PART 7 - Ku-ring-gai Council · Ku-ring-gai Development Control Plan PART 7 RESIDENTIAL FLAT BUILDINGS RESIDENTIAL FLAT BUILDINGS Introduction 7A Site Design 7A.1 Building Setbacks

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RESIDENTIAL FLAT BUILDINGS Introduction

7A Site Design7A.1 Building Setbacks

7A.2 Building Separation

7A.3 Site Coverage

7A.4 Deep Soil Landscaping

7B Access and Parking7B.1 Car Parking Provision

7B.2 Bicycle Parking Provision

7C Building Design and Sustainability7C.1 Communal Open Space

7C.2 Private Open Space

7C.3 Solar Access

7C.4 Natural Ventilation

7C.5 Apartment Depth and Width

7C.6 Apartment Mix and Sizes

7C.7 Room Sizes

7C.8 Building Entries

7C.9 Internal Common Circulation

7C.10 Building Facades

7C.11 Building Storeys

7C.12 Ground Floor Apartments

7C.13 Top Storey Design and Roof Forms

7C.14 Internal Ceiling Heights

7C.15 Visual Privacy

7C.16 Storage

7C.17 External Air Clothes Drying Facilities

7C.18 Fencing


RESIDENTIAL FLAT BUILDINGS

INTRODUCTION

Residential flat buildings, as defined in the KLEP 2015, may be located within the R4- High density residential zone. Residential flat development in the B4 Mixed Use zone, is also covered by this Part of the DCP.

Where a development only involves refurbishment works or alterations/additions to existing buildings, new elements are to meet the requirements of this Part.

Objectives and controls in this part guide development for residential flat buildings in meeting the aims and objectives within the KLEP.


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7A7A Site Design7A.1 Building Setbacks

7A.2 Building Separation

7A.3 Site Coverage

7A.4 Deep Soil Landscaping

READ WITHSECTION A PART 2 - Site Analysis PART 3 - Land Amalgamation and Subdivision

SECTION B PART 14 - Urban Precinct and Sites

SECTION C PART 22 - General Site Design 22.2 - Landscape Design

http://www.kmc.nsw.gov.au/files/054a52a3-d275-4be6-a78a-a4030100e97a/Adopted_-_Section_A_-_Part_2_-_Site_Analysis.pdf

http://www.kmc.nsw.gov.au/files/829b1e25-c1bf-4194-9575-a4030100ec22/Adopted_-_Section_A_-_Part_3_-_Land_Consolidation_and_Subdivision.pdf

http://www.kmc.nsw.gov.au/files/52d3c024-9acd-4597-8356-a40301092115/Adopted_-_Section_B_-_Part_14_-_Urban_Precinct_and_Sites.pdf

http://www.kmc.nsw.gov.au/files/a077fe4d-76ae-4dc6-9cf5-a403010948d1/Adopted_-_Section_C_-_Part_22_-_General_Site_Design.pdf



7A.1 BUILDING SETBACKS

1 To ensure buildings are set within a garden setting dominated by canopy trees which soften the built form and maintain the garden character of Ku-ring-gai.

2 To ensure adequate space between sites to enable effective landscaping and tree planting.

3 To ensure adequate separation between buildings on different sites to alleviate amenity impacts, including privacy, daylight access, acoustic control and natural ventilation.

4 To provide a transition to adjoining lower scale development on lower density zones.

Objectives Controls

Figure 7A.1-3: Setback and articulation zone controls.

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Figure 7A.1-2:Smaller landscaped street setback with upper level setback for development near the commercial core area.

Figure 7A.1-1:Landscaped street setback to provide effective softening..

Street setback

1 Residential flat buildings are to meet the following street setback requirements (refer to Figure 7A.1-3):

i) a minimum of 10m from the street boundary;

ii) on corner sites the minimum street boundary setback in (i) above apply on both street frontages.

2 Residential flat buildings on the sites identified in the Building Setback Maps in Part 14 of this DCP are to meet the following street setback requirements:

i) street setbacks as specified in Section B Part 14 of this DCP;

ii) a minimum of 8m from the street boundary to the fourth store and above;

iii) on corner sites the minimum street boundary setbacks in (i) and (ii) above apply on both street frontages.

3 Residential flat buildings are to provide a 2m articulation zone behind the street setback, and no more than 40% of this zone is to be occupied by the building. See Figure 7A.1-3.

4 The building line to any street is to be parallel to the prevailing building line in the streetscape. For angled sites, a stepped façade may be appropriate. See Figure 7A.1-5.

5 Reduced setbacks may be considered where the driveway and building entry appear as a secondary visual element.


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7A.1 BUILDING SETBACKS (continued)

Controls

Figure 7A.1-4:Minimum side and rear setback controls.

Figure 7A.1-5:Setback controls on angled sites.

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5 To ensure building setbacks at all levels respond to the local topography and views through the site.

6 To reduce the visual bulk of buildings from the street.

7 To maintain the rhythm of the built form on the street.

8 To ensure driveways do not compromise the landscape setting or neighbouring amenity.

Side setback

6 Residential flat buildings are to meet the following side setback requirements:

i) a minimum of 6m from the side boundary for all levels up to the fourth storey (see Figure 7A.1-4);

ii) a minimum of 9m to the fifth storey and above (see Figure 7A.1-4);

iii) for buildings of 3 storeys or less on sites less than 1800m2, a minimum of 3m from the side boundary.

7 Side setback areas behind the building line are not to be used for driveways or for vehicular access into the building (see Figure 7A.1-3).

8 Driveways are to be set back a minimum of 6m from the side boundary within the street setback to allow for deep soil planting (see Figure 7A.1-3).

Rear setbacks

9 Residential flat buildings are to meet the following rear setback requirements:

i) a minimum of 6m from the rear boundary for all levels up to the fourth storey (see Figure 7A.1-4);

ii) a minimum of 9m to the fifth storey and above (see Figure 7A.1-4);


RESIDENTIAL FLAT BUIDLINGS

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Controls

Figure 7A.1-7:On steep sites adjoining lower density zones, setbacks may need to be more generous.

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Figure 7A.1-6:Alternative ways of achieving minimum side and rear setback controls for residential flat building adjoining lower density zone.

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Side and rear setbacks at the zone interface

10 Residential flat buildings are to meet the following side and rear setbacks to adjoining land zoned for lower density:

i) a minimum of 6m to the first three storeys of the building ( see Figure 7A.1-6).

ii) a minimum of 9m to the fourth storey and above (see Figure 7A.1-6).

However, on steep sites located upslope from the lower density zone, greater setbacks may be required to minimise amenity impacts on neighbouring development (See Figure 7A.1- 7). The setbacks are to respond to the attributes identified in the site analysis, including consideration of the location of adjoining buildings and views of the site.


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Controls

Figure 7A.1-8:Setback controls for ground floor private terrace/courtyard and controls for ground floor terrace area encroachment to the street setback area.

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Encroachments

11 Basements are not to encroach into the street, side and rear setbacks.

12 Ground floor private terraces/courtyards may encroach into the setback areas (See Figure 7A.1-7). A minimum setback to the courtyard wall of:

i) 8m from the street boundary;

ii) 4m from the side and rear boundaries is to be retained to ensure space for deep soil planting within the adjoining common areas.

13 No more than 15% of the total area of the street setback area is to be occupied by private terraces/courtyards. See Figure 7A.1-8.

14 In addition to the above encroachments, the following elements may encroach into the setback areas, where they do not increase the apparent bulk of the building or create visual clutter:



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7A.2 BUILDING SEPARATION

1 To ensure that new development is scaled to support the desired area character with appropriate massing and spaces between buildings.

2 To configure buildings to protect and enhance visual and acoustic privacy for occupants and adjacent residents.

3 To minimise overshadowing of adjacent properties and open space.

4 To configure building to facilitate the provision of useable communal open space, landscaping and view corridors.

5 To maximise view sharing.

Figure 7A.2-1:Adequate separation between buildings to ensure visual and acoustic privacy.

Objectives Controls

1 The minimum separation between residential buildings on the development site and the adjoining site is to comply with the following controls:

Up to 4th storey

i) 12m between habitable rooms/balconies;

ii) 9m between habitable rooms/balconies and non-habitable rooms;

iii) 6m between non-habitable rooms.

From 5th to 7th storey

i) 18m between habitable rooms / balconies;

ii) 13m between habitable room / balcony and non-habitable room;

iii) 9m between non-habitable rooms.

Figure 7A.2-2:Minimum building separation controls.

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7A.3 SITE COVERAGE

1 To ensure development is consistent with the desired future landscape and built character of the area.

2 To protect and improve the tree canopy within Ku-ring-gai.

3 To provide viable deep soil landscaping within residential developments.

4 To minimise impervious surfaces that generate stormwater runoff.

5 To provide adequate spaces between buildings

Objectives Controls

1 The site coverage may be up to a maximum of 35% of the site area, provided that the deep soil landscaping requirements in Part 7A.4 can be met.

2 Where a site incorporates an access handle/s, the site coverage is not to exceed 35% of the total site area less 35% of the access handle/s (refer to Figure 7A.3-1).

Note: The definition of ‘site coverage’ uses a calculation of the ‘site area’. ‘Site area’ in KLEP 2015 states in part

‘..does not include the area of any land on which development is not permitted to be carried out under this Plan.’

Figure 7A.3-1:Site coverage controls for Residential Flat Buildings

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Note: This is equivalent to [A x 35%]m2

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Further controls that may apply





7A.4 DEEP SOIL LANDSCAPING

Design

1 Residential flat development are to have a minimum deep soil landscaping area as follows:

Site Area Minimum Deep Soil Landscapingless than 1800 m2 40% of the site1800 m2 or more 50% of the site

2 Deep soil zones are to be configured to retain healthy and significant trees on the site and adjoining sites, where possible.

3 Deep soil zones are to be configured to allow for required tree planting and for screen planting at side and rear boundaries.

4 Deep soil landscaping is to be provided in common areas as a buffer between buildings.

5 Driveways are not to dominate the street setback zone to maximise deep soil landscaping areas.

6 Where the site has an access handle, deep soil calculation are to exclude that access handle.

Tree Replenishment and planting

7 Lots with the following sizes are to support a minimum number of tall trees capable of attaining a mature height of at least 13m on shale, transitional soils and 10m on sandstone derived soils.

Lot Size Number of Tall Trees1,200m2 or less 1 per 400m2 of site area or part thereof1,201m2 - 1,800m2 1 per 350m2 of site area or part thereof1,801m2 + 1 per 300m2 of site area or part thereof

Note: A list of trees which attain the required height for varying locations is available from Council and on Council’s website (www.kmc.nsw.gov.au).

8 In addition to the tall trees, a range of medium trees, small trees and shrubs are to be selected to ensure that vegetation softens the building form. Locally occurring and other native species are to be used as much as possible. At least 50% of all tree plantings are to be locally occurring trees and spread around the site.

1 To provide consolidated deep soil zones in all residential development sites through careful planning and building design.

2 To provide landscaped areas that are appropriate to the scale and context of the development.

3 To retain areas that provide habitat for native indigenous plants and animals and contributes to biodiversity in the area.

4 To create high quality landscaped areas through retention and/or planting of large and medium sized trees.

5 To ensure landscape areas contribute to the garden character of the locality and help to protect neighbouring amenity.

6 To ensure that most of the deep soil landscaping is within common areas.

Objectives Controls

Figure 7A.4-1:Landscape design for the communal open space area.



SECTION C PART 22.2 - Landscape Design


http://www.kmc.nsw.gov.au/files/a077fe4d-76ae-4dc6-9cf5-a403010948d1/Adopted_-_Section_C_-_Part_22_-_General_Site_Design.pdf


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7B7B Access and Parking7B.1 Car Parking Provision

7B.2 Bicycle Parking Provision

READ WITHSECTION C PART 23 - General Access and Parking 23.3: Basement Parking 23.4: Visitor Parking Design 23.6: Pedestrian Movement within Car Parks 23R.2: Car Parking Rates

http://www.kmc.nsw.gov.au/files/2a61bc8b-bf67-470f-8940-a40301094e88/Adopted_-_Section_C_-_Part_23_-_General_Access_and_Parking.pdf



7B.1 CAR PARKING PROVISION

Car parking design

1 All residential flat developments are to provide on-site car parking within basements.

2 To maximise landscaping area, basement car park areas are to be consolidated under building footprints.

Note: Basements may be permitted to extend under the space between buildings on the same site, where deep soil landscaping requirements under Part 7A.4 have been met.

3 The basement car park is not to project more than 1m above existing ground level to the floor level of the storey immediately above. See Figure 7B.1-1.

1 To provide adequate car parking for the building’s users and visitors.

2 To locate and design car parking which is integrated with the site and building design.

Objectives Controls

max 1m to top of slab basement

car park

Figure 7B.1-1: Controls for basement car park projection above existing ground level.


SECTION C PART 23 - General Access and

ParkingPART 23.3 - Basement ParkingPART 23.4 - Visitor ParkingPART 23.6 - Pedestrian Movement

within Car ParkPART 23R.2 - Car Parking Rates



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4 Direct internal access from basement car parks is to be provided to each level of the building.

5 Car parking spaces, circulation areas, roadways and ramps are to comply with AS2890.1.

Car parking rates

6 The following parking ranges apply to residential flat developments: within 400m of a railway station:

Apartment Size Parking Space Requirement per apartment

Studio 0 - 0.5 spacesOne bedroom 0.7 - 1 spacesTwo bedrooms 1 - 1.25 spacesThree or more bedrooms 1 - 2 spaces

7 For all other locations, car parking is to be provided in accordance with the parking rates in Part 23R.2.

Note: Any spaces provided which exceed the upper range are included in the calculation of gross floor area under the KLEP 2015.

Note: A Traffic Impact Assessment is to accompany development applications that seek to vary the parking rates. This includes commercial or strata funded car share schemes in lieu of parking spaces.

8 At least one visitor car space is to be provided within the site for every 4 apartments or part thereof.

9 At least one visitor parking space is to be adaptable by complying with the dimensional and locational requirements of AS2890.6.

10 One visitor parking bay is to be provided with a tap, to make provision for on-site car washing.

11 Each adaptable housing dwelling is to be provided with at least one disabled car parking space designed in accordance with AS2890.6.

12 A clearly signposted space for temporary parking of service and removalist vehicles is to be provided. The space is to have a minimum dimension of 3.5m x 6m and a minimum manoeuvring area 7m wide. Where a separate space is not provided, one of the visitor spaces may be used, where it meets these dimensions.

Controls

7B.1 CAR PARKING PROVISION (continued)



7B.2 BICYCLE PARKING PROVISION

1 Provide on-site, secure bicycle parking spaces and storage at the following rates:

i) 1 bicycle parking space per 5 units or part thereof for residents within the residential car park area; and

ii) 1 bicycle parking space (in the form of a bicycle rail) per 10 units for visitors in the visitor car park area.

Objectives Controls

1 To provide bicycle parking that is safe and easily accessible to encourage the use of bicycles.


SECTION CPART 23.7 - Bicycle Parking and

Facilities



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7C7C Building Design and Sustainability7C.1 Communal Open Space

7C.2 Private Open Space

7C.3 Solar Access

7C.4 Natural Ventilation

7C.5 Apartment Depth and Width

7C.6 Apartment Mix and Sizes

7C.7 Room Sizes

7C.8 Building Entries

7C.9 Internal Common Circulation

7C.10 Building Facades

7C.11 Building Storeys

7C.12 Ground Floor Apartments

7C.13 Top Storey Design and Roof Forms

7C.14 Internal Ceiling Heights

7C.15 Visual Privacy

7C.16 Storage

7C.17 External Air Clothes Drying Facilities

7C.18 Fencing

READ WITHSECTION APART 1 - Start Here 1B.1: DictionaryPART 7 - Residential Flat Buildings 7A.5: Building Separation 7C.5: Apartment Depths and Widths

SECTION CPART 23 - General Access and Parking 23.1: Equitable AccessPART 24 - General Building Design and Sustainability 24.4: Waste Management 24.6: General Visual Privacy 24.7: Sustainability of Building Materials 24.8: Materials, Finishes and Colours

http://www.kmc.nsw.gov.au/files/1b9160dd-8ff8-49ad-b667-a4030100dff9/Adopted_-_Part_1_-_Introduction.pdf


http://www.kmc.nsw.gov.au/files/e394f59f-e0b3-40a2-ab7f-a40301095370/Adopted_-_Section_C_-_Part_24_-_General_Building_Design_and_Sustainability.pdf



7C.1 COMMUNAL OPEN SPACE

Figure 7C.1-1: Communal open space overlooked by adjacent apartments for casual surveillance.

1 To provide safe, useable, attractive and accessible communal open space that adds to the amenity of the development and facilitates social interaction.

2 To provide communal open space that is responsive to the site and its context.

3 To ensure high quality communal open space that is well integrated within the development.

4 To ensure that the design of communal open space protects the privacy of neighbouring residents.

Objectives Controls

Figure 7C.1-2: Well designed communal open space with lighting and seating.

1 At least 10% of the site area is to be provided as communal open space with a minimum dimension of 5m.

2 At least one single parcel of communal open space with the following requirements is to be provided:

i) a minimum area of 80m2; and

ii) a minimum dimension of 8m; and

iii) access to direct sunlight for at least three hours between 9am and 3pm on 21st June, to at least 50% of the space.

3 The communal open space is to be located at ground level behind the building line.

4 Access to communal open space is to be provided for people with a disability in accordance with Part 2 Section 7 of AS 1428. Access within the largest area of communal open space is to be provided for people with a disability.

5 The location and design of communal open space is to optimise opportunities for social and recreation activities, solar access and orientation, summer shade, outlook and maintain the privacy of residents on adjoining R3, R2 and E4 sites.

6 Communal open space is to be integrated with significant natural feature(s) of the site and soft landscaping areas.

7 The communal open space is to be capable of surveillance from the street and/or at least two apartments for safety reasons.

8 Concealment or entrapment areas are not to be created within the communal open space.

9 Communal open space is to be well lit with an energy efficient lighting system to be used in conjunction with timers or daylight controls. All light spill is prohibited.

10 Shared facilities such as barbecue facilities, shade structures, play equipment and seating, are to be provided within the communal open space.

11 Garden maintenance storage areas and connections to water and drainage are to be provided to communal open space.


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1 Ground and podium level apartments are to have a private outdoor courtyard/terrace with a minimum (internal dimension) area of 25m2.

2 All apartments that are not at ground or podium level are to include private open space (such as a roof garden, balcony, deck or terrace) with a minimum area (internal dimension) of:

i) 10m2 for each one bedroom apartment;

ii) 12m2 for each two bedroom apartment; and

iii) 15m2 for each apartment with three or more bedrooms.

3 All private open space area requirements are exclusive of any areas for the provision of services, eg. external clothes drying facilities, air conditioners.

4 The primary private open space is to have a minimum dimension of 2.4m. See Figure 7C.2-2.

5 The primary private open space is to have direct access from the main living areas. See Figure 7C.2-2.

7C.2 PRIVATE OPEN SPACE

1 To provide private open space that is functional and responsive to the environment for the enjoyment of outdoor living for residents.

2 To provide private open space (eg. balcony, deck, terrace) that is integrated into the overall design of development.

3 To ensure that private open space design allows views and passive surveillance of the street while providing for safety and visual privacy of residents.

Figure 7C.2-1: Environmentally responsive balcony design with the incorporation of sliding louvres.

max 1.5m projection

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Lounge/Dining

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BedKitchen

Primary private open space

6 Balcony or terrace design may incorporate building elements such as pergolas, sun screens, shutters, operable walls and the like to respond to the street context, building orientation and residential amenity. The use of such building elements are not to enable the balcony or terrace to be used as a habitable room.

7 Private open space (outdoor) for ground and podium level apartments is to be differentiated from common areas by:

i) a change in level;

ii) screen planting, such as hedges and low shrubs;

iii) a fence/wall to a maximum height of 1.8m. Any solid wall component is to be a maximum height of 1.2m with at least 30% transparent component above. A gate is to be provided to common area.

8 A water outlet is to be provided to the primary private open space.

Objectives Controls

Figure 7C.2-2: Primary private open space requirements



1 Buildings are to be oriented to optimise the northern aspect.

2 At least 70% of apartments in each building are to receive a minimum of three hours direct sunlight to living rooms and adjacent private open space between 9am and 3pm on 21st June.

Note: Shadows cast by trees and vegetation are excluded from this calculation.

3 At least 50% of the communal open space for residents’ use is to receive direct sunlight for at least three hours between 9am and 3pm on 21st June.

4 The number of single aspect apartments with a southerly aspect (SW to SE) is to be limited to 10% of the total number of apartments proposed in each building. Developments which seek to vary from the minimum standards are to demonstrate how site constraints and orientation prohibit the achievement of these controls.

5 Use light shelves, reflectors, lightwells, skylights, atriums and clerestories where possible to maximise the quantity and quality of natural light within internal areas (see figure 7C.3-1).

6 The use of lightwells/skylights as a primary source of daylight in habitable rooms is prohibited.

7 All developments are to allow the retention of at least three hours of sunlight between 9am and 3pm on 21st June to the living areas and the principal portion of the private and communal open space of:

i) existing residential flat buildings and multi-dwelling housing on adjoining lots; and

ii) any residential development in adjoining lower density zones.

Where existing overshadowing by buildings is greater than this, sunlight is not to be reduced by more than 20%.

8 Overshadowing is not to compromise the development potential of the adjoining yet to be redeveloped sites.

9 Developments are to allow the retention of a minimum of 4 hours direct sunlight between 9am to 3pm on 21st June to all existing neighbouring solar collectors and solar hot water services.

7C.3 SOLAR ACCESS

1 To ensure a high level of internal amenity for all occupants:

i) with direct access to daylight in all habitable rooms, and

ii) a comfortable internal environment in summer

2 To minimise the negative impact of overshadowing on living areas and private and communal open space areas of neighbouring buildings.

3 To minimise the impact of development on existing solar collection devices.

4 To ensure occupants have direct access to sunlight within apartments and areas of communal and private open space

5 To minimise heat gain to apartments in summer for the comfort of residents.

Figure 7C.3-1: Internal atrium space provided to promote daylight access.

Objectives Controls


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Sun Shading

10 All developments are to utilise shading and glare control. Design solutions include:

i) providing external horizontal shading to north-facing windows, such as eaves, overhangs, pergolas, awnings, colonnades, upper floor balconies, and/or deciduous vegetation;

ii) providing vertical shading to east and west windows, such as sliding screens, adjustable louvres, blinds and/or shutters;

iii) providing shading to glazed and transparent roofs;

iv) using low glare high performance glass with an overall 3 star Window Energy Rating Scheme rating (refer to www.wers.net);

v) using glass with reflectance below 20%.

11 All shading devices are to be integrated with building facade design.

12 Consideration is to be given to the integration of solar shading with solar energy collection technology.

Transmittedvisible light

Double glazed unit with low emissivity coating onexterior side of second pane

Transmitted heat

Air filled cavity6mm - 19mm wide

Sun radiation, visible wavelengths, and also infra red heat energy, ultra violet light.

EXTERIOR INTERIOR

Figure 7C.3-2: Double glazed unit. High performance glazing is effective at both maximising natural light while reducing incoming solar radiation.

Controls

7C.3 SOLAR ACCESS (continued)



7C.4 NATURAL VENTILATION

Objectives Controls

1 All habitable rooms are to have operable windows or doors.

2 At least 60% of apartments are to have natural cross ventilation.

3 At least 25% of all kitchens are to be immediately adjacent to an operable window.

4 The building layout and section design are to increase the potential for cross ventilation. Design solutions include:

i) facilitating cross ventilation by designing narrow building depths and providing dual aspect apartments (cross-through and corner apartments, see Figures 7C.4-1)- refer to 7C.5 of this Part;

ii) facilitating convective currents by designing units which draw cool air in at lower levels and allow warm air to escape at higher levels (eg. maisonette and two-storey apartments) See Figure 7C.4-2;

iii) minimising interruptions in air flow through the apartment. The more corners or rooms, the less effective the natural ventilation; and

iv) grouping rooms with similar usage together. For example, keeping living spaces together and sleeping spaces together allows the apartment to be compartmentalised for efficient summer cooling or winter heating. See Figure 7C.4-1.

1 To ensure a high level of internal amenity for all occupants with direct access to fresh air for all habitable rooms.

2 To encourage design that enables cross ventilation of apartments and naturally ventilated kitchens.

Lounge/Dining

cross-through apartment

basement car park


maisonette apartment

clerestory window

Bed Bed

BathBathKitchen

cross-through retail

basement car park



clerestory window

cross-through commercial

street

basement car park

max 8m

distance between kitchen and external opening

Figure 7C.4-1: Building layout that facilitates cross ventilation.


SECTION A PART 7 - Residential Flat

BuildingsPART 7C.5 - Apartment

Depths and Width

http://www.kmc.nsw.gov.au/files/d30abb17-e049-44ec-af4c-a403010506f9/Adopted_-_Section_A_-_Part_7_-_Residential_Flat_Building.pdf


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Lounge/Dining


basement car park



clerestory window

Bed Bed

BathBathKitchen

cross-through retail

basement car park



clerestory window

cross-through commercial

street

basement car park

max 8m

distance between kitchen and external opening

Controls

5 Cross ventilation as required in 7C.4(4) above, is not to be dependent on skylights or on open corridors where it would impact on privacy.

6 Doors and operable windows are to be selected to maximise natural ventilation opportunities established by the apartment layout. Design solutions include:

i) locating small windows on the windward side (facing prevailing winds) and larger windows on the leeward side (away from prevailing winds) of the building thereby utilising air pressure to draw air through the apartment;

ii) using higher level casement or sash windows, clerestory windows or operable fanlight windows (including above internal doors) to facilitate convective currents. This is particularly important in apartments with only one aspect; and

iii) selecting windows which the occupants can reconfigure to funnel breezes into the apartment, such as vertical louvred, casement windows and externally opening doors.

7 The use of light wells/skylights as a primary source of ventilation in habitable rooms is prohibited.

Figure 7C.4-2: Natural ventilation reduces the use of air conditioning.

7C.4 NATURAL VENTILATION (continued)



p 7-22p 7-22p 7-22

7C.5 APARTMENT DEPTH AND WIDTH

1 Dual aspect apartments are to have a maximum internal plan depth of 18m from glass line to glass line. See Figure 7C.5-1.

2 Single aspect apartments are to have a maximum internal plan depth of 8m from glass line to internal face of wall of habitable area. See Figure 7C.5-1.

3 The width of dual aspect apartments over 15m deep are to be 4m or greater to avoid deep narrow apartment layouts. See Figure 7C.5-1.

4 All kitchens are not to be located more than 8m to the back wall of the kitchen, from an external opening. See Figure 7C.5-2.

1 To provide apartments with good amenity for occupants in terms of daylight access and natural ventilation.

Objectives Controls

Figure 7C.5-1:Apartment depth and width controls.

max 18m glass line to glass line

Bal

cony

Bal

cony

Bal

cony

Bal

cony

Bal

cony

max 8mglass line to internal wall

of habitable area


Dual Aspect Apartment


Single Aspect Apartment

min

4m


Bal

cony

Bal

cony

Bal

cony

Bal

cony

Bal

cony

max 8mglass line to internal wall

of habitable area




Single Aspect Apartment

min

4m

Figure 7C.5-2:Maximum distance between kitchen and external opening.

Lounge/Dining

Bed Bed

BathBathKitchen

max

8m

distance betweenkitchen and

external opening


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1 A range of apartment sizes and types are to be included within the development.

2 Apartments are to be a minimum size (GFA) of:

i) 38.5m2 for studios and one bedroom apartments;

ii) 70m2 for two bedroom apartments;

iii) 95m2 for three bedroom apartments.

3 A mix of one, two and three-bedroom apartments are to be located on the ground level.

4 All residential flat buildings are to contain at least one apartment for each 10 apartments or part thereof designed as adaptable housing in accordance with the provisions of AS4299-1995: Adaptable Housing Class C.

5 Each adaptable housing apartment is to be provided with at least one disabled car parking space designed in accordance with AS2890.6.

6 At least 70% of apartments are to be “visitable” in accordance with the definition in Part 1B.1.

1 To ensure a range of apartment types, sizes and layouts for housing choice.

2 To make ground floor apartments available for a range of household types.

3 To increase the housing choice for seniors and people with disabilities.

4 To provide housing that caters for different household requirements now and in the future.

Objectives Controls

7C.6 APARTMENT MIX AND SIZES


SECTION A PART 1B.1 - Dictionary

SECTION C PART 23.1 - Equitable access

http://www.kmc.nsw.gov.au/files/1b9160dd-8ff8-49ad-b667-a4030100dff9/Adopted_-_Part_1_-_Introduction.pdf




Objectives Controls

7C.7 ROOM SIZES

1 To provide well proportioned and functional rooms.

Figure 7C.7-1: Minimum dimension controls for bedrooms.

War

drob

e

min 3m

min

3m

min 3m

Balconym

in 3m

1 Living areas are to have a minimum internal plan dimension as follows:

i) 4m for apartments with 2 or more bedrooms;

ii) 3.5m for other apartments.

2 One and two bedroom apartments are to have a minimum internal plan dimension of 3m (excluding wardrobe space) in all bedrooms.

3 Apartments with three or more bedrooms are to have at least two bedrooms with a minimum internal plan dimension of 3m (excluding wardrobe space).

4 Built in wardrobes are to be provided:

i) to all studio apartments;

ii) to all bedrooms in one and two bedroom apartments;

iii) to at least two bedrooms in apartments of three or more bedrooms.


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7C.8 BUILDING ENTRIES

Figure 7C.8-2:Clear signage to building entry.

1 Buildings are to address the street either:

i) with main entrances to lift lobbies directly accessible and visible from the street; or

ii) with the path to the building entry readily visible from the street where site configuration is conducive to having a side entry.

2 Buildings with facades over 18m long are to have multiple entries.

3 Building entry is to be integrated with building facade design. At street level, the entry is to be articulated with awnings, porticos, recesses or projecting bays for clear identification.

1 To ensure the building entry is a clear and identifiable element in the street and is safely accessible to all.

2 To ensure the building entry contributes positively to the streetscape and building facade design.

3 To provide entries that relate to the existing pattern of subdivision, landscaping, the street and pedestrian movement.

4 To provide legible, safe and pleasant internal circulation spaces.

Objectives Controls

Figure 7C.8-1:Building entry areas highlight in bold colour.

Figure 7C.8-2:Clear signage to apartments.


SECTION C PART 23.1 - Equitable access




4 All entry areas are to be well lit and designed to avoid any concealment or entrapment areas. All light spill is prohibited.

5 Lockable mail boxes are to be provided close to the street. They are to be at 90 degrees to the street and to Australia Post standards and integrated with front fences or building entries.

6 On large development sites comprising multiple building blocks, clear entries, sightlines and way-finding signs are to be provided.

7C.8 BUILDING ENTRIES (continued)

Figure 7C.8-3:Well defined residential entry integrated with the building facade design.

Controls


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1 The design of internal common circulation space is to comply with the provisions in AS1428.1 and AS1428.2 to provide adequate pedestrian mobility and access.

2 All common circulation areas including foyers, lift lobbies and stairways are to have:

i) appropriate levels of lighting with a preference for natural light where possible;

ii) short corridor lengths that give clear sight lines; Note: Fire doors within corridors are not considered to shorten corridors.

iii) clear signage noting apartment numbers, common areas and general direction finding;

iv) natural ventilation;

v) low maintenance and robust materials.

3 Where artificial lighting is required energy efficient lights are to be used in conjunction with timers or daylight controls.

4 All single common corridors are to:

i) serve a maximum of 8 apartments;

ii) be at least 1.5m wide (to allow ease of movement of furniture); and

iii) be at least 1.8m wide at lift lobbies. See Figure 7C.9-3.

5 Buildings are to be designed to avoid blind corners or dark alcoves near lifts and stairwells, at the entrances, along corridors and walkways, and within car parks.

7C.9 INTERNAL COMMON CIRCULATION

1 To provide accessible, safe and pleasant circulation spaces for all occupants and users.

2 To minimise ongoing maintenance costs by providing natural light and efficient lighting to circulation areas.

3 To minimise ongoing maintenance costs by providing natural light and efficient lighting to circulation areas.

Figure 7C.9-2: Extensive use of glazing to stairway area to provide natural light.

Figure 7C.9-1: Colour coded doorways to each apartment for legibility.

min

1.

5m

stairslift Lobby

min

1.

8m

Objectives Controls

Figure 7C.9-3: Lobby space dimension controls.



p 7-28

7C.10 BUILDING FACADES

1 All building facades at ground level are to be designed to avoid the creation of entrapment areas.

2 Street, side and rear building facades are to be modulated and articulated with wall planes varying in depth by not less than 0.6m. Methods of achieving articulation and modulation include:

i) defining a base, middle and top related to the overall proportion of the building;

ii) expressing building layout or structure, such as vertical bays or party walls;

iii) expressing the variation in floor to floor height, particularly at lower levels;

iv) using a variety of window types to create a rhythm or express the building uses;

v) using recessed balconies and deep windows to add visual depth; and/or

vi) using change of material, texture, colour to break down large flat facades, and create a rhythm.

1 To promote buildings of high architectural quality that contribute to the desired local character.

2 To create building facades that reduce the bulk and scale of the building.

3 To limit the length of buildings, to allow landscaping to soften the built form and to provide for view corridors between buildings.

4 To create building facades that are environmentally responsive.

5 To integrate building elements into the overall building form and facade design.

6 To provide distinct building articulation on corner sites that reinforce the street intersection and create a landmark.

7 To ensure that building facade design contributes to the safety of the public domain.

Objectives Controls

Single wall plane to be 81m² or less in area.

Facade articulation to be 0.6-2.5m in depth.

Figure 7C-10-2:Controls for building facade articulation.


SECTION C PART 24 - General Building Design

and Sustainability PART 24.7 - Sustainability of

Building Materials PART 24.8 - Materials, Finishes

and Colours



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3 No single wall plane is to exceed 81m2 in area.

4 The continuous length of a single building on any elevation is not to exceed 36m. The length of a single building elevation facing the side or rear may exceed 36m provided that:

i) the façade is recessed to an adequate depth and width to appear as distinctive building bays or wings; and

ii) the recess is common area with landscaping which includes at least one medium tree(at least 8m canopy diameter at maturity).

5 Building facades are to be designed to respond to solar access by using solar protection elements such as eaves, louvres and other sun shading devices as environmental controls.

6 All building elements including shading devices, signage, drainage pipes awnings/colonnades and communication devices are to be coordinated and integrated with the overall facade design.

Note: See Part 12 for other signage controls.

Figure 7C.10-4: Well articulated building facade with the use of balconies. Sun shading devices incorporated into the balcony design for solar access control.

7C.10 BUILDING FACADES (continued)

Controls

Figure 7C.10-3: Good building facade proportion created by a distinctive base.



7 When individual air conditioning units are used, they are not to be located on the building facade or within the private open space, (eg. balconies or terraces).

8 Balconies that run the full length of the building facade are not permitted.

9 Balconies are not to project more than 1.5m from the outermost wall of the building facade.

10 Blade walls are not to be the sole element used to provide articulation.

11 Windows to a habitable room are to be situated to encourage opportunities for passive surveillance to the street and on site areas surrounding the building.

12 Street corners are to be emphasised by accentuating parts of the building facade, such as a change in building articulation, material or colour, roof expression or height.

13 Corner buildings are to address both street frontages.

7C.10 BUILDING FACADES (continued)

Controls

Figure 7C.10-5: Building layout expressed through vertical facade articulation and elements.

Figure 7C.10-6: Partially recessed balconies add visual interest to the facade. .

Figure 7C.10-1: Distinct form to highlight the building corner.


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1 Sites with the following maximum building heights under Clause 4.3 of the KLEP 2015 are to have a maximum number of storeys above the basement as follows:

Maximum building height (m) Maximum number of storeys11.5 314.5 417.5 523.5 7

7C.11 BUILDING STOREYS

1 To ensure that buildings are responsive to the site.

2 To provide for quality interior spaces and private open space areas.

3 To allow adequate daylight, sunlight and ventilation to habitable areas and private open spaces for residents of the site.

Objectives Controls

Figure 7C.11-1:Building storey controls.

less than 1m to top of slab

basement

1st storey

2nd storey

3rd storey

4th storey

5th storey

1

2

3

4

5

1

2

3

4

5

existing ground level



7C.12 GROUND FLOOR APARTMENTS

Objectives Controls

1 The finished ground level outside the living area at the building line of a ground level apartment is not to be more than 0.9m below existing ground level.

2 Where the finished ground level outside the living area at the building line is more than 0.5m, the private open space is to be level for a minimum of 2.4m from the living area. See Figure 7C.12.1

3 No obstructions, such as retaining walls or fences, are permitted to project beyond a 45˚ control plane, drawn from the finished ground level outside the living area at the building line to the end of the private open space. Plants may project beyond the 45˚ control plane. See Figure 7C.12-2.

1 To provide good daylight and ventilation to ground floor apartments and associated private open space.

2 To minimise excavation on the site.

Figure 7C.12-2: Ground floor apartments on sloping sites.

Existing ground level

courtyard or wall

45°

Finishedground level

living area

building line

min 2.4m levelprivate courtyard

max

0.9m

Figure 7C.12-1 Level area outside living space on sloping site


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1 The top storey of a building is to be designed so that:

i) the GFA of the top storey of a residential flat building does not exceed 60% of the GFA of the storey immediately below it. Refer to Figure 7C.13-4; and

ii) for the purposes of this section, the top storey applies to the building as a whole and does not apply to the top level of each part of a stepped building. Refer to Figure 7C.13-5.

2 The top storey of a building is to be set back from the outer face of the floors below on all sides (roof projection is allowed beyond the outer face of the top storey).

Note: Lift cores are to be located internally within the building to facilitate the top storey setback

3 The upper storeys of residential buildings are to be articulated with differentiated roof forms, maisonettes or mezzanine penthouses and the like.

4 Service elements are to be integrated into the overall design of the roof so as not to be visible from the public domain or any surrounding development. These elements include lift overruns, plant equipment, chimneys, vent stacks, water storage, communication devices and signage.

5 Roof design is to respond to solar access, for example, by using eaves and skillion roofs.

6 Where solar panels are provided they are to be integrated into the roof line.

7 Lightweight pergolas, privacy screens and planters are permitted on the roof, provided they do not increase the bulk of the building, create visual clutter or impact on significant views from adjoining properties.

7C.13 TOP STOREY DESIGN AND ROOF FORMS

Figure 7C.13-2:The upper storeys of the building articulated with mezzanine penthouse.

1 To ensure that the design of the top floor of buildings minimises visual bulk.

2 To ensure that the design and location of the top floor minimises any increased overshadowing.

3 To contribute to the overall design and environmental performance of buildings.

Figure 7C.13-3:Distinctive roof design.

Objectives Controls

Top Storey GFA

Top Storey GFAGFA of Storey Below

GFA of Storey Below

Top Storey GFA

Top Storey GFAGFA of Storey Below

GFA of Storey Below

Figure 7C.13-5:Top storey floor area calculation for sloping sites.

Figure 7C.13-4:Top storey floor area calculation for level sites.

Figure 7C.13-1:Varied roof line



1 All residential flat buildings are to comply with the following minimum ceiling heights, measured from finished floor level (FFL) to finished ceiling level (FCL):

i) 2.7m for all habitable rooms;

ii) 2.25m for all non-habitable rooms.

7C.14 INTERNAL CEILING HEIGHTS

1 To ensure that internal ceiling heights are coordinated with external building form requirements.

2 To provide internal ceiling heights that contribute to flexibility and adaptability of use in the future.

3 To create buildings that facilitate a ‘sense of space’ by maximising natural light and ventilation.

Objectives Controls


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7C.15 VISUAL PRIVACY

Figure 7C.15-3: Incorporation of planter boxes into walls or balustrades for visual privacy.

boundary line

Existing single dwellingor townhouse

view

Planter box used to deflect view line so that it is not directed into the neighbouring dwelling

Objectives Controls

1 To ensure high standards of visual privacy for all occupants within the development and to its neighbours.

1 Buildings are to be designed to ensure privacy for residents of the development and of the neighbouring site. In addition to design options outlined in Part 24.6 of this DCP, design measures may also include:

i) off-setting balconies in relation to adjacent balconies;

ii) using recessed balconies and/or vertical fins between adjacent private balconies;

iii) using solid or semi-transparent balustrades to balconies (see Figure 8C.18-1);

iv) using louvres/screen panels to windows and balconies (see Figure 8C.18-2);

v) incorporating planter boxes into walls or balustrades to increase the visual separation between areas (see Figure 7C.15-3).

Note: Diagrams showing view angles and privacy measures may be required as part of the DA submission.


SECTION A PART 7A.2: Building

separation

SECTION C PART 24.6 - General Visual Privacy


http://www.kmc.nsw.gov.au/files/d30abb17-e049-44ec-af4c-a403010506f9/Adopted_-_Section_A_-_Part_7_-_Residential_Flat_Building.pdf



Controls

2 Ground floor apartments are to maintain their privacy through being separated from common areas, communal open space and the public domain. Examples include the use of:

i) a change in level;

ii) screen planting such as hedges or low shrubs.

This will require a co-ordinated design that takes into account the need for disabled access ramps and entry into building foyers.

3 Continuous transparent balustrades are not permitted to balconies or terraces for the lower 3 storeys.

4 Screening between apartments is to be integrated with the overall building design.

5 Landscaped screening is to be provided to adjoining site(s).

7C.15 VISUAL PRIVACY (continued)

Figure 7C.15-2: Use of vertical fins and recessed balconies provide visual privacy.

Figure 7C.15-1: Balconies with vertical bi-fold panels to increase visual privacy.


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7C.16 STORAGE

1 Storage space is to be provided for each apartment at the following minimum volumes:

i) 6m3 for studio;

ii) 8m3 for one bedroom apartments;

iii) 10m3 for two bedroom apartments; and

iv) 12m3 for apartments with three or more bedrooms.

2 At least 50% of the storage space is to be provided within the apartment. The remaining storage space outside apartments, such as within basements, is to be separately allocated to the relevant apartments.

Note: Storage space within apartments can be in the form of cupboards in halls, living rooms, laundries and flexible spaces. Storage in kitchens, bedrooms or bathrooms will not count towards this requirement.

Note: Storage space outside apartments can be in basements and dedicated storerooms. The rear of a parking space is an appropriate location in the basement for part of the storage controls.

1 To ensure all apartments have adequate and accessible storage for everyday household items.

Objectives Controls


SECTION C PART 24.4 - Waste Management




7C.17 EXTERNAL AIR CLOTHES DRYING FACILITIES

1 To ensure buildings maximise the opportunities for sun and wind drying of clothes.

2 To provide external air clothes drying areas that do not detract from the visual appearance of the building and common areas.

1 Each apartment is required to have access to an external air clothes drying area, eg. a screened balcony, a terrace or common area. See 7C.2 -3.

2 External air clothes drying areas are to be screened from public and common open space areas.

3 Where space is provided in common areas clothes lines are to be provided.

Objectives Controls

Figure 7C.18-1: Screened balconies for external air clothes drying area.

Balconies partly screened for external air clothes drying area.


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1 Front fences and walls (to a public street) and side fences in the street setback are not to be higher than:

i) 0.9m if of closed construction (such as masonry, lapped and capped timber or brushwood fences); or

ii) 1.2m if of open construction (such as open paling and picket fences).

Note: Open fencing includes: panels set into a timber frame or between brick piers, where any solid base is not taller than 0.9m, and panels are spaced pickets, palings, or lattice.

2 Closed front fences with a maximum height of 1.8m may be considered where the site fronts a busy road or other sources of undesirable noise. These fences are to be set back at least 2m from the front boundary and screened by landscaping.

Note: Rendered masonry boundary walls are generally inappropriate to the landscape character of Ku-ring-gai.

3 Fences and walls are to step down and follow the natural contours of the site.

4 Hedges and shrub planting are desirable but no higher than 1.2m along the entire front boundary.

5 All fencing is to be designed to highlight entrances, and be compatible with buildings, letterboxes and garbage storage areas.

6 External finishes for fencing are to be robust and graffiti resistant.

7C.18 FENCING

1 To ensure fencing design responds to the character of the streetscape in terms of:

i) open landscape character;

ii) visibility and security;

iii) materials selection;

iv) solid or transparent qualities;

v) height;

vi) vertical and horizontal composition of the materials; and/or

vii) location of entries and gates.

2 To ensure that fencing does not detract from the overall visual amenity and character of the area.

Figure 7C.18-1: Fencing design that provides privacy whilst maintaining visual link between private open space and public street.

Objectives Controls



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Documents

PART 7 - Ku-ring-gai Council · Ku-ring-gai Development Control Plan PART 7 RESIDENTIAL FLAT BUILDINGS RESIDENTIAL FLAT BUILDINGS Introduction 7A Site Design 7A.1 Building Setbacks