2. Land use plan


2.6 Zone provisions

2.6.2 High density residential zone Preferred development intent

Development provides for a range of residential types including multiple residential and other accommodation types in a mid-rise built form (including community residences, residential care facilities, rooming accommodation, retirement facilities and short-term accommodation).

Development is predominantly in attached building forms that are compatible with the residential character of the street and surrounding buildings. 

Shops or community facilities not exceeding 250m2 of GFA are appropriate on the ground level to provide services and support to the residential community. Built form provisions [42]

Maximum Plot Ratio2 : 1
Maximum height provisions8 storeys[43]
Building envelopeStreet frontage setbackGround level3m
Up to 4 storeys

3m to non-residential uses.

6m to residential uses.
Above 4 storeys9m
Side setbackUp to 4 storeys

0m - On the ground level only for non-habitable spaces and a maximum length 15m.

Otherwise 3m.
Above 4 storeys

6m to habitable rooms.

4m to balconies, non-habitable rooms.
Rear setbackUp to 4 storeys6m
Above 4 storeys9m
Figure 2: Built form provisions - High density residential zone

Building formScale and bulk

Maximum building footprint of 1,200m2.

Any part of a building above the podium has a maximum site coverage of 60%, and a maximum horizontal dimension of 50m.

A maximum length of 30m on any one outer building wall.

A maximum wall length of 10m between building articulations.

Development is oriented to the street frontage.

Development on a corner lot is oriented to address both street frontages.
Separation distances

A minimum 6m separation distance to balconies or windows in habitable rooms at ground level, unless screened by a 1.8m high fence.

A minimum 8m separation distance to balconies above the ground level.

A minimum 12m separation distance to windows in habitable rooms above the ground level.

Front fences or walls to ground floor dwellings are 50% visually permeable and no higher than 1.5m.

Side and rear boundary fencing is 1.8m in height, if buildings are not built to boundary.

Roofs are designed to ensure plant and equipment are screened or otherwise integrated with the overall roof design.

Varied roof forms are incorporated to contribute to the architectural distinction of the building.

Roof top areas may be utilised for communal open space and other passive recreation uses.
Communal open space and facilitiesDevelopment provides universally accessible communal open space as follows:
  1. a minimum 25% of the site area
  2. a minimum area of 40m2 and a minimum dimension of 4m
  3. a combination of ground level, vertically integrated or roof top settings
  4. respects the privacy of both users and those overlooking from neighbouring properties
  5. includes landscape and deep planting shade trees or structures suited to the subtropical environment
  6. positioned for good solar orientation and minimises water use, and
  7. excludes driveways, storage or turning areas.
Private open space

Development provides all dwellings with private open space or balconies, which is equal to a minimum 12m2, having a minimum dimension of 3m.

Balconies must be appropriately screened to maximise privacy between buildings and the public realm, without compromising CPTED principles.

Ground floor private open space must provide privacy but still allow overlooking of the street to promote passive surveillance. Urban design

Building elements and appearance

Buildings are to be well articulated with varied materials and design details, external balconies, verandas, terraces, recessed doors and doorways, windows, shade and screening devices and outdoor planting.

Residential building design ensures visual and noise privacy, adequate storage space, adequate room sizes, functional room relationship and the provision of useable and well connected common outdoor spaces.

Development provides a well-defined entry point for pedestrians.

Building form allows for cross ventilation and supports a naturally ventilated and comfortable environment.

Buildings incorporate appropriate weather protection, eaves and overhangs, screening, and shading structures on the building facades to channel breezes, filter sunlight, block out night lighting and provide rain protection.
Ground level treatment

Development activates street frontages and encourages pedestrian activity by providing a high frequency of front entries or doors to dwellings, non-residential tenancies or communal spaces which are emphasised through architectural and landscape treatment, pedestrian paths and awnings.

Ground level building elements introduce a variety of details and finishes.

Development involving non-residential tenancies or communal uses on the ground floor provides continuous 2m wide awnings with integrated lighting to provide shelter and protection from the elements.

Ground level dwellings have direct street access.

For development that is set back from the street frontage or for residential use and without awnings, street trees are provided and give protection from climatic conditions and separate pedestrians from traffic movement.
Podium treatment

Podiums are designed to address, activate and provide a visual appeal to street frontages.

Podiums include articulations in building facades and landscape treatments to reduce the visual bulk of the building and provide an appropriate transition between the ground floor and upper storeys.

Podiums maintain a strong relationship with the street by framing and activating the public realm and entrance spaces while reinforcing the street hierarchy.

Podium tops provide space for communal open spaces and roof gardens.
Tower treatment

Towers provide for balconies to be offset and avoid visual access to habitable rooms or outdoor spaces and to provide visual diversity in the built form.

Towers include articulation and varied design details to create visual appeal.

Residential towers include balconies and other external protrusions which separate the core from direct solar heating.

Development provides on-site landscape and shade trees that contributes to the area’s streetscape and residential character.

Development provides landscaped areas, including deep planting, along a minimum length of 50% of street frontages.
Public realm

Development addresses and provides passive surveillance of its interface with the street and other adjoining public spaces.

Streetscape treatments facilitate pedestrian and cycle amenity and safety.