Apartment Design Guidelines For Victoria
Apartment DesignGuidelines for Victoria
The State of Victoria Department of Environment, Land, Water & Planning 2017This work is licensed under a Creative Commons Attribution 4.0 International licence. You are free to re-use the workunder that licence, on the condition that you credit the State of Victoria as author. The licence does not apply toany images, photographs or branding, including the Victorian Coat of Arms, the Victorian Government logo and theDepartment of Environment, Land, Water and Planning (DELWP) logo. To view a copy of this licence, BN 978-1-76047-573-4 (pdf/online)AccessibilityIf you would like to receive this publication in an alternative format, pleasetelephone the DELWP Customer Service Centre on 136186, emailcustomer.service@delwp.vic.gov.au, or via the National Relay Service on 133 677www.relayservice.com.au. This document is also available on the internet atwww.planning.vic.gov.auDisclaimerThis publication may be of assistance to you but the State of Victoria and its employees do not guarantee that thepublication is without flaw of any kind or is wholly appropriate for your particular purposes and therefore disclaimsall liability for any error, loss or other consequence which may arise from you relying on any information in thispublication.Cover: Collins and Queen (Rothelowman). Photography by Scott Burrows.
ContentsIntroduction4Structure of the Guidelines5Application of the apartmentstandards6Urban context and design response7Section 1 SITING AND BUILDING ARRANGEMENT11Guidance to building setback11Guidance to communal open space20Guidance to solar access to communal outdoor open space24Guidance to landscaping26Guidance to building entry and circulation34Section 2 BUILDING PERFORMANCE38Guidance to noise impacts38Guidance to energy efficiency44Guidance to waste and recycling47Guidance to integrated water and stormwater management 51Section 3 DWELLING AMENITY54Guidance to functional layout54Guidance to room depth57Guidance to windows60Guidance to storage63Guidance to natural ventilation66Guidance to private open space69Guidance to accessibility73Glossary77Apartment Design Guidelines for Victoria3
IntroductionThe Victorian Government is committed to ensuring that apartments deliverdiverse and affordable housing options to meet the long-term needs of theVictorian community. There is a need to lift the quality and functionality ofapartments to benefit the health and well-being of residents, and improveenvironmental performance.Improvingapartment designPurpose of theguidelinesThe Apartment Standards(Standards) are intended toimprove apartment designin Victoria. The design ofapartment buildings thatsuitably responds to contextand successfully incorporatesthe apartment standards andguidelines requires specialistdesign capabilities. It isimportant for the success ofthe project to select a team ofdesign professionals to be ledby an experienced architector building designer whocan analyse and integratethe multiple requirementsinto a successful design thatcontributes positively tothe urban context and theneighbourhood character.Alternative design solutionsmay be proposed and theresponsible authority willassess how an alternativesolution meets the objectives.This is an important aspect ofinnovation.The Apartment DesignGuidelines for Victoria provideassistance to applicants,architects, building designersand planners for designingand assessing apartmentdevelopments.4The Guidelines provideadditional explanation of theapartment standards in theInterpreting the Standardssection and guidance onmatters to consider tomeet the objectives of theapartment standards in theDesign Guidance section.The Guidelines are alsointended to support greaterconsistency in the planningpermit assessment phase ofan apartment development.The Guidelines arecomplemented by the UrbanDesign Guidelines for Victoriawhich provide best practiceknowledge and advice toinform the design of buildingsin relation to the function andamenity of the public realm.Apartment Design Guidelines for Victoria
Structure of the GuidelinesThe Apartment Design Guidelines for Victoria are arranged in three sectionsas follows. All three sections and their elements are interrelated and require anintegrated approach to achieve the objectives. For ease of reference, each sectionincludes the standards, objectives and decision guidelines for each standard. Theguidelines include further interpretation where required, and suggestions for howthe objectives can be achieved.Section 1.SITING AND BUILDINGARRANGEMENTSection 2.BUILDING PERFORMANCESection 3.DWELLING AMENITYThis section reinforces theimportance of urban contextreport and design responseas a starting point for designand considers Standardsprimarily related to thedesign and configurationof buildings at a site scale.This involves assessing theimmediate context, adjacentbuildings and public realm.The guidelines relate to howthe building envelope (itsthree dimensional volume) isestablished through applyingappropriate building types,orientation and setbacks.Siting the building alsoestablishes where communalopen space is located, howlandscape is incorporatedinto the proposal and howentries and shared circulationis arranged. This sectionincludes the followingstandards:This section providesguidance about performanceissues which need to beconsidered in designingthe building such as noiseimpacts, energy performanceand management of waterand waste. These issuesrequire consideration at botha site scale and at a moredetailed building systemslevel. These Standards relateclosely to other environmentalassessment tools and typicallyrequire specialist input tosupport the design response.This section includes thefollowing Standards:This section introducesguidance related to thedetailed design of individualdwellings. The guidelinesaddress amenity issuessuch as access to daylightand ventilation througharrangements of windowsand room depth as well asfunctional and accessiblelayouts of internal andexternal space. This sectionincludes the followingstandards:6. Noise impacts13. Storage7.Energy efficiency14. Natural ventilation8. Waste and recycling15. Private open space9. Integrated water andstormwater management16. Accessibility1.10. Functional layout11. Room depth12. WindowsBuilding setback2. Communal open space3. Solar access to communaloutdoor open space4. Landscaping5. Building entry andcirculationApartment Design Guidelines for Victoria5
Application of the apartmentstandardsThe Standards apply to all apartment developments in Victoria.The Standards have beenintroduced to the VictoriaPlanning Provisions and allplanning schemes in: A new clause in Clause 55(Two or more dwellingson a lot and Residentialbuildings) at Clause 55.07,and A new Particular Provisionat Clause 58 (Apartments).Apartment developments offour storeys or less (excludinga basement) in a residentialzone will continue to beassessed against most ofthe standards under Clause55 (which includes newApartment Standards atClause 57).Apartment developments offive or more storeys (excludinga basement) in a residentialzone and all apartmentdevelopments in other zoneswill be assessed againstClause 58.The guidelines relate toboth the new Clause 58provisions and the new Clause55.07 provisions. Refer toPlanning Advisory Note 66:New planning provisions forapartment developments –Amendment VC136 (April2017) for details of how thenew standards for apartmentdevelopments are given effectin both the amended Clause55 and new Clause 58.6Operation ofthe apartmentstandardsThe apartment provisionsoperate in the same waythat Clauses 54 and 55operate to assess residentialdevelopment in the VictoriaPlanning Provisions.The apartment provisionscontain Objectives, Standardsand Decision guidelines.Objectives describe thedesired outcomes to beachieved in the completeddevelopment.A Standard contains therequirements to meet theobjective. A standard shouldnormally be met. However, ifthe responsible authority issatisfied that an alternativedesign solution meets theobjective, the alternativedesign solution may beconsidered.Decision guidelines setout the matters that theresponsible authority mustconsider before decidingif an application meetsthe objectives. When analternative design solutionis proposed, the effectof the design solution onthe achievement of otherobjectives should beconsidered.Apartment Design Guidelines for VictoriaRequirementsAn apartment development: Must meet of the objectivesof Clause 55 or Clause 58. Should meet the standardsof Clause 55 or Clause 58.The apartment standardscontained in Clause 55.07cannot be varied in a scheduleto the zone. A select numberof the existing standardsunder Clause 55 continue tohave the ability to be variedby schedules to the zones.The NeighbourhoodCharacter Overlay willcontinue to allow variationsto most of the standardsof Clause 55 except for theapartment standards inClause 55.07 and existing keyamenity standards such asovershadowing and daylightto new and existing windows.Apartment standards inClause 58 cannot be variedin a schedule to the zone oran overlay, except for theBuilding setback standard(Clause 58.04-1).
Urban context and design responseNeighbourhoodand sitedescription anddesign response responds to anyneighbourhood characterfeatures for the areaidentified in a local planningpolicy or a NeighbourhoodCharacter Overlay.For apartment developmentsof four storeys or less(excluding a basement)in a residential zone, theVictoria Planning Provisionsin Clause 55.01 requires aNeighbourhood and sitedescription and designresponse to be preparedand submitted with anapplication. A neighbourhoodsite description accuratelydescribes the featuresor characteristics of theneighbourhood and the site.For more information onpreparing a neighbourhoodand site description anddesign response refer to thefollowing documents availableon the department’s website:A neighbourhood and sitedescription is a factual recordof the physical features of theneighbourhood and the site.Therefore, the descriptionshould be impartial anddescribe both the positiveand negative features of theneighbourhood and the site.A design response mustexplain how the proposeddesign: derives from and respondsto the neighbourhood andsite description. It involvesevaluating the influencethat features identified inthe description should haveon the design Planning Practice Note16: Making a planningapplication for one or moredwellings in a Residentialzone Planning Practice Note43: UnderstandingNeighbourhood Character.Urban contextreport and designresponseFor apartment developmentsof five or more storeys(excluding a basement) ina residential zone and allapartment developmentsin other zones, the VictoriaPlanning Provisions in Clause58.01 requires a Urban contextreport and design response tobe prepared and submittedwith an application. A urbancontext report accuratelydescribes the features orcharacteristics of the urbancontext and the site.An urban context reportis not a justification for apreconceived design. It is afactual record of the physicalfeatures of the urban contextand the site. Therefore,the description should beimpartial and describe boththe positive and negativefeatures of the urban contextand the site.A design response mustexplain how the proposeddesign: derives from and respondsto the urban context report.It involves evaluating theinfluence that featuresidentified in the descriptionshould have on the design meets the objectives of theClause 58 responds to any relevantplanning provisions thatapplies to the land. responds to any relevanthousing, urban design andlandscape plan, strategy orpolicy. meets the objectives ofClause 55Apartment Design Guidelines for Victoria7
Urban contextDesign responseThe starting point for anew apartment design isits urban context. Urbancontext refers to the strategicsetting of a development. Itincludes the natural, socialand economic environmentof the area, existing physicalsurroundings, features thatmake a particular placedistinctive, neighbourhoodcharacter, and the likely futurecharacter of the area. In somecases, urban context refers tovalued aspects of the existingcharacter, and in othercircumstances, such as urbanrenewal precincts, it may referto an emerging or preferredfuture character.The neighbourhood and sitedescription or urban contextreport assists in determiningthe most appropriate buildingtype and site layout forresidential developments.Different building typesmay be appropriatewithin different contextsdepending on individual sitecharacteristics. A context mayhave more than one buildingtype, scale and character, ormultiple interface conditionssuch as public space,commercial uses and so on.It may be appropriate forthe development to respondby providing a diversity ofbuilding forms and dwellingtypes.Across Victoria, each locationand site is different. Definingthe context establishes theparameters for apartmentdevelopment and how newbuildings should respond tothe character of an area. Thedevelopment proposal willderive its own design responsefrom its unique urban context.It will need to demonstratethat it takes into account thecontext and all the standards,to deliver acceptableapartment amenity andsupport the liveability ofsurrounding neighbourhoods.8A design response derivesfrom and responds to theneighbourhood and sitedescription or urban contextreport, and any applicablelocal planning provisions, aswell as the objectives withinthe Standards.Apartment Design Guidelines for Victoria
Guidance on responding to contextsThere are distinctive features and characteristics in different contexts that need to be consideredin designing an apartment development. The following section outlines four typical contexts:Central City (Tower and Podium), Activity Centres, Neighbourhood Centres and ResidentialNeighbourhoods.Central City (Tower and Podium)This context is characterised by taller buildingforms, often as tower and podium, suchas found in central city areas. These areasare characterised by high commercial andresidential intensity, high site coverage anda strong urban character. Considerationsfor residential apartment development inthis context include managing complexrelationships with adjacent buildings andspaces. This urban context may includeheritage buildings and places, adjacent tallbuildings and high amenity public spaces.In this context, planning schemes outlinedetailed controls for building setback andheight. The design response in this contextshould generally increase setbacks withbuilding height and may require considerationof wind effects, noise and availability of publicopen space.Activity CentresThis context is characterised by medium risebuilt form, typically on larger or consolidatedsites. These areas have medium to highlevels of residential and commercial intensityand an active public realm. New apartmentdevelopments which may include mixed uses,often have zero setbacks to the street frontageand may be adjacent to heritage and othersensitive interfaces. Planning controls may bein place detailing preferred character and builtform. The design response will typically requirehigh site coverage at lower levels, with setbacksrequired at upper levels.Apartment Design Guidelines for Victoria9
Neighbourhood CentresThis context is characterised by variedsite configurations, typically in establishedshopping strips. Lower rise buildings on smallersites are generally built up to side boundaries,and to the street frontage. New apartmentdevelopment may interface with sensitive lowerdensity residential uses or heritage buildings.Development should address the pattern ofbuilding setbacks, amenity of surroundingdwellings, and the quality and type oflandscape.Specific planning controls may be in place toguide built form and character. The buildingform above street frontages may requirefurther setbacks with front and rear orientationof apartments appropriate for narrow infill sitesto achieve amenity objectives.Residential NeighbourhoodsThis context is characterised by lower riseresidential buildings, including detachedhouses and townhouses as well as infillapartment development in appropriateresidential zones.New apartment development should beresponsive to the low rise residential characterof the area.Low rise apartment buildings typically requiresetbacks to the street and other boundaries toachieve amenity objectives and respond to thepreferred landscape character.10Apartment Design Guidelines for Victoria
Section 1 SITING AND BUILDINGARRANGEMENTGuidance to building setbackWhy this is importantexisting dwellings.Decision guidelinesBuilding setbacks at side,rear and internal to the sitecontribute to apartmentamenity by providingaccess to daylight, sunlight,visual privacy, outlook andventilation to buildings,and may provide spacefor landscaping. Setbackswill vary in response to abuilding’s urban context andcontribute to the characterof the area. Setbacks ensureacceptable apartmentamenity is derived from withinthe site and from the publicrealm.To provide a reasonableoutlook from new dwellings.Before deciding on anapplication, the responsibleauthority must consider:ApplicationClause 58.04-1 (Buildingsetback) applies to apartmentdevelopments of five ormore storeys (excluding abasement) in a residentialzone and all apartmentdevelopments in other zones.Building setbackobjectives (Clause 58.04-1)To ensure the setback of abuilding from a boundaryappropriately responds tothe existing urban context orcontributes to the preferredfuture development of thearea.To allow adequate daylightinto new dwellings.To limit views into habitableroom windows and privateopen space of new andTo ensure the buildingsetbacks provide appropriateinternal amenity to meet theneeds of residents.Standard (D14)The built form of thedevelopment must respect theexisting or preferred urbancontext and respond to thefeatures of the site.Buildings should be setback from side and rearboundaries, and otherbuildings within the site to: The purpose of the zoneand/or overlay that appliesto the land. Any relevant urbandesign objective, policy orstatement set out in thisscheme. The urban context report. The design response. Ensure adequate daylightinto new habitable roomwindows. The relationship betweenthe proposed buildingsetback and the buildingsetbacks of existingadjacent buildings,including the interface withlaneways. Avoid direct views intohabitable room windowsand private open space ofnew and existing dwellings.Developments should avoidrelying on screening toreduce views. The extent to which theproposed dwellings areprovided with reasonabledaylight access throughthe layout of rooms and thenumber, size, location andorientation of windows. Provide an outlook fromdwellings that createsa reasonable visualconnection to the externalenvironment. The impact of overlookingon the amenity of existingand proposed dwellings. Ensure the dwellings aredesigned to meet theobjectives of Clause 58. The existing extent ofoverlooking into existingdwellings and private openspace. Whether the developmentmeets the objectives ofClause 58.Apartment Design Guidelines for Victoria11
Design guidanceInterpreting the standardA setback dimension is measured from the site boundary to the external surface of the habitableroom window or the open side of the balcony, whichever is the lesser.Measure setbacks to laneways from the centre of the laneway.Access to daylight is concerned largely with how much daylight enters a room, regardless oforientation and the sun’s path through the sky. Access to sunlight is different, as it is concernedsolely with how much of the suns path through the sky can be seen from windows within the roomand is dependent on orientation.12Apartment Design Guidelines for Victoria
1.1Establish building setbacks to respond to the existing or preferred urban context. GUIDANCE: Every s
design solution meets the objective, the alternative design solution may be considered. Decision guidelines set out the matters that the responsible authority must consider before deciding if an application meets the objectives. When an alternative design solution is proposed, the effect of the design solution on the achievement of other
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