2. Land use plan

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2.6 Zone provisions

2.6.3 Mixed use zone

2.6.3.1 Preferred development intent

Development provides a wide range and intensity of commercial, retail, health and medical, community, entertainment, cultural activities and residential uses in a predominantly high-rise built form. Development comprises a tower and podium typology which addresses the street, within a range of building heights, dependent on site area. The greatest development yields and heights in the zone are achieved on larger lots, development on larger sites reduces visual bulk and shade impacts by providing appropriate setbacks and tower separations.

Building form improves streetscape and pedestrian outcomes by providing spaces for human movement and informal activation at ground level. Podiums are human scale and encourage passive surveillance of the public realm.

Residential amenity is maximised through creation of generous, high quality, private and communal open spaces which improve occupant lifestyles suited to the sub-tropical environment.

Development surrounding the public transport stations provides for concentrations of commercial uses that capitalise on the area’s proximity to high frequency public transport.


2.6.3.2 Built form provisions

Maximum Plot Ratio
Excluding areas of communal open space.
Sites 800 m2 or greater but less than 1,200m2Sites 1,200m2 or greater but less than 1,600m2Sites 1,600m2 or greater but less than 3,000m2Sites 3,000m2 or greater but less than 10,000m2Sites 10,000m2 or greater
2 : 14 : 16 : 18 : 19 : 1
Minimum site area800m2
Minimum frontage20m
Maximum height provisions
Excluding a space on top of a building used primarily as communal open space whether roofed or not.
Sites 800 m2 or greater but less than 1,200m2Sites 1,200m2 or greater but less than 1,600m2Sites 1,600m2 or greater but less than 3,000m2Sites 3,000m2 or greater
8 storeys16 storeys24 storeys30 storeys
Building envelope

 

Street frontage setbackGround level3m.
Up to 4 storeys

0m to balconies.

3m to external walls.
Above 4 storeys6m

Side setback[44]

Development in the mixed use zone on sites >800m2 but <1,200m2 are to be assessed against the side setback provisions specified in the High Density Residential zone.
Up to 4 storeys

0m where a podium.

6m to habitable rooms.

4m to balconies.

3m to non-habitable rooms.
Above 4 storeys9m
Rear setbackUp to 4 storeys

0m where a podium.

6m to habitable rooms.

4m to balconies.

3m to non-habitable rooms.
Above 4 storeys9m

Figure 3: Built height and envelope provisions – Mixed use zone


Building formScale and bulk

Maximum tower footprint[45] 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.
Orientation

Development is oriented to the street frontage and activates the public realm.

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

Development optimises seasonal solar gain and loss, taking into consideration major site views and vistas.

Development is located and designed to minimise impacts from surrounding uses an infrastructure and maintain reasonable levels of amenity.
Separation distances

A minimum 12m separation distance between balconies or windows in habitable rooms up to level 4.

A minimum 18m building separation above level 4.
Fences

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

Rooftops

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:
  1. Development which includes a multiple residential component provides communal open space equivalent to a minimum of:
    1. 80% of the site area, or
    2. 15% of the multiple residential Gross Floor Area.
  2. a minimum of 10% of the site area for non-residential developments
  3. a minimum of 60m2, having a minimum dimension of 6m
  4. as a mix of ground level, vertically integrated or roof top settings
  5. respects the privacy of both users and  those overlooking from neighbouring properties
  6. includes landscape and deep planting shade trees or structures suited to the subtropical environment
  7. is positioned for good solar orientation and minimises water use, and
  8. does not include driveways, storage or turning areas.

Figure 4: Options for the placement of communal open space and facilities

Private open space

Development provides all dwellings with private open space or balconies at the following rates:

  1. 1 bedroom dwellings - 9m2 with a minimum dimension of 3m, or
  2. 2 or 3 bedroom dwellings - 12m2 with 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.


2.6.3.3 Urban design

Building elements and appearance

High-rise buildings must have distinct lower, middle and upper sections, including the ground floor, podium and tower levels, providing for variation in the built form.

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.

Figure 5: Building form, scale, bulk and articulation

Basements

Basements are within property boundaries.

Basement level 1 is clear of street alignments to allow areas for deep planting at the street level.
Ground level treatment

Street activation is achieved through a variety of measures, including varied design concepts and providing a high frequency of foyers, front entries, windows or doors to commercial, retail, community, communal and residential uses.

Mixed-use developments provide a predominantly commercial and retail character at the ground floor level, which activate the street.

Front entries to all buildings are emphasised through architectural and landscape treatment, pedestrian paths, appropriate lighting and the provision of continuous awnings.

Foyers open toward the public realm and contain active spaces that engage people, such as reception desks, seating areas, cafes and display spaces.

Non-residential uses at ground level provide:

  1. a minimum 4.5m ground level ceiling height
  2. scontinuous 3m wide awnings[46] over the footpath with integrated lighting to provide shelter and protection from the elements
  3. a variety of building elements, details, finishes and setbacks on the ground floor to create plazas, outdoor dining areas, landscape spaces or open vistas, and
  4. places for a wide range and rich variety of activities and uses, formal and informal gathering and interaction.

Figure 6: Ground level treatment for non-residential uses

Residential uses at ground level provide:

  1. direct street access to each ground level dwelling
  2. landscaping, including deep planting, along a minimum length of 50% of street frontages.
  3. front fences or walls to which are at minimum 50% visually permeable and no higher than 1.5m, and
  4. a minimum 4.5m ground level ceiling height

Figure 7: Ground level treatment for residential uses

Podium treatment

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

Any parking included in a podium must be sleeved with active uses fronting the street. Development must ensure safe access to active uses within the podium.

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.

Development of podium levels facing street frontages or public spaces include windows, doors and balconies that allow for activity, visual connection and passive surveillance.

Development of the lower 4 storeys of the building includes variation in plan shape and vertical profile, balconies, display windows, showcases and the like orientated to the street.

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

Figure 8: Podium treatment for non-residential uses


Figure 9: Podium treatment for residential uses

Tower treatment

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

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

Balconies on towers are offset so that they maintain privacy of habitable rooms or outdoor spaces and provide visual variety and articulation in the built form.

Landscape

Development provides consistent and cohesive landscape and streetscape treatments, including deep planted feature trees, seating and public art, that contributes to the area’s streetscape and urban character.

Public realm

Mixed-use developments provide plazas and public spaces for social connectivity, meeting points and other temporary uses and displays.

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.