Residential Apartment Guide Part Two - Site Design

8/6/2019 Residential Apartment Guide Part Two - Site Design

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Part Two:

Site Design


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What are Amalgamation and Subdivision?Amalgamation and subdivision are importantstructuring instruments in the redevelopment o Manukau City because they dene new patterns o land ownership and development in areas undergoingchange. Subdivision is the process o dividing sites intosmaller land holdings, while amalgamation describesthe merging o two or more sites into a larger landholding.

Why are Amalgamation and Subdivision

important in new areas? The size and shape o sites has a direct relationship tobuilding type and orm. In turn the pattern o sites thatmake up a block will have an impact on the movementnetwork, streetscape and urban orm. The combinationo site and block type and development controls willdetermine densities and to some degree appropriatebuilding type or an area.

Why are Amalgamation and Subdivision

important in established areas?Amalgamation or urther subdivision o lots may occur toaccommodate changes o use or new development. Thisprocess can have major impact on the streetscape. Whereamalgamation or urther subdivision is not possible, thesize and shape o building lots will determine the possiblebuilding types and density.

Amalgamation and Subdivision

036 An aerial photograph with cadastral inormation can help

identiy existing subdivision patterns and potential subdivision

and amalgamation opportunities.

037 A spatial structure plan can identiy how to develop land to

accommodate changes o use or new development. Typology

studies can determine most suitable development types.


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038 Ater undertaking a study o the larger area, speciic sites and

buildings can be developed in accordance with “the plan” to maximise

eiciency o land.

039 Building envelopes can then be developed based on ootprints in

order to shape the three dimensional orm o the site and show uture

building bulk.

What are some o the considerations when

deciding i Subdivision or Amalgamation is

appropriate and how it should occur?

Topography and Landscape Features

Topography and natural landscape eatures will aect thepattern o development.> Site size and shape, block patterns and street layout

should respond to the landorm in new subdivisions.> Consider how landorm and subdivision might improve

or reduce outlook, privacy, overlooking and access tooutdoor space.

> Amalgamation may (but not always) allow a moreappropriate development response in existing areas.

Site Size and Shape

Site size and shape will have a signicant impact on the

orm o development.

> Determine the most appropriate site size and shape orthe type o development envisaged. This includes thebuilding typology but also extends to the desired streetlayout and the design o the public realm.

> Promote the use o public domain elements such asstreets, pedestrian walkways and public open space inpreerence to private elements such as shared right o

ways.> Public open space should be accessible and visible and

its interace with other development must be careullyconsidered.

Street and Block Structure

> Streets and blocks should be laid out to acilitatemovement and connectivity and encourage alternativemodes o transport such as walking and cycling.

> Blocks are typically subdivided into lots whose size andshape may be determined by unction.

> The ideal block sizes in urban areas are 80m x 80m. This block size maximises choice and accessibility, it

also relates directly to building ootprints.> The introduction o public streets is essential in large

sites undergoing development.



Design Guidance

> Position and orient the building(s) to maximise northacing walls so as to optimise natural sunlight toapartment living spaces.

> Consider building conigurations such as ‘L’ shaped andcourtyards, which respond to the streetscape whileoptimising solar access.

> Consider dierent building heights or dierent partso the building to urther aid solar access.

> Design and position the building on the site to providelarger areas o consolidated open space. ‘Letover’spaces should be minimised.

> Ensure buildings are separated with suicient distanceto allow solar access and prevent overshadowing.

> Maximise the number o apartments with dualorientation.

> Single aspect apartments should have a northerly oreasterly aspect and a reduced depth to allow or accesso natural light.

Related chapters and reerences:

> Building Envelopes; Open Space; Visual Privacy; Boundary Conditions; Landscape Design; Soil and Stormwater;Building Entry; Pedestrian Access; Vehicles and Parking

URBAN DESIGN GROUP > 45

Bulk, Location and Orientation

What is meant by Bulk, Location and Orientation?

Bulk, location and orientation describe the way abuilding sits on its site and relates to its physicalcontext. ‘Bulk’ reers to the overall massing o a building,‘location’ means the position o the building on the siteand ‘orientation’ describes the way internal spaces aredirected to physical and environmental elements such assun, views or the street.Bulk, location and orientation can have a signicantimpact on the environmental qualities o both the publicand private domain. Design issues to be resolved includethe quality and quantity o open space provided orinhabitants; the access to daylight or residents, bothwithin the development and in adjacent developments;and the overall quality o the public realm. The bulk and siting o the building should aimto minimise overshadowing, and provide large,consolidated areas o open space. The buildingorientation should try to optimise the number o apartments with solar access throughout the day. Viewsmay also be a consideration.

Basic Principles > Optimise solar access or dwellings both within thedevelopment and on neighbouring sites.

> Ensure the building massing, location and orientationenhance the quality o communal open space areas.

> Improve the thermal eciency o new buildings.

040 The overall massing o the building responds to the

streetscape while optimising solar acess.

041 The location o the building on the site responds to the

street with a large area o open space. Apartments acing into

the courtyard also overlook the street.

042 The orientation o the living spaces, balconies and other

private open space within the building provides optimises both

solar access and visual amenity.



What are Building Envelopes?A building envelope is the volume that denes the extent o a building in any direction. It describes the overallshape and mass o the building zone within which a uture building can be built.Building envelopes are dened by the length, depth and height o the building zone, measured in metres.Building envelopes should be at least 20-25 % greater than their achievable foor area to allow or building articulation.Building envelopes are oten used as part o a wider Spatial Structure Plan which determines and controls theappropriate urban orm in a given area. Building envelopes set the appropriate shape o uture developmentin terms o ootprint and height in relation to the street layout and block and lot sizes or a particular location.Building envelopes ensure that the “letover space” is dened and organised to orm a coherent spatial structureor the hierarchy.

Design Guidance > Understand the building envelope controls inrelationship to other development controls.

> Identiy the building type most appropriate or thegiven building envelope.

> Understand the way uture development mightimpact on the project by considering adjacentbuilding envelopes and the Spatial Structure Plan orthe given area.

> Where loor space/plot ratio controls are used, buildingenvelopes should be approximately 85% o envelopeor commercial developments and 80% o envelope orresidential developments. This allows or balconies andwall thickness.

Building Envelopes

Related Chapters:

> Building Envelopes; Open Space; Boundary Conditions; Landscape Design; Building Entry; Vehicles and Parking

Basic Principles > Building envelopes shape the three-dimensional orm o an area by determining appropriate density or a site andits context.

> Building envelopes communicate and illustrate the uturebulk and distribution o new development to planners,councillors and development applicants. > Building envelopes can be used to dene the streethierarchy, points o dierence, intersection hierarchyand open space.

043 The building envelope deines the volume within which a

new building may be developed.



Basic Principles > Provide core amenities as outlined above toapartment residents.

> Ensure residents have ready access to passive andactive recreational opportunities. This will depend onthe size o the development.

> Provide areas on the site or landscaping and vegetativestormwater treatment and iltration.

> Provide areas where it is possible to have communaland/or private gardens.

Design Guidance > Communal open space should be considered in termso the urban context. The proximity o public parks,recreational acilities and other amenities will have abearing on the scale and design.

> Provide private open space or each apartment in the ormo a: balcony, deck, terrace, garden, yard, courtyard and/orroo terrace.

> Trade os can be considered between the amount o communal open space and private open spaces in smalldevelopments.

> Consolidate open space on the site into well deined areaswhere communal ownership is clear.

> Locate communal open space to maximise solar access toapartments and minimise overshadowing.

> Locate open space to optimise individual apartmentdaylight access in winter and shade in summer, providea pleasant outlook and increase visual privacy betweenapartments.

> Ensure ventilation outlets rom basement car parks andother ducts are located away rom communal open space.

Related Chapters:> Building Envelopes; Open Space; Visual Privacy; Boundary Conditions; Landscape Design; Soil and Stormwater

URBAN DESIGN GROUP > 47

Open Space

044 The inclusion o public open space in developments provides

amenity to residents and the public. Public open space is also

likely to improve access to sunlight and ventilation or adjacentapartments.

045 Private open space in the orm o balconies is clearly deined

rom communal open space. Building orientation and the

communal open space between them, helps to maintain privacy

between units.

What is Open Space?Open space is designed space that provides core amenities to adjacent buildings, such as daylight and ventilation; outlook and views; and visual privacy. It can also provide the opportunity or recreation and social activities and water cyclemanagement.Open space can be public, private, or communal. The scale and design o the space will depend on the number o apartments provided and the context o the site.



Design Guidance

> Optimise visual privacy between buildings both onsite and on neighbouring properties by:

> ensuring adequate building separation and setbacks > providing separation between apartment windows andcommunal open space and through-site access routes

> utilising a change in level between ground loorapartments and the public space

> using building design elements e.g. recessed balconies,vertical ins, solid or semi-solid balustrades, screen panelsetc.

Related Chapters:

> Building Envelopes; Open Space; Visual Privacy; Boundary Conditions; Landscape Design; Facades; Balconies

Basic Principles

> Provide adequate levels o visual privacy both withinthe apartment interior and also outside, in private openspaces.

> Optimise visual privacy without compromising view,outlook and ventilation.

Visual Privacy

What is meant by Visual Privacy?Visual privacy describes how private the interior and private exterior spaces o an apartment are rom outside view. Thedegree o visual privacy provided will aect residents’ ability to carry out private unctions within the connes o theirapartment and private open space. The level o visual privacy provided needs to be balanced against access to sun, outlook and ventilation, thereore it isundamental to have a thorough understanding o the building context, site conguration, topography, the scale o thedevelopment and the layout o the apartments.

047 Moveable, louvred screens give residents control over levels

o visual privacy and help to ilter sunlight.

046 Opaque balustrades provide a barrier to direct sight lines

rom the street into apartments.



Boundary Conditions

049 A change in level distinguishes private terraces rom the public

realm, whilst planting along the street boundary sotens this

interace and provides an additional privacy buer or residents.

What is meant by Boundary Conditions?Boundary conditions are a very important consideration in good site design. The way that boundaries are dened canimpact on the understanding o private and public areas and can also convey dierences in unction or ownership o space. The design o boundary treatments will aect residents’ real and perceived privacy and security. Boundary designalso provides an opportunity to reinorce the identity o developments in Manukau. Front, side and rear boundaries mayrequire dierent treatments depending on adjacent properties.

Basic Principles > Provide clear deinition between dierent unctions,dierent owners and between public and private

space. > Ensure privacy and security. > Reinorce the identity o the development andenhance the streetscape.

Design GuidanceBoundary design should consider and respond to the as-sociated contexts o street, side and rear locations. Con-siderations may include: height, position o openings andmaterial selection.

> Design ences and walls which provide privacy andsecurity while preserving outlook, light and air.

> Contribute to the amenity o the public domain bylimiting the length and height o blank ences andretaining walls along street rontages.

> Use planting to complement scale and give spatialdeinition to any raised terraces to the street.

> Select materials which are graiti resistant andeasily cleaned.

Related Chapters:

> Building Envelopes; Visual Privacy; Boundary Conditions; Landscape Design; Building Entry; Pedestrian Access;Vehicles and Parking

048 Modulation within ence reinorces the identity o the

development whilst providing privacy rom the street.



Related Chapters:

> Building Envelopes; Open Space; Visual Privacy; Boundary Conditions; Soil and Stormwater; Vehicles and Parking

Basic Principles

> Provide privacy, outlook, views and a high level o amenity or residents.

> Minimise and control the impacts o stormwaterruno.

> Enhance environmental conditions within thedevelopment and provide a habitat or native plantsand animals.

> Improve air quality within urban environments. > Ensure that trees orm part o the design.

Design Guidance > Enhance open spaces with landscape design thatprovides shade through trees and structures.

> Provide accessible routes through the development. > Use landscape design to indicate entries and todierentiate private space rom communal space.

> Use landscape design to screen cars and service areas. > Design landscapes which respond to the site’s unique and

positive characteristics, its sense o place. > Design landscapes which respond to the streetscapeand the amenity o the public realm. Consider both therhythms o the street and any need to mediate the scaleo the building.

> Enhance the energy eiciency and solar eiciency o theapartments through the appropriate type and placemento trees.

> Contribute to storm water management through theuse o vegetative iltration techniques and choosingappropriate plant species.

> Ensure that any planting on structures such as podiums isconsidered in terms o providing adequate sized planters(depth and width) or the type o planting designedincluding trees.

> Ensure that appropriate soil conditions and irrigation;appropriate species; and ongoing maintenance areconsidered and integrated into the design.

Landscape Design

What is Landscape Design?Landscape design is the design o the site areas not covered by building. Landscape design is a critical part o apartment development as it provides amenity to residents and can signicantly enhance the adjacent publicrealm. Design should be considered in terms o quality o construction and ongoing maintenance. The use o sustainable systems within the landscape scheme can provide a means o integrating these considerations.

050 Above: Planting can be used to deine access routes. Varying

ground surace treatment also helps with deinition o public and

private areas.



053 High quality landscaped developments contribute to the

amenity o the communal/ semi private realm.

052 Above: Use landscape as a way o providing visual

connections through the site. The introduction o water into

landscape can provide relie rom paving and planting.

051 Above: Changes in level can be used to

accommodate the extra soil depth or larger trees.



Why is it important to preserve Soil Conditions & manage Stormwater?Preservation o natural soil proles and the sustainable management o stormwater is a matter o primary importance inthe Manukau region. The retention o natural soil proles within a development can assist with stormwater managementby reducing the stormwater discharge rate, protecting stormwater quality and the water table. In addition, sustainablewater management techniques can be employed to control the stormwater fow and improve the quality o the water.On some sites there may not be a natural soil prole. This may be the case in many business zone sites redeveloped orresidential uses.

Stormwater is planned or and managed at two dierent levels: > at catchment area level > at site level.

The quantity and quality o stormwater run-o and discharge at site level has an impact on the overall quantityand quality o stormwater to be dealt with at catchment level.

Many existing urban areas were developed beore stormwater quality measures were implemented and envisagedmuch smaller dwellings and lower densities. Inll and redevelopment o existing areas can place greater pressureon services that are already stretched to capacity. However, new development can also provide the opportunity toemploy on-site stormwater management solutions and thereby minimise the impact o new building at catchmentlevel.

Soil Conditions and Stormwater Management

Design Guidance > Consolidate earthworks so as to maximise thepotential areas o natural soil proile.

> Reduce the volume o stormwater dischargedinto the mains drainage system by minimisingimpermeable paving areas, collecting run-o romroos and balconies, choosing appropriate vegetation

in landscaped areas. > Consider recycling greywater or use in toiletlushing and site irrigation.

> Consider using sustainable urban drainage devices suchas swales and raingardens to ilter stormwater runo.

Recommendation > A minimum o 25 % o the open space area o a siteshould be a deep soil area and be planted with mediumor large-size trees.

Related Chapters:

> Building Envelopes; Open Space; Landscape Design



054 Areas o medium to large trees can be used adjacent to

buildings in areas where sunlight penetration is not required. This

can also reduce cooling costs in the summer months.

Basic Principles > Minimise and control the impacts o stormwater run-o.

> To reduce the amount o sediment and otherpollutants entering the drainage system.

> To improve the amenity o development by the plantingo large or medium-size trees.



Building Entry

056 An accessible entrance ramp integrated with well designed

landscaping provides a legible point o entry and contributes to

street amenity.

055 Clear sight lines between exterior and interior contribute to

sae and usable entrances. Locate letter boxes to be convenient or

both residents and postal workers.

Why is Building Entry important? The entry to an apartment building provides an interace between public and private realms. As such, it has thepotential to contribute to both building identity and the quality o our city streetscapes. Building entry canprovide direct access into an individual apartment or it may operate as a threshold between the street andcommunal spaces o a building.

Design Guidance > Improve building legibility and contribute tothe street quality by ensuring entrances areintegrated yet identiiable elements within the

street. Co-ordinate entrances with existingstreet elements such as street planting,pedestrian routes, block layout.

> Use separate entries or dierent unctionssuch as pedestrian and vehicle access, anddierent activities. Multiple entry points willhelp to animate and activate the street.

> Ensure entrances are accessible to the able andmobility or sensory-impaired alike.

> Ensure entrances are well lit, highly visible spacesthat provide shelter rom the elements but avoidambiguous publicly accessible blind areas.

> Ensure entries and adjacent circulationspaces are an appropriate size and shape toallow or the movement o urniture betweenapartments and the street.

> Position letter boxes or convenient access byresidents and posties. The mail slot should bebetween 600mm and 1600mm rom the ground.

> Ensure the design and location o letter boxesdoes not detract rom the appearance o thebuilding.

> Ensure letter boxes are clearly numbered.> Avoid letter boxes with spring-loaded laps.

> Provide letter boxes that allow or A4 mail

Related Chapters:

> Building Envelopes; Boundary Conditions; Landscape Design; Pedestrian Access; Saety; Vehicles and Parking

Basic Principles > Provide a threshold between public and privaterealms which relects building identity andprovides a legible experience or building users.

> Enhance streetscape quality and complement the

building acade design. > Ensure letterboxes are designed and locatedto complement the building and provide easyaccess.



Pedestrian Access

058 Innovative solutions ensure pedestrian access routes are

maintained through the development.

057 High quality materials and ittings provide well designed,

well lit pedestrian access through a development.

What is meant by Pedestrian Access?Pedestrian access describes the walkable areas in and around an apartment development. Pedestrian access to apartmentdevelopments should deliver sae, high quality and pleasant, walkable environments which prioritise people. The designshould ensure equitable access to the able and mobility-impaired alike. Well designed pedestrian areas will ensureresidents and visitors can easily access apartments and communal space and will acilitate connections with the publicrealm.

Basic Principles > Provide well designed pedestrian areas whichacilitate connections with the public realm.

> Ensure all residents and visitors (able bodied,mobility or sensory-impaired) are able to readily

access apartments and communal areas. Considerpeople who use prams and wheelchairs, peoplewith bicycles and the elderly, and design minimumgrade ramps, paths, access ways and lits toaccommodate their needs.

Design Guidance

> Consider site layout, context and topography interms o developing a scheme which maximisesaccessibility.

> Ensure high quality accessible design to allpedestrian routes. Consider providing public andsemi-public access through the site as appropriateto enhance connections to the public realm.

> Ensure equitable access rom street andcarparking areas. Incorporate accessible elementssuch as ramps into the overall landscape design.

> Ensure access ways are an appropriate width toenable two people to pass comortably.

> Utilise accessible apartment design or groundloor units. This should extend to associatedprivate open space wherever possible.

> Dierentiate pedestrian and vehicular accessways.

Related Chapters:

> Building Envelopes; Open Space; Boundary Conditions; Landscape Design; Building Entry; Saety; Vehicles andParking



Saety

How can apartment design deal with Saety? The design and layout o buildings can contribute to real and perceived levels o saety and security or residents andbuilding users. The principles o secure design include casual surveillance, clear denitions o territory, controlled accessand management o spaces.

Design Guidance > Clearly deine the boundaries between private andpublic space.

> Provide visible, unctional and saer buildingentrances by ensuring entrances address the streetand establish clear sight lines rom the oyer throughthe entrance to the street.

> Ensure all entrances and access routes are well lit(e.g. rom parking areas, to individual units, etc.)

> Encourage casual surveillance by orienting livingareas towards views over communal or publicspaces.

> Avoid blind corners or dark alcoves which mightconceal intruders near entrances, lits, stairwells,indoor car parks and walkways.

> Provide appropriate levels o illuminationthroughout the development.

> Provide well lit, direct access rom car parks toapartment lobbies where possible.

> Separate access to apartments rom other unctionsin mixed-use buildings.

> Ensure planting structures do not act as stairs toaccess apartments.

Related Chapters:

> Building Entry; Pedestrian Access; Vehicles and Parking

Basic Principles > Ensure apartment developments are designed to be

sae and secure or residents and visitors. > Minimise opportunities or crime and contribute tothe saety o the public realm.

059 Above: Buildings oriented towards public spaces provide

extra illumination to the saety lighting in these areas.

060 Above: Ensure apartments are oriented towards public and

communal areas. This will encourage casual surveillance.



Design Guidance

> Consider the parking requirements o the districtplan alongside the proximity o the developmentto recreational and retail services and acilities andpublic transport.

> Consider any site limitations which may restrict thearea o car parking on-site e.g. soil issues, water table,topography, lot size and proportion.

> Utilise underground parking especially in largerdevelopments. Provide natural ventilation wherepossible and incorporate entrances and grilles into

the overall açade design.> Ensure the saety and security o car park areas by

providing direct access between car parking and theinterior o the apartment building where possible.

> Ensure the structural system o the building willboth accommodate a rational car parking layoutand acilitate well designed apartment layouts andaccess.

> Where possible, organise vehicle access points o side streets or lanes.

> Recess entry points to garaging where possible. > Avoid entry points to garages occuring at the end o a street.

Vehicles and Parking

Why is the design o Vehicles and Parking important?Parking requirements and vehicle access can have signicant impacts on site layout, building design, landscapingand stormwater management. These will aect the quality o our environments in Manukau and should thereorebe considered early on in the design process.Vehicle entry points should ideally integrate access or car parking, maintenance and service vehicles, and should bedesigned to avoid conficts with existing trac patterns and pedestrian movement. Access should be designed as anintegral part o the site layout, building açade and streetscape. The area o car parking to be provided will depend on the requirements o the district plan however proximity to localservices and public transport should also be taken into consideration.

Related Chapters:

> Building Envelopes; Open Space; Boundary Conditions; Landscape Design; Building Entry; Pedestrian Access; Saety

Basic Principles > Reduce car dependency and encourage alternative

modes o transport such as walking, cycling andpublic transport services.

> Provide suicient car parking or residentsand visitors allowing or the size and type o development proposed; its proximity to recreationaland retail services and acilities; and access to publictransport.

> Ensure car parking and vehicle access are integratedinto the overall planning and design o the site,streetscape and building orm.

> Ensure vehicle access does not impede the active useo street rontages or quality street design.

> Separate the sale o car parks rom the sale o apartments.

062 Access to car parking is attractively designed with a recessed

garage door aced in the same material and patterning as the

acade. This minimises the visual impact o the garaging .

061 Let: Introduce landscape to areas such as parking to

improve amenity.



Design Guidance

> Minimise the visual impact o above-ground,enclosed car parking by ensuring parking is notexposed to the street. Consider concealing parkingbehind the building açade or wrapping other uses(e.g. retail) around it.

> Reduce the visual impact o on-grade car parkingby locating car parks to the side or rear o thebuilding and through the use o appropriatelandscape design.

> Ensure vehicle access points are located at anappropriate distance rom street intersections andprovide clear unobstructed views at pedestrian andvehicle crossings.

> Minimise the width and number o entry/exit pointsin order to maximise the potential or active streetrontages and allow or quality streetscape design.

> Design attractive vehicle access points whichprovide screening to rubbish collection, loadingand service areas to minimise the visual impactrom the street.

> Provide security doors and screens to entry pointsthrough the acade.

063 Parking is integrated into the overall site design and the

visual impact is reduced through attractive and appropriate

hard and sot landscaping.

Documents

Residential Apartment Guide Part Two - Site Design