaping that supports the existing, or preferred future, landscape character of the area. • To provide landscaping that supports wellbeing and amenity. • To encourage the retention of mature vegetation on the site. • To provide landscaping that is varied and supports biodiversity. • To provide climate responsive landscaping. • To provide landscaping that reduces the urban heat island effect. |
| Standard | Canopy trees should be provided at the number specifed in column 2 of Table D2. Development should retain existing canopy trees. Existing canopy trees can be included in meeting the number specifed in column 2 of Table D2. Communal open space should have canopy trees. Canopy trees should be located in deep soil areas as specifed in column 3 of Table D2. If the development does not provide the deep soil areas specifed in column 3 of Table D2, a planter should be used to provide each canopy tree with the minimum soil volume as specifed in column 4 of Table D2. Where canopy trees have not been provided, other alternative responses such as vegetated planters, climbers over pergolas, green roofs or green walls, should be used. Landscaping or shade structures should shade sun exposed areas, including pedestrian accessways and outdoor areas. Landscaping should be provided within building frontages to reduce the visual impact of buildings. Landscaping should be irrigated, and planting schemes should use a variety of trees, shrubs and grasses, including flowering native species. Sun exposed traffcable areas should use surface materials that lower surface temperatures and reduce heat absorption. The landscape layout and design should specify landscape themes, vegetation (location and species), paving, lighting and how landscaping will be irrigated and maintained. Development should meet any additional landscape requirements specifed in a schedule to the zone. continued on the next page… |
Green Space
Better Apartments in Neighbourhoods Discussion Paper 2019
15
Table D2 Deep soil areas and canopy trees
| Site area | Minimum tree provision | Deep soil areas | Planter soil volume |
| <1000 square metres |
1 small tree (4-5 metre canopy spread / 6-8 metres high) per 30 square metres of deep soil area |
5% of site area (minimum plan dimension of 3 metres) |
10-12 cubic metres 0.8 metre minimum depth |
| 1001 – 1500 square metres |
1 medium tree (8 metre canopy spread / 8-12 metres high) per 50 square metres of deep soil area or 1 large tree (at least 10-16 metre canopy spread / 12-18 metres high) per 90 square metres of deep soil area |
7.5% of site area (minimum plan dimension of 3 metres) |
30 cubic metres 1 metre minimum depth Or 50-120 cubic metres 1.5 metre minimum depth |
| 1501 – 2500 square metres |
2 medium trees per 90 square metres of deep soil area or 1 large tree per 90 square metres of deep soil area |
10% of site area (minimum plan dimension of 3 metres) |
48 cubic metres 1 metre minimum depth or 50-120 cubic metres 1.5 metre minimum depth |
| >2500 square metres |
2 medium trees per 90 square metres of deep soil area or 1 large tree per 90 square metres of deep soil area |
15% of site area (minimum plan dimension of 6 metres) |
48 cubic metres 1 metre minimum depth or 50-120 cubic metres 1.5 metre minimum depth |
| Decision guidelines | Before deciding on an application, the responsible authority must consider: • Any relevant plan or policy for landscape character and environmental sustainability in the Municipal Planning Strategy and the Planning Policy Framework. • The design response. • The health of any trees to be removed. • Whether landscaping is part of the existing or preferred future landscape character. • The suitability of the proposed location and soil volume for canopy trees. • The ongoing management of landscaping within the development. • The soil type and drainage patterns of the site. |
Green Space
Better Apartments in Neighbourhoods Discussion Paper 2019
16
2.5 Proposed changes to communal
open space standard (all apartment
developments)
| Objective | To ensure that communal open space is accessible, practical, attractive, easily maintained and integrated with the layout of the development. |
| Standard | Developments with 10 dwellings or less should provide a minimum area of communal open space of 25 square metres. Developments with 11 or more dwellings should provide a minimum area of communal open space of 2.5 square metres per dwelling or 250 square metres, whichever is the lesser. Communal open space should: • Be located to: – Provide passive surveillance opportunities, where appropriate. – Provide outlook for as many dwellings as practicable. – Avoid overlooking into habitable rooms and private open space of new dwellings. – Minimise noise impacts to new and existing dwellings. • Be designed to protect any natural features on the site. • Maximise landscaping opportunities particularly the provision of canopy trees. • Be accessible, useable and capable of effcient management. |
| Decision guidelines | Before deciding on an application, the responsible authority must consider: • Any relevant urban design objective, policy or statement set out in this scheme. • The design response. • The useability and amenity of the communal open space based on its size, location, accessibility and reasonable recreation needs of residents. • The contribution of communal open space towards supporting on site landscaping including canopy trees. • The availability of and access to public open space. |
Green Space
Better Apartments in Neighbourhoods Discussion Paper 2019
17
Green Space
2.6 Proposed changes to the design
response
| Include the following new requirements: • The design response must explain how the proposed design accommodates landscaping elements within the site. • The design response must include plans and sections indicating where deep soil areas and canopy trees are to be located including, where relevant, soil volume allocation, planter pit dimensions and watering and drainage infrastructure. |
2.7 Proposed changes to the Apartment
Design Guidelines for Victoria
| Include as a suggested permit condition: • Information about how the landscaping will be maintained. |
Green Space
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Better Apartments in Neighbourhoods Discussion Paper 2019
Appearance Of The Building
3.1 Issue
Apartment developments are substantial buildings that should be designed to
endure for 40, even 100 years. They should age well by remaining attractive
and minimising maintenance.
At present, outside areas where design and
development controls apply (such as in
central Melbourne), there are few planning
provisions to ensure high-quality external
façade design. As apartment developments
are built in more locations across Victoria,
there is a need for planning rules that address
the attractiveness and durability of these
buildings as they will be signifcant structures
in their neighbourhood. Smaller apartment
developments that use external wall coatings
on lightweight construction can be seen in
some cases to crack and stain.
The design of building facades do not always
allow for easy maintenance access. Cleaning
and maintenance access to the facades of
apartment buildings needs to be considered
up-front, in the site layout and building design
process, to ensure the apartment building
ages well and doesn’t deteriorate.
Further, a standard for external walls and
materials would help to ensure the quality and
appearance of a fnished building is similar to
that which was initially approved. Currently,
the quality of a building’s external materials
and facade design can reduce between
planning approval and construction. An
approved planning permit can be amended
during the design development and
construction phases to change the design of
the facade and the external materials. There
is evidence such amendments sometimes
result in less visually-interesting external
materials, or a loss of depth in a façade
design, such as balconies or structural
elements. Currently, the planning system does
not provide adequate guidance to planners
about which design changes are acceptable.
3. Appearance
Of The Building
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Better Apartments in Neighbourhoods Discussion Paper 2019
Appearance Of The Building
Figure 5. Oxford and Peel, (Jackson Clements Burrows Architects)
Photo: Peter Clarke
Better Apartments in Neighbourhoods Discussion Paper 2019
20
3.2 Proposed
changes
Proposed changes to the Better Apartments
Design Standards would focus on matters
best-managed through the planning system
(such as the built form, a building’s
appearance and access for facade
maintenance). The proposed changes are
intended to complement the building control
system.
A proposed new standard would require all
apartment developments to have a visually
interesting and high-quality external design
and have external materials that are durable
for the life of the building and have visual
interest. It would also require apartment
buildings to have external walls that are
accessible for maintenance.
The proposed standard would provide a
benchmark for the responsible authority
about the appearance of apartment
developments, to be applied at the planning
permit stage and through to construction and
use. If the appearance of the building is to
change during design development,
construction or use, a permit applicant would
be required to explain the design approach
for the building’s exterior design and
appearance and to justify the selection of
external materials. The planner could then
consider whether proposed changes achieve
an equivalent outcome.
Provide guidance to ensure materials
and built form achieve the standard
To assist planners and applicants, the
Apartment Design Guidelines for Victoria
would be amended to provide principles for
how to identify whether external materials or
built form achieve the proposed standard and
other supporting resources such as possible
permit conditions.
3.3 Outcomes
• Apartment buildings look attractive and are
built from durable materials, so they age well.
• Apartment buildings are cost-effective to
maintain.
• Planning processes maintain the quality of
appearance of an apartment development
through the design development and
construction stages. As a result, apartment
buildings achieve the expectations of the
originally approved permit.
A QUESTION TO REFLECT
ON WHEN PROVIDING YOUR
FEEDBACK
1. What support and information do
planners need about design quality
and external materials to
implement the proposed standard?
Appearance Of The Building
Better Apartments in Neighbourhoods Discussion Paper 2019
21
3.4 Proposed new external walls and
materials standard (all apartment
developments)
| Objectives | To ensure that the design and fnish of external walls makes a positive contribution to the public realm. To ensure that the external walls and materials of buildings are visually interesting and of a high-quality design standard. To ensure that the external materials are low maintenance and durable. To ensure that the external walls of the building are readily accessible for maintenance. |
| Standard | The external walls of buildings should provide articulation through variation in depth, form and fxtures. The external materials should: • provide visual interest through variation in material, colour and texture. • be durable for the life of the building. Safe and convenient access to external walls should be provided for maintenance. |
| Decision Guidelines |
Before deciding on an application, the responsible authority must consider: • Any relevant building design and urban design objective, policy or statement set out in this scheme. • The urban context report. • The design response. |
3.5 Proposed changes to the design
response
| Include the following new requirement: • The design response must include a design rationale for the external walls, and the selection of the external materials. |
3.6 Proposed changes to the Apartment
Design Guidelines for Victoria
| Include as suggested permit conditions: • Section details at a scale of at least 1:20 illustrating the building’s external walls, including materials and construction details. • Information about how the external walls will be maintained. |
Appearance Of The Building
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Better Apartments in Neighbourhoods Discussion Paper 2019
Wind Impacts
4. Wind Impacts
4.1 Issue
Tall buildings can intensify windy conditions and adversely affect pedestrian
comfort and the safety and amenity of public, private and communal open
spaces. They do this by blocking the natural path of wind, changing its course,
and channelling wind to ground level.
Most places in Victoria have no specifc
planning requirements to manage wind
effects. There is nothing specifc in the current
Better Apartments Design Standards to
require responsible authorities to consider
wind effects. Such consideration in the
planning permit process can depend on
individual councils and whether controls to
address wind have been included in a local
planning scheme.
Not considering wind early in the design
process can lead to costly redesigns and
poor design outcomes. Wind effects are
often only considered at a late stage
including when the responsible authority
asks for a wind analysis. This can greatly
increase costs if developers must reconfgure
the form, layout and design of a proposed
development to achieve acceptable wind
outcomes. This late-stage consideration can
also result in poor design outcomes when
wind-mitigation elements such as canopies
and screens are added as an afterthought,
instead of being well-integrated components
of the initial building design.
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Better Apartments in Neighbourhoods Discussion Paper 2019
Wind Impacts
Figure 6. 35 Spring Street (Bates Smart)
Photo: Peter Clarke
Figure 7. Diagram of the assessment distance for
the proposed new wind standard
Wind Impacts
Better Apartments in Neighbourhoods Discussion Paper 2019
24
4.2 Proposed
changes
Ensure wind effects are considered
A new standard, which would apply to
apartment buildings of fve or more storeys,
is proposed for inclusion in all planning
schemes. It would ensure apartment
developments do not adversely affect
people’s safety or the usability, functionality
and amenity of public, communal and
private open space. It would prioritise
protection of a comfortable wind
environment for the public realm, and it
would also consider wind impacts on private
and communal open space.
Defne comfortable and unsafe wind
conditions
The proposed new standard would defne
comfortable and unsafe wind conditions so
there are consistent benchmarks across
Victoria for assessing wind effects.
Figure 7 shows the area to which the proposed
standard would apply. The area includes the
site and surrounding land, and the area is half
the longest width of the building or half the
building’s height, whichever is greater.
Clarify when a desktop wind study or
wind tunnel analysis may be required
It is also proposed to amend the Apartment
Design Guidelines for Victoria to encourage
designers and responsible authorities to
consider wind effects early in the design
process and to clarify when a desktop wind
study or a more-thorough wind tunnel
analysis are likely to be required.
4.3 Outcomes
• Public, communal and private open space
around apartments is safe, comfortable to
use and likely to be used more often.
• Wind requirements for apartment
developments are clear, consistent and wellunderstood.
• Wind effects are considered up-front in the
planning and design phases of apartment
developments.
Wind Impacts
Better Apartments in Neighbourhoods Discussion Paper 2019
25
4.4 Proposed new wind impacts
standard (apartment
developments of fve or more
storeys)
| Objective | To ensure the design and layout of development does not generate unacceptable wind impacts within the site or on surrounding land. |
| Standard | The form, layout and design of development should minimise adverse wind impacts within the site or on surrounding land. Within the assessment distance development should as a minimum: • Not cause unsafe wind conditions, as specifed in Table W, for public land, publicly accessible areas, private open space and communal open space. • Achieve comfortable wind conditions, as specifed in Table W, for public land and publicly accessible areas. Trees and landscaping should not be relied upon as the primary means of wind mitigation or to meet minimum wind requirements. Wind mitigation elements, such as canopies and screens, should be located within the subject site unless consistent with the existing or preferred urban context. In this clause, assessment distance means a distance measured on the horizontal plane from all facades which is equal to half the longest width of the building, or half the total height of the building, whichever is greater. |
Better Apartments in Neighbourhoods Discussion Paper 2019
26
Table W
| Wind conditions | Requirement |
| Unsafe | The hourly maximum 3 second gust which exceeds 20 metres per second from any wind direction considering at least 16 wind directions with the corresponding probability of exceedance percentage. |
| Comfortable | A mean wind speed from any wind direction with probability of exceedance less than 20% of the time, equal to or less than: • 3 metres per second for sitting areas, • 4 metres per second for standing areas, • 5 metres per second for walking areas. Hourly mean wind speed is the maximum of the: • Hourly mean wind speed, or • Gust equivalent mean speed (3 second gust wind speed divided by 1.85). |
| Decision guidelines | Before deciding on an application, the responsible authority must consider: • The urban context report. • The design response. • The usability, functionality and amenity of public, private and communal open space. • Whether it has been demonstrated that the development will meet the specifed wind conditions in a wind report prepared by a suitably qualifed specialist submitted with the application. |
Wind Impacts
Better Apartments in Neighbourhoods Discussion Paper 2019
27
SOME QUESTIONS TO REFLECT ON WHEN PROVIDING YOUR FEEDBACK
1. Is fve or more stories an appropriate threshold for considering wind impacts?
2.What factors should be considered in determining when to undertake either
desktop wind analysis or wind tunnel analysis?
4.5 Proposed changes to the Apartment
Design Guidelines for Victoria
| Encourage applicants to consider wind early in the building design process. Clarify circumstances and contexts where: • A desktop wind study is likely to be required. • Wind tunnel analysis is likely to be required. |
Wind Impacts
28
Better Apartments in Neighbourhoods Discussion Paper 2019
Street Interface
5. Street
Interface
5.1 Issue
Active building frontages provide streets with life and energy. Apartment
buildings that provide pleasant pedestrian experiences improve the walkability
and amenity of the public realm: people are more likely to walk down streets
that are varied and visually interesting and that strongly connect the public
realm with the interiors of buildings.
Windowless and blank walls, prominent
vehicle entries, visible car parking and
building services that dominate the street
frontage can create poor street interfaces,
which undermine safety and detract from the
look and feel of a street. Although the
functional layouts of apartment buildings and
the requirements of service authorities often
require building services to be at ground level
and on the street frontage, how these are
integrated with the building design can
minimise negative impacts on the public
realm. The current Better Apartments Design
Standards do not suffciently emphasise the
need for street interface design to integrate
building services and the other functional
requirements of an apartment building.
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Better Apartments in Neighbourhoods Discussion Paper 2019
Street Interface
Figure 8. Nightingale 1 (Breathe Architecture)
Photo by Bonnie Herring
Better Apartments in Neighbourhoods Discussion Paper 2019
30
5.2 Proposed
changes
Improve street interfaces
Amendments are proposed to existing
objectives and standards to:
• integrate the layout of developments with
the street and encourage active street-level
frontages
• minimise the impact of vehicle crossovers
and access points on the streetscape
• ensure site services are accessible,
adequate and attractive.
The proposed amendments address building
design elements that can lead to unsafe,
unpleasant street environments. The
amended standards would encourage the
design of street-level frontages of apartment
buildings that:
• provide for active uses and passive
surveillance
• integrate building services with the façade
• reduce the visual impact of car parking,
vehicle entry and waste collection areas
• avoid blank walls.
Guidance regarding service
authority requirements
Proposed amendments to the Apartment
Design Guidelines for Victoria would provide
greater support for designers and responsible
authorities by setting out principles for
well-located, designed and integrated
building services. Early consultation between
applicants and service providers would be
also be recommended, to help applicants
determine the spatial requirements (such as
the size and location) of building services and
to negotiate good design outcomes.
5.3 Outcomes
• Buildings that are more-attractive at
street level.
• High-quality places with enhanced urban
character and improved walkability.
• Safer, more pleasant streets.
• Greater community acceptance of new
apartment developments.
Street Interface
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31
5.4 Proposed changes to integration
with the street standard (all apartment
developments)
| Objective | To integrate the layout of development with the street. To encourage active street fronts. [new] |
| Standard | Developments should provide adequate vehicle, pedestrian and cycling links that maintain or enhance local accessibility. [amended] Development should be oriented to front existing and proposed streets. High front fencing should be avoided if practicable. [amended] Development next to existing public open space should be laid out to complement the open space. Buildings should provide for residential, commercial, retail or other active uses at street fronts. [new] Car parking and internal waste collection areas of buildings should be located behind residential, commercial, retail or other active uses along street fronts. [new] Blank walls should be avoided along street fronts. [new] |
| Decision guidelines | Before deciding on an application, the responsible authority must consider: • Any relevant urban design objective, policy or statement set out in this scheme. • The design response. |
Street Interface
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32
5.5 Proposed changes to access
standard (all apartment
developments)
| Objective | To ensure the number and design of vehicle crossovers and access points respects the urban context and minimises impacts to the streetscape. [amended] |
| Standard | Car parking entries should be consolidated, minimised in size, integrated with the façade and where practicable located at the side or rear of the building. [new] The width of accessways or car spaces should not exceed: • 33 per cent of the street frontage, or • if the width of the street frontage is less than 20 metres, 40 per cent of the street frontage. No more than one single-width crossover should be provided for each dwelling fronting a street. The location of crossovers should maximise the retention of on-street car parking spaces. The number of access points to a road in a Road Zone should be minimised. Developments must provide for access for service, emergency and delivery vehicles. |
| Decision guidelines | Before deciding on an application, the responsible authority must consider: • The design response. • The impact on the streetscape • The reduction of on-street car parking spaces. • The effect on any signifcant vegetation on the site and footpath. |
Street Interface
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33
5.6 Proposed changes to site services
standard (all apartment
developments)
| Objective | To ensure that site services can be installed and easily maintained. To ensure that site services and facilities are accessible, adequate and attractive. [amended] |
| Standard | The design and layout of dwellings should provide suffcient space (including easements where required) and facilities for services to be installed and maintained effciently and economically. Meters, utility services and service cupboards should be designed as an integrated component of the façade. [new] Mailboxes and other site facilities should be adequate in size, durable, waterproof and blend in with the development. Mailboxes should be provided and located for convenient access as required by Australia Post. |
| Decision guidelines | Before deciding on an application, the responsible authority must consider the design response. |
5.7 Proposed changes to the
Apartment Design Guidelines for
Victoria
| Include principles for well located, designed and integrated services. Recommend early consultation between applicants and service providers to understand spatial requirements and negotiate good design outcomes. |
Street Interface
34
Better Apartments in Neighbourhoods Discussion Paper 2019
Construction Impacts
6. Construction
Impacts
6.1 Issue
Apartment developments often have lengthy construction periods. The
construction phase of an apartment development can cause a range of
impacts on surrounding communities, including traffc, road and footpath
closures, dust, odour and noise emissions.
Construction noise is a particular issue in
residential areas, with common sources of
community concern being early starts, loud
radios, insuffcient notifcation and excessive
hours of operation.
Before construction commences, potential
impacts on health, safety, amenity, traffc and
the environment need to be considered to
avoid unduly disturbing surrounding
communities.
At present these issues are managed in a
range of different ways by councils. The
planning system does not provide any specifc
direction to ensure that planning approvals
for apartment buildings consistently manage
the impacts of construction.
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Better Apartments in Neighbourhoods Discussion Paper 2019
Construction Impacts
Better Apartments in Neighbourhoods Discussion Paper 2019
36
6.2 Proposed
changes
Ensure construction effects are
considered
The government is committed to ensuring
that the impacts from the construction phase
of apartment development are consistently
addressed across Victoria. A new standard
will ensure that construction impacts on
neighbours and surroundings communities
are considered for every apartment
development. This will close any gap where
temporary site management issues are
overlooked in the development approvals
process.
The proposed new standard will require
developers to identify how they will protect
the site and its surrounds from environmental
problems and nuisance during a construction
period. It includes many of the issues typical
to construction sites such as traffc, safety, air
quality, noise, sediment run off and litter.
Suggested permit condition to
address construction issues post
planning permit
It is also proposed to amend the Apartment
Design Guidelines for Victoria to include a
suggested permit condition requiring the
submission and approval of a construction
management plan. Permit conditions allow
information to be provided to and assessed
by a council after the planning permit is
issued. This allows temporary site issues to be
considered by builders and developers
alongside planning for the construction stage
of a development.
6.3 Outcomes
• Construction impacts are consistently
considered for every apartment
development across Victoria.
• Residents experience less disturbance from
construction activity.
• Community assets and public safety
are protected.
Construction Impacts
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37
6.4 Proposed new construction impacts
standard (all apartment
developments)
| Objective | To protect the site and surrounding area from environmental degradation or nuisance prior to and during construction of development. To protect drainage infrastructure and receiving waters from sedimentation and contamination. |
| Standard | An application should describe how the site will be managed prior to and during the construction period and may set out requirements for managing: • Public safety and site security • Operating hours, noise and vibration controls • Air quality (airborne dust and pollutants) • Traffc management • Erosion and sediment • Stormwater • Litter, concrete and other construction wastes • Chemical contamination |
6.5 Proposed changes to the
Apartment Design Guidelines for
Victoria
| Include as a suggested permit condition: • Before the development commences, including demolition, bulk excavation and site preparation works, a Construction Management Plan must be submitted to and approved by council. The Construction Management Plan must consider the following, as appropriate: – Public safety and site security – Operating hours, noise and vibration controls – Air quality (airborne dust and pollutants) – Traffc management – Erosion and sediment – Stormwater – Litter, concrete and other construction wastes – Chemical contamination |
Construction Impacts
Better Apartments in Neighbourhoods Discussion Paper 2019
38 Further Information
8. Further
Information
8.1 How the Victoria Planning
Provisions work
Victoria’s Better Apartments Design
Standards are implemented in all planning
schemes across the state through the Victoria
Planning Provisions (VPP). The provisions
adopt a performance-based approach,
similar to that used to assess other forms of
residential development. Provisions contain:
• Objectives
• Standards
• Decision guidelines.
The objectives describe the desired
outcomes to be achieved in the completed
development. An apartment development
must meet all the objectives.
A standard contains the requirements to
meet the objectives. A standard should
normally be met. However, if the responsible
authority is satisfed that an application for
an alternative design solution meets the
objective, the alternative design solution may
be considered.
The decision guidelines set out the matters
that the responsible authority must
consider before deciding if an application
meets the objectives.
Better Apartments in Neighbourhoods Discussion Paper 2019
39 Further Information
8.2 Resources to support achieving
better apartments
Victoria Planning Provisions –
Planning Policy Framework
Clause 15.01-2S Building design
Victoria Planning Provisions –
Particular provisions
Clause 55.07 Apartment developments
Clause 58 Apartment developments
Planning Advisory Notes
AN66 New planning provisions for apartment
developments, Amendment VC136
Planning Practice Notes
PN83 Assessing external noise impacts for
apartments
PN84 Applying the minimum garden area
requirements
Other documents
Apartment Design Guidelines for Victoria
Urban Design Guidelines for Victoria
Better Apartments: Buyers and Renters Guide
Apartment Design Advisory Service
Free, non-statutory design advice service
available for councils and apartment
developers.
Further information
You can fnd further information and links to
these resources at:
https://www.planning.vic.gov.au/policy-andstrategy/better-apartments
delwp.vic.gov.au
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