Multi Level Housing in South Australia

Multi-level Residential

Development Seminar

17 November 2011

PLANNING & URBAN DESIGN

PRESENTED BY DARREN STARR

NATIONAL DISCIPLINE LEADER TOWN PLANNING

FYFE EARTH PARTNERS

TOPICS TO BE COVERED

1. HOW DOES THE PLANNING & DEVELOPMENT SYSTEM TREAT

MULTI-LEVEL RESIDENTIAL DEVELOPMENT?

2. LAND USE ZONING – WHERE CAN MULTI-LEVEL RESIDENTIAL

DEVELOPMENT BE CONSTRUCTED?

3. KEY PLANNING ISSUES TO BE ADDRESSED IN THE ASSESSMENT OF

MULTI –LEVEL RESIDENTIAL?

4. URBAN DESIGN AND THE PUBLIC REALM

5. MAXIMISING OPPORTUNITIES AND MINIMISING RISKS

SAFETYPLANNING AND DEVELOPMENT

SYSTEM

Planning & Development System in South Australia

Strategic Planning – long term plans e.g. 30 Year Plan for Greater

Adelaide

Policy Planning – Criteria that all development will need to address

prior to approval e.g. Local Development Plans & Development Plan

Amendments (DPAs)

Development Assessment – assessment of development

applications and projects and division of land

Development Assessment is undertaken by Local

Councils, the Development Assessment Commission

or the Minister, (predominately) against the provision

of the local Development Plan.

SO HOW IS MULTI-LEVEL HOUSING TREATED?

Multi-level housing would generally be classified as a

residential flat building as per the Development

Regulations 2008 outlined below:

Residential flat building – means a single building in which there are 2 or more dwellings, but does not include a semi-detached dwelling, a row dwelling or a group dwelling.

SAFETYLAND USE ZONING

SO WHERE ARE RESIDENTIAL FLAT BUILDINGS

APPROPRIATE ?

Each Development Plan contains policies to

promote development in desired locations

and is the basis upon which development

assessment decisions are made. Each zone

within the Development Plans will outline the

envisaged land uses. A zone that promotes

the development of Residential Flat Buildings

will generally be the best for approval of a

multi-level residential development.

SO WHERE ARE THESE ZONES?

Generally in commercial or centre zones or specific

medium density residential zones or policy areas.

The most appropriate locations for higher density

residential development will be reinforced by the

upcoming Inner Rim Development Plan Amendment

(being prepared by the Minister) that will highlight

key development areas within 2.5km of the CBD.

Focus on Transit Oriented Development (TODS).

E.g. Unley Road, Adelaide CBD, Bowden Urban

Village, Woodville West

In addition it is understood that a series of new zones will accompany the

rezoning, those relating to higher density residential development are:

• Urban Core Zone: Allows a combination of major land-use types such as

residential, office, commercial and civic.

• Urban Corridor Zone: Supports a mix of higher density development on land

that joins key transit corridors.

• Suburban Activity Node Zone: Encourages a range of medium and high

density dwellings supported by a mix of transit stops, activity centres or high

quality open spaces.

SAFETYASSESSMENT OF MULTI LEVEL

RESIDENTIAL PROJECTS

Common issues considered in assessing projects

1. Is the location appropriate (zoning and surrounding land

uses)

2. External design issues – overlooking, overshadowing,

visual appearance, car parking, waste disposal, proximity

to services (e.g. public transport, open space and retail)

height limits and relationship to surrounding area (urban

design)

3. Internal design issues – apartment size, natural light,

private open space, environmental sustainably (5 star

rating).

4. Mix of land uses (particularly in Adelaide CBD) including

residential and commercial.

Development Assessment at Councils

DevelopmentAssessment Panel2% of decisions

DevelopmentAssessment Unit3% of decisions

DevelopmentOfficer95% of decisions

• Joint panel comprising appointed elected members and senior officers

• Generally assess category 2 & 3 developments

• Used in some Councils depending on delegations – generally a panel of senior officers from planning, building & engineering

• Development Officers with delegated authority

• All other development applications

Source LGA

MODULE 2

Dealing with Assessment Bodies

Council planners must assess multi-level residential

projects only against the provisions of the

Development Plan.

Well prepared and designed proposals that have

considered the key elements of the Development

Plan and where they can’t meet requirements

demonstrate why the proposal still warrants approval

have the best chance of being granted approval.

SAFETYURBAN DESIGN AND THE PUBLIC

REALM

Urban Design is concerned primarily with the design and

functionality of the public realm.

How the built environment interacts with public spaces is a key

element of the design and ultimately the functionality of multi-

level residential developments.

Focus on design in Adelaide through the formation of the

Integrated Design Commission and appointment of the

Government Architect.

The increased density across the city must come with an

improvement to public spaces as private spaces become

smaller e.g. Loss of the ‘typical’ backyard.

SAFETYMAXIMISING OPPORTUNITIES AND

MINIMISING RISKS

1. Know where it is appropriate to develop –

zoning & Development Plan

2. Design and plan the project as closely as

possible to the requirements that will

guide approval

3. Engage with Council and project

consultants e.g. architects, engineers and

town planners.

4. Detail the benefits of the project and why

it should be approved.

QUESTIONS ?

DARREN STARR

NATIONAL DISCIPLINE LEADER TOWN PLANNING

FYFE EARTH PARTNERS

[email protected]

(08) 8201 9692

0413 898 143