88-104 Rouse Road Stage 2 DA Phase 3 · 4 88-104 Rouse Road Rouse Desg Reot Stage 2DA Phase 3 Susso PART 1 : DESIGN QUALITY PRINCIPLES Design Quality Principle 1 Context & Neighbourhood

SEPP 65 Design Verification Statement and Report

August 2018_Rev A

88-104 Rouse Road Stage 2 DA Phase 3

INTRODUCTION

2 88-104 Rouse Road Rouse Hill_Design Report Stage 2_DA Phase 3 Submission

T U R N E RIntroduction

388-104 Rouse Road Rouse Hill_Design Report Stage 2_DA Phase 3 Submission

SEPP 65 Verification StatementWe confirm that Dan Szwaj of Turner is registered as an architect under the Architects Act 2003, and has directed the design and documentation for the Development Application for this proposal.

The design quality objectives set out in Part 2 of State Environmental Planning Policy No. 65 – Design Quality of Residential Flat Development (Amendment No 3) are achieved in this development.

Further detail is provided in this report.

T U R N E R Dan Szwaj Director NSW Registration 6529


PART 1 : DESIGN QUALITY PRINCIPLES

Design Quality Principle 1Context & Neighbourhood Character

Good design responds and contributes to its context. Context is the key natural and built features of an area, their relationship and the character they create when combined. It also includes social, economic, health and environmental conditions.

Responding to context involves identifying the desirable elements of an area’s existing or future character. Well designed buildings respond to and enhance the qualities and identity of the area including the adjacent sites, streetscape and neighbourhood. Consideration of local context is important for all sites, including sites in established areas, those undergoing change or identified for change.

ProposalThe proposal is situated within a semi-rural context but will form part of a radically different context as development associated with the SEPP (Sydney Regional Growth Centres) 2006-Area 20 comes on line. The proposal therefore, will form part of the new urban context and assist to define the character of the area.

This Development Application is is for Phase 3 of the approved masterplan JRPP-15-02701.

The proposal provides a sympathetic relationship with the emerging mixed use and residential character of the area.

The proposal introduces new streets, parks and pedestrian networks which integrate with the pattern of the existing road network and street blocks in the locality.

Site permeability is also improved with the new streets, park and pedestrian site links.

Approved Masterplan Scheme

T U R N E RDesign Quality Principles


Design Quality Principle 2Built Form and ScaleGood design achieves a scale, bulk and height appropriate to the existing or desired future character of the street and surrounding buildings.

Good design also achieves an appropriate built form for a site and the building’s purpose in terms of building alignments, proportions, building type, articulation and the manipulation of building elements. Appropriate built form defines the public domain, contributes to the character of streetscapes and parks, including their views and vistas, and provides internal amenity and outlook.

ProposalThe proposal provides 4 storey development as viewed from all streets, which is consistent with the scale anticipated for the site by the relevant planning controls.

The proposed development has been considered to ensure that the buildings are proportional to the spaces around them.

The proposed building forms are designed to define each street edge and to provide large communal courtyards to the centre of the lots.

The proposed building forms are realigned to define a system of internal vehicle and pedestrian streets to improve permeability and legibility.

The proposed building forms respond to the site typology positively and reduce the overall apparent mass of the development with facades varying to suit the different conditions and amenity within the site.

The main buildings are articulated vertically at key points, in particular the double height entry lobbies and at areas where facade elements change. Horizontal articulation is also applied by facade elements by way of expressed concrete slab edges.

Streets are provided with landscaped setbacks and direct access to individual apartments.

Appropriate building separation and setbacks have been considered throughout the concept plan to improve the amenity of the development.

Building service locations within the streetscape are consolidated to a minimal number of locations.

East Elevation

West Elevation

South Elevation

Design Quality Principles


Site Plan - Development Phasing

Design Quality Principle 3Density

Good design achieves a high level of amenity for residents and each apartment, resulting in a density appropriate to the site and its context.

Appropriate densities are consistent with the area’s existing or projected population. Appropriate densities can be sustained by existing or proposed infrastructure, public transport, access to jobs, community facilities and the environment.

Proposal

The site area for Phase 3 of the approved masterplan is 9645 square meters. The proposal has a GFA of 16,172.5 m2 which is below the approved GFA of 17,535 m2. This generates an FSR of 1.68:1.

There are 762 apartments anticipated within the overall site across all phases (1-3), with a range of 1 bed, 2 bed, 3 bed apartments, which respond to the needs of the for diversity & the local housing market. There are 163 apartments proposed within detailed Stage 2 DA Phase 3.

The density for the proposed development is appropriate for the site and its location given its access to major road networks, its close proximity to Cudgegong train station and town centre and forthcoming availability of local infrastructure, public transport as well as recreational opportunities.



Design Quality Principle 4Sustainability

Good design combines positive environmental, social and economic outcomes. Good sustainable design includes use of natural cross ventilation and sunlight for the amenity and liveability of residents and passive thermal design for ventilation, heating and cooling reducing reliance on technology and operation costs. Other elements include recycling and reuse of materials and waste, use of sustainable materials, and deep soil zones for groundwater recharge and vegetation.

Proposal

The building form and orientation have been organised so as to provide good natural day lighting and solar access into primary living spaces, primary outdoor living spaces and communal courtyards.

The proposed development provides a minimum 66% cross ventilated apartments.

Energy efficient appliances and water efficient devices will be specified to minimise water consumption and resource.

Further information regarding the ESD performance and credentials of the proposal can be found in the accompanying BASIX report submitted as part of this development application.



Design Quality Principle 5Landscape

Good design recognises that together landscape and buildings operate as an integrated and sustainable system, resulting in attractive developments with good amenity. A positive image and contextual fit of well designed developments is achieved by contributing to the landscape character of the streetscape and neighbourhood.

Good landscape design enhances the development’s environmental performance by retaining positive natural features which contribute to the local context, co-ordinating water and soil management, solar access, micro-climate, tree canopy, habitat values, and preserving green networks. Good landscape design optimises usability, privacy and opportunities for social interaction, equitable access, respect for neighbours’ amenity, provides for practical establishment and long term management.

Proposal

A landscape concept designed by Scape Design has been integrated into the proposal. The design includes a new communal space, through site link, street edges and public domain.

The generous landscaped communal courtyards will provide significant amenity to the development including a varienty of usable spaces and outlook for those living above.

All perimeter streets include tree planting and landscaped setbacks which will assist in providing screening to the buildings.

The proposed communal and public open spaces, will meet the needs for a variety of different activities within the site.

Refer to the landscape concept design plans and statement for further detail.

Landscape Plan



Rev Date Approved by Revision Notes

15015.3Status RevDwg No.

Scale Drawn by NorthProject No.

Drawing Title

Project Title

DLCS Quality Endorsed Company ISO 9001:2008, Registration Number 20476Nominated Architect: Nicholas Turner 6695, ABN 86 064 084 911

CLIENT

1:500 @A1, 50%@A388 Rouse Road Phase 388-104 Rouse Road Rouse Hill 2155

SEPP 65 Diagrams

Gold Abacus Development226 Coward Street Mascot 2020

NOTES

TURNER

SEPP65 Solar and Ventilation DiagramsT +61 2 8668 0000F +61 2 8668 0088turnerstudio.com.au

Level 7 ONE Oxford StreetDarlinghurst NSW 2010AUSTRALIA

For DA Submission

DRAFT DA-721-001

THIS DRAWING IS COPYRIGHT © OF TURNER. NO REPRODUCTION WITHOUT PERMISSION. UNLESS NOTED OTHERWISE THIS DRAWINGIS NOT FOR CONSTRUCTION. ALL DIMENSIONS AND LEVELS ARE TO BE CHECKED ON SITE PRIOR TO THE COMMENCEMENT OF WORK.INFORM TURNER OF ANY DISCREPANCIES FOR CLARIFICATION BEFORE PROCEDING WITH WORK. DRAWINGS ARE NOT TO BE SCALED.USE ONLY FIGURED DIMENSIONS. REFER TO CONSULTANT DOCUMENTATION FOR FURTHER INFORMATION.

1

ROUSE ROAD (20.115m WIDE)

HG.01

HG.02

HG.03HG.04

HG.05

HG.06

HG.07

JG.01

JG.02

JG.03

PR

OP

OS

ED

RO

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NO

.3 (

PH

AS

E 3

)

PR

OP

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ED

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NO

.1 (PH

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E 3)


H1.02

H1.01

H1.03H1.05

H1.06

H1.04

H1.07

H1.08

J1.01

J1.02

J1.03

J1.09

J1.10

J1.11

J1.12

J1.13

J1.14

J1.19J1.20J1.21

J1.15

J1.16

J1.17

J1.18

J1.04

J1.05

J1.06

J1.07

J1.08H1.09

H1.10

H1.11

H1.20

H1.21

H1.22

H1.15 H1.16

H1.12

H1.13

H1.14

H1.17

H1.18

H1.19

SETBACK

BOUNDARY

SE

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AC

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BO

UN

DA

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SETBACK

BOUNDARY

SE

TB

AC

K

BO

UN

DA

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PR

OP

OS

ED

RO

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NO

.3 (

PH

AS

E 3

)

PR

OP

OS

ED

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NO

.1 (PH

AS

E 3)


H2.02

H2.01

H2.03H2.05

H2.06

H2.04H2.07

H2.08

J2.01

J2.02

H2.09

H2.10

H2.19

H2.20

H2.11

H2.18

H2.14

H2.15

H2.16

H2.17

H2.12

H2.13

J2.03

J2.04

J2.05

J2.06

J2.07

J2.08

J2.09

J2.10

J2.11

J2.12

J2.13

J2.14

J2.15

J2.16

J2.21J2.22

J2.17J2.18

J2.19

J2.20

PR

OP

OS

ED

RO

AD

NO

.3 (

PH

AS

E 3

)

PR

OP

OS

ED

RO

AD

NO

.1 (PH

AS

E 3)


H3.02

H3.01

H3.03H3.05

H3.06

H3.04H3.07

H3.08

H3.09

H3.10

H3.19

H3.20

H3.11

H3.18

H3.14

H3.15

H3.16

H3.17

H3.12

H3.13

J3.01

J3.02

J3.03

J3.04

J3.05

J3.06

J3.07

J3.08

J3.09

J3.10

J3.11

J3.12

J3.13

J3.14

J3.15

J3.16

J3.21J3.22

J3.17

J3.19

J3.20

J3.18

PR

OP

OS

ED

RO

AD

NO

.3 (

PH

AS

E 3

)

PR

OP

OS

ED

RO

AD

NO

.1 (PH

AS

E 3)


H4.01

H4.02

H4.11

H4.12

H4.03

H4.10

H4.06

H4.07

H4.08

H4.09

H4.04

H4.05

J4.08

J4.07

J4.06

J4.05

J4.04

J4.03

J4.02

J4.01

J4.13J4.14

J4.09

J4.11

J4.12

J4.10

PR

OP

OS

ED

RO

AD

NO

.3 (

PH

AS

E 3

)

PR

OP

OS

ED

RO

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NO

.1 (PH

AS

E 3)

SOUTH ASPECT APARTMENTS

ACHIEVES 2HOURS OF SOLAR ACCESS ON 21st OF JUNE BETWEEN 9AM TO 3 PM

ACHIEVES 2HOURS OF SOLAR ACCESS ON 21st OF JUNE BETWEEN 9AM TO 3 PM NATURALLY CROSS VENTILATED

THROUGH SKY LIGHTNATURALLY CROSS VENTILATEDTHROUGH OPERABLE SKY LIGHT

1-

Ground Level 2-

Level 1 3-

Level 2

4-

Level 3 5-

Level 4

Building H

Building J

Total

Solar Access Cross Ventilation

6 7 2

No Direct Sunlight

4

2

5

2

1

1

Building H

Building J

Total


23 16 10

No Direct Sunlight

12

11

9

7

1

9

Building H

Building J

Total


27 27 8

No Direct Sunlight

13

14

14

13

1

7

Building H

Building J

Total


32 28 4

No Direct Sunlight

15

17

14

14

0

4

Building H

Building J

Total


26 20

No Direct Sunlight

12

14

11

9

0

0

0

Building H

Building J

Solar Access Cross Ventilation No Direct Sunlight

Total

BuildingLevel

Ground Level

Building H

Building J

Level 1

Building H

Building J

Level 2

Building H

Building J

Level 3

Building H

Building J

Level 4

Sub-Total

Percentage of Total163 Apartments

Note- 60% ADG requirement Cross Ventilation- 70% ADG requirement Solar Access between 9am to 3 pm on 21st of June- Maximum 15% of apartments receive no direct sunlight between 9am to 3 pm on 21st of June

4

2

5

2

1

1

12

11

9

7

1

9

13

14

14

13

1

7

15

17

14

14

0

4

12

14

11

9

0

0

114

70%

98

60%

24

14.7%




Drawing Title

Project Title


CLIENT


SEPP 65 Diagrams


NOTES

TURNER



For DA Submission

DRAFT DA-721-001


1


HG.01

HG.02

HG.03HG.04

HG.05

HG.06

HG.07

JG.01

JG.02

JG.03

PR

OP

OS

ED

RO

AD

NO

.3 (

PH

AS

E 3

)

PR

OP

OS

ED

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NO

.1 (PH

AS

E 3)


H1.02

H1.01

H1.03H1.05

H1.06

H1.04

H1.07

H1.08

J1.01

J1.02

J1.03

J1.09

J1.10

J1.11

J1.12

J1.13

J1.14

J1.19J1.20J1.21

J1.15

J1.16

J1.17

J1.18

J1.04

J1.05

J1.06

J1.07

J1.08H1.09

H1.10

H1.11

H1.20

H1.21

H1.22

H1.15 H1.16

H1.12

H1.13

H1.14

H1.17

H1.18

H1.19

SETBACK

BOUNDARY

SE

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K

BO

UN

DA

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SETBACK

BOUNDARY

SE

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PR

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.3 (

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PR

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.1 (PH

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H2.02

H2.01

H2.03H2.05

H2.06

H2.04H2.07

H2.08

J2.01

J2.02

H2.09

H2.10

H2.19

H2.20

H2.11

H2.18

H2.14

H2.15

H2.16

H2.17

H2.12

H2.13

J2.03

J2.04

J2.05

J2.06

J2.07

J2.08

J2.09

J2.10

J2.11

J2.12

J2.13

J2.14

J2.15

J2.16

J2.21J2.22

J2.17J2.18

J2.19

J2.20

PR

OP

OS

ED

RO

AD

NO

.3 (

PH

AS

E 3

)

PR

OP

OS

ED

RO

AD

NO

.1 (PH

AS

E 3)


H3.02

H3.01

H3.03H3.05

H3.06

H3.04H3.07

H3.08

H3.09

H3.10

H3.19

H3.20

H3.11

H3.18

H3.14

H3.15

H3.16

H3.17

H3.12

H3.13

J3.01

J3.02

J3.03

J3.04

J3.05

J3.06

J3.07

J3.08

J3.09

J3.10

J3.11

J3.12

J3.13

J3.14

J3.15

J3.16

J3.21J3.22

J3.17

J3.19

J3.20

J3.18

PR

OP

OS

ED

RO

AD

NO

.3 (

PH

AS

E 3

)

PR

OP

OS

ED

RO

AD

NO

.1 (PH

AS

E 3)


H4.01

H4.02

H4.11

H4.12

H4.03

H4.10

H4.06

H4.07

H4.08

H4.09

H4.04

H4.05

J4.08

J4.07

J4.06

J4.05

J4.04

J4.03

J4.02

J4.01

J4.13J4.14

J4.09

J4.11

J4.12

J4.10

PR

OP

OS

ED

RO

AD

NO

.3 (

PH

AS

E 3

)

PR

OP

OS

ED

RO

AD

NO

.1 (PH

AS

E 3)





1-

Ground Level 2-

Level 1 3-

Level 2

4-

Level 3 5-

Level 4

Building H

Building J

Total


6 7 2

No Direct Sunlight

4

2

5

2

1

1

Building H

Building J

Total


23 16 10

No Direct Sunlight

12

11

9

7

1

9

Building H

Building J

Total


27 27 8

No Direct Sunlight

13

14

14

13

1

7

Building H

Building J

Total


32 28 4

No Direct Sunlight

15

17

14

14

0

4

Building H

Building J

Total


26 20

No Direct Sunlight

12

14

11

9

0

0

0

Building H

Building J


Total

BuildingLevel

Ground Level

Building H

Building J

Level 1

Building H

Building J

Level 2

Building H

Building J

Level 3

Building H

Building J

Level 4

Sub-Total



4

2

5

2

1

1

12

11

9

7

1

9

13

14

14

13

1

7

15

17

14

14

0

4

12

14

11

9

0

0

114

70%

98

60%

24

14.7%




Drawing Title

Project Title


CLIENT


SEPP 65 Diagrams


NOTES

TURNER



For DA Submission

DRAFT DA-721-001


1


HG.01

HG.02

HG.03HG.04

HG.05

HG.06

HG.07

JG.01

JG.02

JG.03

PR

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NO

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PH

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E 3

)

PR

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H1.02

H1.01

H1.03H1.05

H1.06

H1.04

H1.07

H1.08

J1.01

J1.02

J1.03

J1.09

J1.10

J1.11

J1.12

J1.13

J1.14

J1.19J1.20J1.21

J1.15

J1.16

J1.17

J1.18

J1.04

J1.05

J1.06

J1.07

J1.08H1.09

H1.10

H1.11

H1.20

H1.21

H1.22

H1.15 H1.16

H1.12

H1.13

H1.14

H1.17

H1.18

H1.19

SETBACK

BOUNDARY

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DA

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SETBACK

BOUNDARY

SE

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PR

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NO

.3 (

PH

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)

PR

OP

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ED

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NO

.1 (PH

AS

E 3)


H2.02

H2.01

H2.03H2.05

H2.06

H2.04H2.07

H2.08

J2.01

J2.02

H2.09

H2.10

H2.19

H2.20

H2.11

H2.18

H2.14

H2.15

H2.16

H2.17

H2.12

H2.13

J2.03

J2.04

J2.05

J2.06

J2.07

J2.08

J2.09

J2.10

J2.11

J2.12

J2.13

J2.14

J2.15

J2.16

J2.21J2.22

J2.17J2.18

J2.19

J2.20

PR

OP

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NO

.3 (

PH

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)

PR

OP

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NO

.1 (PH

AS

E 3)


H3.02

H3.01

H3.03H3.05

H3.06

H3.04H3.07

H3.08

H3.09

H3.10

H3.19

H3.20

H3.11

H3.18

H3.14

H3.15

H3.16

H3.17

H3.12

H3.13

J3.01

J3.02

J3.03

J3.04

J3.05

J3.06

J3.07

J3.08

J3.09

J3.10

J3.11

J3.12

J3.13

J3.14

J3.15

J3.16

J3.21J3.22

J3.17

J3.19

J3.20

J3.18

PR

OP

OS

ED

RO

AD

NO

.3 (

PH

AS

E 3

)

PR

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ED

RO

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NO

.1 (PH

AS

E 3)


H4.01

H4.02

H4.11

H4.12

H4.03

H4.10

H4.06

H4.07

H4.08

H4.09

H4.04

H4.05

J4.08

J4.07

J4.06

J4.05

J4.04

J4.03

J4.02

J4.01

J4.13J4.14

J4.09

J4.11

J4.12

J4.10

PR

OP

OS

ED

RO

AD

NO

.3 (

PH

AS

E 3

)

PR

OP

OS

ED

RO

AD

NO

.1 (PH

AS

E 3)





1-

Ground Level 2-

Level 1 3-

Level 2

4-

Level 3 5-

Level 4

Building H

Building J

Total


6 7 2

No Direct Sunlight

4

2

5

2

1

1

Building H

Building J

Total


23 16 10

No Direct Sunlight

12

11

9

7

1

9

Building H

Building J

Total


27 27 8

No Direct Sunlight

13

14

14

13

1

7

Building H

Building J

Total


32 28 4

No Direct Sunlight

15

17

14

14

0

4

Building H

Building J

Total


26 20

No Direct Sunlight

12

14

11

9

0

0

0

Building H

Building J


Total

BuildingLevel

Ground Level

Building H

Building J

Level 1

Building H

Building J

Level 2

Building H

Building J

Level 3

Building H

Building J

Level 4

Sub-Total



4

2

5

2

1

1

12

11

9

7

1

9

13

14

14

13

1

7

15

17

14

14

0

4

12

14

11

9

0

0

114

70%

98

60%

24

14.7%

Design Quality Principle 6Amenity

Good design positively influences internal and external amenity for residents and neighbours. Achieving good amenity contributes to positive living environments and resident well being.

Good amenity combines appropriate room dimensions and shapes, access to sunlight, natural ventilation, outlook, visual and acoustic privacy, storage, indoor and outdoor space, efficient layouts and service areas, and ease of access for all age groups and degrees of mobility.

Proposal

The proposed development employs appropriate building separation between all building forms to provide a high level of privacy for both the residents and surrounding neighbours.

The proposed development provides 70% of the apartments 2 hours of sunlight to the living rooms during the winter solstice.

Apartment layouts have been designed to maximise the number of north facing units while providing street definition and surveillance. Generally, storage areas are provided inside apartments. Additional lockable storage areas are provided in the basement as well as designated storage rooms on each level.

Apartments are planned to create spaces that are well proportioned and with a minimum of re-entrant and unusual shapes so that they have simple, coherent forms and are easy for residents to furnish.

Privacy between apartments is achieved through good separation distances and orientation.

Apartment Amenity Diagram - Typical Level



Design Quality Principle 7Safety

Good design optimises safety and security, within the development and the public domain. It provides for quality public and private spaces that are clearly defined and fit for the intended purpose. Opportunities to maximise passive surveillance of public and communal areas promote safety.

A positive relationship between public and private spaces is achieved through clearly defined secure access points and well lit and visible areas that are easily maintained and appropriate to the location and purpose.

Proposal

Safe access is achieved through clear pedestrian routes within the site, utilising the existing and new street networks and new through site links.

Active street frontages will be provided through multiple residential building entry points and direct access to street level apartments.

Passive surveillance is achieved from balconies and windows at the high levels, as well as the private terraces at ground level.

There will be appropriate lighting to all external areas, both public and communal.

Typical Section - Road No. 3

Typical Section - Road No. 1 Typical Section - Road No. 4

Typical Section - Rouse Road



Design Quality Principle 8Diversity and Social Interaction

Good design achieves a mix of apartment sizes, providing housing choice for different demographics, living needs and household budgets.

Well designed apartment developments respond to social context by providing housing and facilities to suit the existing and future social mix. Good design involves practical and flexible features, including different types of communal spaces for a broad range of people, providing opportunities for social interaction amongst residents.

Proposal

The proposed development provides a range of unit typologies and sizes to respond to the needs of the local community and to different price points.

Housing diversity and affordability will be enhanced through the provision of a range of unit typologies which cater for families, single persons, couples and ”empty nesters”.

10% of apartments have been designed as adaptable layouts. They have been distributed throughout the buildings in different typologies to offer variety to potential purchasers.

20% of apartments have been designed in accordance with the Livable Housing Guideline’s silver level universal design features.

The outdoor public and communal spaces are designed to provide accessible areas for social interaction and congregation.

Adaptable Apartment Layouts - Pre Adaption Adaptable Apartment Layouts - Post Adaption



Design Quality Principle 9Aesthetics

Good design achieves a built form that has good proportions and a balanced composition of elements, reflecting the internal layout and structure. Good design uses a variety of materials, colours and textures.

The visual appearance of well designed apartment development responds to the existing or future local context, particularly desirable elements and repetitions of the streetscape.

Proposal

The buildings are designed with a collection of façade treatments that:

• Respond to the varying site conditions

• Reduce the scale of single building forms

• Create variety & individual idenity

• Reinforce building entries

• Separate parking & building services for pedestrians and apartments

• The characterisation contributes to a particular building identity through variance in form and materiality.

• Fences, gates and planting walls to ground floor apartments with individual street access provide fine grain detail in the streetscape.

‘Roof’ Facade Type‘Solid’ Facade Type

‘Screen’ Facade Type ‘Verandah’ Facade Type


Objectives Comment Complies

3A Site Analysis

Objective 3A-1

Site analysis illustrates that design decisions

have been based on opportunities and

constraints of the site conditions and their

relationship to the surrounding context

• A site analysis accompanies this DA.

• The Statement of Environmental Effects includes a written

statement explaining how the design of the proposed

development has responded to the site analysis.

Yes

3B Orientation

Objective 3B-1

Building types and layouts respond to

the streetscape and site while optimising

solar access within the development

• The proposed development defines the existing and future streets

by facing them and incorporating direct access from the street.

• The proposed development has been designed to

optimise solar access as well as define street edges.

Yes

Objective 3B-2

Overshadowing of neighbouring properties

is minimised during mid winter

Design Guidance

• Where an adjoining property does not

currently receive the required hours of solar

access, the proposed building ensures

solar access to neighbouring properties

is not reduced by more than 20%

• A minimum of 4 hours of solar access

should be retained to solar collectors

on neighbouring buildings.

• Solar access to living rooms, balconies and private open

spaces of neighbours has been considered and the proposed

building envelopes do not result in any unreasonable

overshadowing impacts to adjacent properties.

• The proposed development ensures that solar access to

neighbouring properties is not reduced by more than 20%

where it already does not receive adequate solar access.

• The proposed development does not prevent any solar collectors on

existing neighbouring buildings from receiving 4 hours solar access.

Yes

3C Public Domain Interface

Objective 3C-1

Transition between private and public domain is

achieved without compromising safety and security

• The proposed development provides direct street

entry to the majority of ground floor apartments.

• The proposed development provides for surveillance of local

streets as well as visual privacy for the apartments.

• The proposed development provides upper level balconies

and windows which overlook the public domain.

• The proposed development provides pedestrian

entries to lobbies from streets.

Yes

Objective 3C-2

Amenity of the public domain is

retained and enhanced

• The proposed development provides a high level of

amenity for the public domain. The envelopes have been

stepped with the fall of the site which ensures that the visual

prominence of underground car parking is concealed.

• Ramping for accessibility is minimised and

integrated within the landscape.

Yes

PART 2 : APARTMENT DESIGN GUIDE COMPLIANCE TABLE

Part 3 Siting the DevelopmentNote: The following guidelines must be read in conjunction with detailed text contained in the Apartment Design Guide.

T U R N E RApartment Design Guide Compliance Table



3D Communal and public open space

Objective 3D-1

An adequate area of communal open space is

provided to enhance residential amenity and

to provide opportunities for landscaping.

Design Criteria

• Communal open space has a minimum

area equal to 25% of the site

• Developments achieve a minimum of 50%

direct sunlight to the principal usable part of the

communal open space for a minimum of 2 hours

between 9 am and 3 pm on 21 June (mid winter)

• The communal open space should have

a minimum dimension of 3m

• The proposed development provides communal open

space which is the equivalent of 25% of the site area.

• 2 hours sunlight is achieved to a minimum of 50% of

the principal usable part of the central common open

space area on 21 June between 9am-3pm

• The communal open space areas are provided as central spaces

which are well designed, easily identified and usable areas.

• Communal open spaces have a minimum dimension of 3 meters.

• Deep soil zones have been co-located

within the communal open spaces.

• Direct, equitable access is provided to the communal open space

areas from the common circulation areas, entries and lobbies

Yes

Objective 3D-2

Communal open space is designed to allow

for a range of activities, respond to site

conditions and be attractive and inviting.

• The communal open space areas are designed for

a range of activities with facilities including:

- seating for individuals or groups

- open lawn areas

• The location of the facilities have been designed

to respond to microclimate and site conditions with

access to sun in winter and shade in summer.

Yes

Objective 3D-3

Communal open space is designed to maximise safety

• The proposed communal open space areas and the public domain

surrounding the site will both be readily visible from habitable

rooms and private open space areas of the apartments.

• The proposed communal open space areas will be lit for

security and to prevent light spill into apartments.

Yes

Objective 3D-4

Public open space, where provided, is responsive to

the existing pattern and uses of the neighbourhood

• The masterplan proposes a significant public park to the south of

the site, and is well connected with public streets along all sides.

• Opportunities will be provided for a range of recreational

activities in the park including children’s play equipment.

Yes

Apartment Design Guide Compliance Table



3E Deep soil zones

Objective 3E-1

Deep soil zones provide areas on the site that

allow for and support healthy plant and tree

growth. They improve residential amenity and

promote management of water and air quality

Design criteria

Deep soil zones are to meet the

following minimum requirements:

• 7% of site area

• <650sqm – no min dimension

• 650sqm-1500sqm – 3m min dimension

• >1500sqm – 6m min dimension

• The proposal provides 13.9% deep soil which exceeds the

minimum required 7%. This deep soil allocation is provided

across the site as detailed in the approved masterplan.

Yes

3F Visual privacy

Objective 3F-1

Adequate building separation distances are shared

equitably between neighbouring sites, to achieve

reasonable levels of external and internal visual privacyDesign criteria

• Separation between windows and balconies is

provided to ensure visual privacy is achieved.

Minimum required separation distances from buildings

to the side and rear boundaries are as follows:

• 4 storeys: 6m for habitable rooms and

balconies; 3m for non-habitable rooms.

• 5-8 storeys: 9m for habitable rooms and

balconies; 4.5m for non-habitable rooms.

• 9+storeys: 12m for habitable rooms and

balconies; 6m for non-habitable rooms.

• Separation distances between buildings on the same

site should combine required building separations

depending on the type of room (see figure 3F.2)

• Gallery access circulation should be treated as

habitable space when measuring privacy separation

distances between neighbouring properties

Design guidance

• For residential buildings next to commercial buildings,

separation distances should be measured as follows:

• for retail, office spaces and commercial

balconies use the habitable room distances

• for service and plant areas use the

non-habitable room distances

• Apartment buildings should have an increased

separation distance of 3m (in addition to the

requirements set out in design criteria 1) when

adjacent to a different zone that permits lower density

residential development to provide for a transition

in scale and increased landscaping (figure 3F.5)

• No separation is required between blank walls

• A separation distance of at least 12 metres is provided between

all building envelopes for the residential flat buildings which

is consistent with the separation distance requirements of

the Apartment Design Guide for 4 storey buildings.

Yes

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Objective 3F-2

Site and building design elements increase

privacy without compromising access to light

and air and balance outlook and views from

habitable rooms and private open space

• Communal open space, common areas and access

paths are appropriately separated from private

open space and windows to apartments.

• The proposed development provides substantial

private terraces located in front of ground level living

rooms and bedrooms to increase internal privacy.

Yes

3G Pedestrian access and entries

Objective 3G-1

Building entries and pedestrian access connects

to and addresses the public domain

• The proposed development provides multiple entries

(including individual ground floor entries) to activate

the street edge and address the public domain.

Yes

Objective 3G-2

Access, entries and pathways are

accessible and easy to identify

• Building access areas, including lift lobbies are designed to be

clearly visible from the public domain and communal spaces.

• Access paths provide equitable access

compliant with DDA requirements

Yes

Objective 3G-3

Large sites provide pedestrian links for access

to streets and connection to destinations

• The Phase 1 and 2 sites are larger and therefore provide

pedestrian links through the site. Phase 3 is smaller in size and

as such only provides pedestrian access to residents only.

N/A

3H Vehicle Access

Objective 3H-1

Vehicle access points are designed and located to

achieve safety, minimise conflicts between pedestrians

and vehicles and create high quality streetscapes

• Car park entries are located behind the building

line and with access integrated into the building’s

overall façade, as illustrated in the plans.

• The floor plans illustrate an appropriate separation

distance between the proposed vehicle entry, pedestrian

access points and surrounding street intersections.

• Further information is provided in the traffic report

prepared as part of this subject application.

Yes




3J Bicycle and car parking

Objective 3J-1

Car parking is provided based on proximity

to public transport in metropolitan Sydney

and centres in regional areas Design criteria

• For development in the following locations:

- on sites that are within 800 metres of a railway station

or light rail stop in the Sydney Metropolitan Area; or

- on land zoned, and sites within 400 metres of

land zoned, B3 Commercial Core, B4 Mixed Use

or equivalent in a nominated regional centre

- the minimum car parking requirement for residents

and visitors is set out in the Guide to Traffic Generating

Developments, or the car parking requirement

prescribed by the relevant council, whichever is less

• The car parking needs for a development

must be provided off street

• The proposed car parking provision of 202 is in

line with the approved masterplan for the site.

Yes

Objective 3J-2

Parking and facilities are provided

for other modes of transport

• The proposed development provides opportunity

for secure undercover bicycle parking within

the building near the core entries.

Yes

Objective 3J-3

Car park design and access is safe and secure

• The proposed development provides direct, clearly

visible and well lit access to common circulation areas.

• The proposed development provides clearly defined vehicular

entry points directly connected to the road network.

Yes

Objective 3J-4

Visual and environmental impacts of

underground car parking are minimised

• The proposed development provides car parking layouts which

are well organised, using a logical, efficient structural grid such

that excavation can be minimised through efficient design.

• The proposed development ensures that any areas where

the car park would protrude above finished ground level is

integrated within the building fabric and landscape elements.

Yes

Objective 3J-5

Visual and environmental impacts of on-

grade car parking are minimised

• The proposed development does not provide for any

at grade car parking other than on-street parking.

N/A

Objective 3J-6

Visual and environmental impacts of above

ground enclosed car parking are minimised

• The proposed development does not provide for any above

ground enclosed car parking other than on-street parking.

N/A

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4A Solar and daylight access

Objective 4A-1

To optimise the number of apartments

receiving sunlight to habitable rooms, primary

windows and private open spaceDesign criteria

• Living rooms and private open spaces of at least 70%

of apartments in a building receive a minimum of 2

hours direct sunlight between 9 am and 3 pm at mid

winter in the Sydney Metropolitan Area and in the

Newcastle and Wollongong local government areas

• In all other areas, living rooms and private

open spaces of at least 70% of apartments in

a building receive a minimum of 3 hours direct

sunlight between 9 am and 3 pm at mid winter

• A maximum of 15% of apartments in a building receive

no direct sunlight between 9 am and 3 pm at mid winter

• To maximise the benefit to residents of direct sunlight

within living rooms and private open spaces, a

minimum of 1sqm of direct sunlight, measured at 1m

above floor level, is achieved for at least 15 minutes

• 70% of apartments within the proposed development

achieve solar access for a minimum of 2 hours

on 21 June between 9am and 3pm

• 14.1% of apartments receive no direct solar access

between 9am and 3pm on 21 June.

• The proposal incorporates skylights to the upper

level apartments to maximise daylight access.

Yes

Objective 4A-2

Daylight access is maximised where sunlight is limited

The proposed development does not rely on

the use of courtyards or lightwells.

N/A

Objective 4A-3

Design incorporates shading and glare

control, particularly for warmer months.

The proposed development is designed to incorporate

shading devices such balconies, overhangs and planting

to control heat load during the warmer months.

Yes

4B Natural ventilation

Objective 4B-1

All habitable rooms are naturally ventilated

• The proposed development provides natural ventilation to all

habitable rooms with the area of window openings being equal

to or greater than 5% of the floor area of the habitable room.

Yes

Objective 4B-2

The layout and design of single aspect

apartments maximises natural ventilation

• Apartment depths for the single aspect apartments

are limited to maximise ventilation and airflow.

Yes

Objective 4B-3

The number of apartments with natural cross

ventilation is maximised to create a comfortable

indoor environment for residentsDesign criteria

• At least 60% of apartments are naturally cross

ventilated in the first nine storeys of the building.

Apartments at ten storeys or greater are deemed

to be cross ventilated only if any enclosure of

the balconies at these levels allows adequate

natural ventilation and cannot be fully enclosed

• Overall depth of a cross-over or cross-

through apartment does not exceed 18m,

measured glass line to glass line

• 66% of apartments within the proposed development

achieve natural cross ventilation.

• The proposed development has been designed to ensure

that cross through apartment depths do not exceed 18m.

Yes

19




4C Ceiling Heights

Objective 4C-1

Ceiling height achieves sufficient natural

ventilation and daylight accessDesign criteria

• Measured from finished floor level to finished

ceiling level, minimum ceiling heights are:

- Habitable rooms: 2.7m

- Non-habitable: 2.4m

- 2 storey apartments: 2.7m for main living area

floor; 2.4m for second floor where it’s area does

not exceed 50% of the apartment area

- Attic spaces: 1.8m at the end with

a 30 degree min slope

- If located in mixed use area: 3.3m for ground

and first floor to promote flexibility

• The proposed development provides a minimum of

2.7 metre floor to ceiling heights for the majority of the

ceilings of all habitable rooms within apartments. Small

bulkheads are provided in inconspicuous areas for

servicing of bathrooms, laundries and kitchens.

Yes

Objective 4C-2

Ceiling height increases the sense of space in

apartments and provides for well proportioned rooms

• The proposed development provides the required 2.7 metre

floor to ceiling heights for the majority of the ceilings for all

habitable rooms within the apartments. Ceiling heights are

maximised in habitable rooms by ensuring that bulkheads

do not intrude and are minimised and the service rooms

& risers stack from floor to floor where possible.

Yes

Objective 4C-3

Ceiling heights contribute to the flexibility of

building use over the life of the building

• The subject site is not located within a mixed use zone

and therefore increased floor to ceiling heights for ground

floor apartments is not warranted in this instance.

Yes

T U R N E RT U R N E R

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4D Apartment size and layout

Objective 4D-1

The layout of rooms within an apartment is functional,

well organised and provides a high standard of amenity Design criteria

• Apartments are required to have the

following minimum internal areas:

• Studio: 35sqm

• 1 bedroom: 50sqm



The minimum internal areas include only one

bathroom. Additional bathrooms increase the

minimum internal area by 5m2 each

A fourth bedroom and further additional bedrooms

increase the minimum internal area by 12m2 each

• Every habitable room must have a window in an

external wall with a total minimum glass area of not

less than 10% of the floor area of the room. Daylight

and air may not be borrowed from other roomsDesign Guidance

• A window should be visible from any

point in a habitable room

• All apartments meet the minimum required apartment

sizes. Where a second bathroom is provided, the

area has been increased by 5m as required.

• Every habitable room has a window in an external

wall with a total minimum glass area of not less

than 10% of the floor area of the room.

• All windows in habitable rooms are generally

visible from any point in the room.

Yes

Objective 4D-2

Environmental performance of the

apartment is maximisedDesign criteria

• Habitable room depths are limited to a

maximum of 2.5 x the ceiling height

• In open plan layouts (where the living, dining

and kitchen are combined) the maximum

habitable room depth is 8m from a window

• The maximum habitable room depth for all open plans

layouts (where the living , dining and kitchen are combined)

is generally 8 meters from a window or glazed door suite.

Yes

Objective 4D-3

Apartment layouts are designed to accommodate

a variety of household activities and needsDesign criteria

• Master bedrooms have a minimum area of 10m2 and

other bedrooms 9m2 (excluding wardrobe space)

• Bedrooms have a minimum dimension

of 3m (excluding wardrobe space)

• Living rooms or combined living/dining

rooms have a minimum width of:

- 3.6m for studio and 1 bedroom apartments

- 4m for 2 and 3 bedroom apartments

• The width of cross-over or cross-through

apartments are at least 4m internally to

avoid deep narrow apartment layouts

• The master bedrooms within the apartments all have a minimum

area of 10sqm and all other bedrooms are at least 9sqm.

• All living rooms have a minimum width of 3.6

meters for studios and 1 bedroom apartments, and

4 meters for 2 and 3 bedroom apartments.

Yes

21




4E Private open space and balconies

Objective 4E-1

Apartments provide appropriately sized private open

space and balconies to enhance residential amenity Design criteria

• All apartments are required to have

primary balconies as follows:

- Studio: 4sqm min

- 1 bed: 8sqm min and 2m depth

- 2 bed: 10sqm min and 2m depth

- 3 bed: 12sqm min and 2.4m depth

The minimum balcony depth to be counted

as contributing to the balcony area is 1m

• For apartments at ground level or on a podium or

similar structure, a private open space is provided

instead of a balcony. It must have a minimum

area of 15m2 and a minimum depth of 3m.

• The proposed development provides primary balconies

which meet the minimum area and depth requirements.

• The private open spaces for ground floor apartments

generally exceed the minimum of 15 square metres in area.

Yes

Objective 4E-2

Primary private open space and balconies are

appropriately located to enhance liveability for residents

• Primary open spaces and balconies are located

adjacent to the living room, dining room and

kitchen areas to extend the living space.

Yes

Objective 4E-3

Private open space and balcony design is

integrated into and contributes to the overall

architectural form and detail of the building

• Balcony treatments are designed to allow views and

passive surveillance of the street while maintaining visual

privacy and allowing for a range of uses on the balcony.

Yes

Objective 4E-4

Private open space and balcony design maximises safety

• The proposed development has minimised changes

in ground levels and landscaping where possible.

• The design and detailing of the proposed balconies

avoids opportunities for climbing and falls

Yes

4F Common circulation and spaces

Objective 4F-1

Common circulation spaces achieve good amenity

and properly service the number of apartmentsDesign criteria

• The maximum number of apartments off a

circulation core on a single level is eight

• For buildings of 10 storeys and over, the maximum

number of apartments sharing a single lift is 40

• Where design criteria 1 is not achieved, no

more than 12 apartments should be provided

off a circulation core on a single level

• The proposed development provides natural

light and articulation to each corridor.

• Lift cores typically service 3-8 apartments per level. The

exception is at ground level in building J where more than

8 ground level apartments and mezzanine apartments

have access to a common circulation core but are also

provided with direct street access which will therefore

reduce the usage of the circulation core for this level.

Yes

Objective 4F-2

Common circulation spaces promote safety and

provide for social interaction between residents

• Direct and legible access is provided between vertical

circulation points and apartment entries by minimising

corridor lengths and providing clear sight lines.

• Lift lobbies are provided with direct solar access and ventilation at

a size that allows for meeting and interaction between residents.

Yes


22




4G Storage

Objective 4G-1

Adequate, well designed storage is

provided in each apartment Design criteria

• In addition to storage in kitchens, bathrooms and

bedrooms, the following storage is provided:

- Studio 4cm

- 1 bed: 6cm

- 2 bed: 8cm

- 3 bed: 10cm

At least 50% of the required storage is to

be located within the apartment

• Storage is provided to all apartments in compliance

with the required volumes, with a minimum of

50% allocated within the apartment.

Yes

Objective 4G-2

Additional storage is conveniently located, accessible

and nominated for individual apartments

• Storage not located in apartments will be located in dedicated

secure storage areas within the basement and common areas.

Yes

4H Acoustic Privacy

Objective 4H-1

Noise transfer is minimised through the

siting of buildings and building layout.

• Adequate building separation is provided between the

buildings to ensure adequate acoustic privacy is achieved.

Yes

Objective 4H-2

Noise impacts are mitigated within apartments

through layout and acoustic treatments

• The proposed development ensures that internal apartment

layout separates noisy spaces from quiet spaces.

Yes

4J Noise and Pollution

Objective 4J-1

In noisy or hostile environments the impacts of

external noise and pollution are minimised through

the careful siting and layout of buildings

• The subject site is not located within a

noisy or hostile environment.

N/A

Objective 4J-2

Appropriate noise shielding or attenuation techniques

for the building design, construction and choice of

materials are used to mitigate noise transmission

• The subject proposal incorporates seals to prevent noise

transfer through gaps, acoustic glazing, and other measures

where necessary to attenuate noise impacts to apartments.

Yes

23




4K Apartment Mix

Objective 4K-1

A range of apartment types and sizes is provided to cater

for different household types now and into the future

• The proposed development provides

a variety of apartment types.

• The proposed apartment mix is appropriate, taking into

consideration the distance to public transport, employment

and education centres, as well as the current market demands

and projected future demographic trends within the area.

Yes

Objective 4K-2

The apartment mix is distributed to suitable

locations within the building

• Different apartment types have been located to achieve

successful facade composition and to optimise solar access.

• Larger apartment types have been located on the corners

of the building where more building frontage is available.

Yes

4L Ground floor apartments

Objective 4L-1

Street frontage activity is maximised where

ground floor apartments are located

• Direct street access has been provided to the

majority of ground floor apartments.

Yes

Objective 4L-2

Design of ground floor apartments delivers

amenity and safety for residents

• Privacy and safety is generally provided to the ground

floor apartments through the elevation of the floor

levels and landscaping to the street edge.

Yes

4M Facades

Objective 4M-1

Building facades provide visual interest along the

street while respecting the character of the local area

• The proposed design of the facades incorporates a varied

composition including changes in textures, materials and

colour to accentuate or subdue various facade elements.

Yes

Objective 4M-2

Building functions are expressed by the facade

• Building entries are clearly defined by the

architectural expression of these elements.

Yes

4N Roof design

Objective 4N-1

Roof treatments are integrated into the building

design and positively respond to the street

• Roof treatments have been integrated with the building design.

• Service elements have been integrated within the roof design.

Yes

Objective 4N-2

Opportunities to use roof space for residential

accommodation and open space are maximised

• Due to the expansive nature of the ground level common

open space and access to the public park, roof top common

open space is not considered necessary in this instance.

N/A

Objective 4N-3

Roof design incorporates sustainability features

• The proposed roof design maximises solar access to

apartments during winter and provides shade during summer.

Yes

4O Landscape design

Objective 4O-1

Landscape design is viable and sustainable

• The subject application is accompanied by a concept

landscape plan which incorporates diverse planting

including appropriately planted shading trees.

Yes

Objective 4O-2

Landscape design contributes to the

streetscape and amenity

• The subject application is accompanied by a concept

landscape plan which demonstrates that the proposed

development contributes positively to the streetscapes by

incorporating generous planting within the setback areas.

Yes


24




4P Planting on structures

Objective 4P-1

Appropriate soil profiles are provided

• The proposed development includes planting in the

courtyards and through site links with appropriate soil

volume, and deep soil zones to facilitate plant growth.

Yes

Objective 4P-2

Plant growth is optimised with appropriate

selection and maintenance

• The landscape plan which accompanies this

proposal demonstrates that plants have been

selected to suit the site conditions.

Yes

Objective 4P-3

Planting on structures contributes to the quality and

amenity of communal and public open spaces

• The landscape plan incorporates planting on the

podium structures which will contribute positively to

the ground floor apartments as well as the higher

level apartments which look onto this space.

Yes

4Q Universal Design

Objective 4Q-1

Universal design features are included

in apartment design to promote flexible

housing for all community members

Developments achieve a benchmark of 20% of the

total apartments incorporating the Livable Housing

Guideline’s silver level universal design features

• The proposed development achieves a benchmark of 20%

of the total apartments incorporating the Livable Housing

Guideline’s silver level universal design features.

Yes

Objective 4Q-2

A variety of apartments with adaptable

designs are provided

• The proposed development provides 10% adaptable

housing in line with the approved masterplan.

Yes

Objective 4Q-3

Apartment layouts are flexible and

accommodate a range of lifestyle needs

• The proposed apartment incorporates flexible apartment

designs including various living space options.

Yes

4R Adaptive Reuse

Objective 4R-1

New additions to existing buildings are

contemporary and complementary and enhance

an area’s identity and sense of place

• The proposed development does not involve adaptive re-use. N/A

Objective 4R-2

Adapted buildings provide residential amenity

while not precluding future adaptive reuse

• The proposed development does not involve adaptive re-use. N/A

4S Mixed Use

Objective 4S-1

Mixed use developments are provided in

appropriate locations and provide active street

frontages that encourage pedestrian movement

• The proposed development is for residential

accommodation only and does not involve mixed use.

N/A

Objective 4S-2

Residential levels of the building are integrated

within the development, and safety and

amenity is maximised for residents

• The proposed development is for residential

accommodation only and does not involve mixed use.

N/A

25




4T Awnings and Signage

Objective 4T-1

Awnings are well located and complement

and integrate with the building design

• The proposed development incorporates covered areas over

building entries for building address and public domain amenity.

Yes

Objective 4T-2

Signage responds to the context and

desired streetscape character

• The proposed development is for residential use

only and does not involve any signage.

N/A

4U Energy Efficiency

Objective 4U-1

Development incorporates passive environmental design

• The proposed development provides adequate

natural light to habitable rooms.

Yes

Objective 4U-2

Development incorporates passive solar

design to optimise heat storage in winter

and reduce heat transfer in summer

• The proposed development incorporates passive solar design

measures including overhangs and shading devices, insulated

roofs, walls and floors and seals on window and door openings.

Yes

Objective 4U-3

Adequate natural ventilation minimises

the need for mechanical ventilation

• The proposed development optimises opportunity for natural

cross ventilation for individual apartments and common corridors.

Yes

4V Water management and conservation

Objective 4V-1

Potable water use is minimised

• The proposed development incorporates

water efficient fittings and appliances.

• Drought tolerant, low water use plants are

proposed within landscaped areas.

Yes

Objective 4V-2

Urban stormwater is treated on site before

being discharged to receiving waters

• The proposed development incorporates

water sensitive urban design systems.

Yes

Objective 4V-3

Flood management systems are

integrated into site design

• The proposed development incorporates flood

management systems including detention tanks.

Yes

4W Waste management

Objective 4W-1

Waste storage facilities are designed to

minimise impacts on the streetscape,

building entry and amenity of residents

• Adequately sized storage areas for rubbish bins

are located within the basement levels.

• A waste management plan accompanies the subject application.

Yes

Objective 4W-2

Domestic waste is minimised by providing safe and

convenient source separation and recycling

• Communal waste and recycling rooms are located in the

basement closely located adjacent to each vertical core.

Yes


26




4X Building maintenance

Objective 4X-1

Building design detail provides

protection from weathering

• Appropriate design and material selection is

proposed to ensure longevity for the buildings.

Yes

Objective 4X-2

Systems and access enable ease of maintenance

• The proposed development provides suitable

access for cleaning the building facades.

Yes

Objective 4X-3

Material selection reduces ongoing maintenance costs

• The proposed development will incorporate

the following measures:

- sensors to control artificial lighting in

common circulation and spaces

- robust and durable materials and finishes

Yes

Documents

88-104 Rouse Road Stage 2 DA Phase 3 · 4 88-104 Rouse Road Rouse Desg Reot Stage 2DA Phase 3 Susso PART 1 : DESIGN QUALITY PRINCIPLES Design Quality Principle 1 Context & Neighbourhood