Urban Design Guidelines

BackgroundAdelaide’s continued growth as an enjoyable andprosperous place to live is set out in the SouthAustralian Government's ‘30-Year Plan for GreaterAdelaide’.One key step envisaged is the planning andimplementation of new mixed-use developmentsthat focus on public transport and allow forenjoyable and sustainable forms of living andworking.The objective is to create pedestrian-friendlyprecincts containing a mix of medium to higherdensity housing, employment opportunitiesand civic facilities located close to rail and tramstations.There is no "one size fits all model”, howeverprerequisites for a successful walkable urbanneighbourhood include: High frequency public transport; Higher levels of mixed development densityand intensity; and Local shops and community facilities.Bowden has been purchased and prepared by theSouth Australian Government to show how theintentions of the 30-Year Plan can be realised.These Urban Design Guidelines relate specificallyto the Bowden East Precinct which representsthe early stages of the development.Bowden development site and Adelaide CBDIntroduction5

Vision for BowdenThe vision for Bowden is a stimulating,sophisticated place for people to live in a localurban community.Bowden is to be the flagship walkableneighbourhood in metropolitan Adelaide,creating:In late 2008, LMC acquired a 10.25ha parcel ofland owned by Gerard Industries (known as theClipsal site). In early 2010, LMC acquired theadjoining 5.9ha site owned by Origin Energy(known as the Brompton Gasworks site). a sustainable and commercially feasiblewalkable neighbourhood;Both sites are located within the City of CharlesSturt and are directly adjacent to the Adelaideparklands.The aim is to transform the combined sites intoan inner-city, higher intensity, mixed use urbanvillage.The fi nal vision developed collaboratively by LMCwith the community and Principal StakeholderGroup states:“Bowden Urban Village is a creative and diversecommunity, living and working in a high densitysustainable urban environment.Its character, parklands connections andintegrated urban design will offer a new anddistinctive place in Adelaide for residentsand visitors.”These guidelines are intended to promoteand ensure high quality, innovative andcoherent building design outcomes, which areenvironmentally sustainable, commercially viableand respond to place. a project that is flexible, capable of adapting tochanging market and demographic conditions;A high quality Bowden architecture shouldtherefore: expertise in streets, parks and developmentthat is transferable to other infi ll sites locallyand nationally; and have a strong sense of local identity andplace, linking Adelaide generally and Bowdenspecifically; a project that will lead the market and expandthe range of dwelling types currently on offerin Adelaide. contain a significant response to the Adelaidemicroclimate including sun, shade, breezeutilisation, building mass and weatherprotection;To be successful, Bowden must have buildingsand public realm (public streets, parks andsquares) of the highest quality and amenity. have a street based, cohesive urban characterwith well defi ned streets and building edges; utilise appropriate materials, forms and coloursrelated to Adelaide and Bowden traditionsincluding unfi nished and commercial materialswith a natural colour palette; capitalise on CBD/parkland views, especiallyfrom Park Terrace buildings without creatinga “wall” effect; demonstrate innovation to provide a new innercity urban living experience where apartmentsand terraces have generosity of space and light,connected indoor-outdoor relationships anda high quality of design and fi nishes; and incorporate principles of environmentallysustainable design for energy utilisation andwater management.Industrial character of Bowden6Introduction

The Essential BowdenThis section provides an overview of key designprinciples promoted in the guidelines to achievequality design outcomes.Bowden will be typified by a high qualityarchitecture that seeks to integrate traditionalurban planning and built form with contemporarydesign, while referencing both the Adelaide andthe site vernacular.The character of Bowden should develop froman understanding of recurring and identifiablelocal themes, including the use of materials,colours, roof forms, verandahs/protected spaces,sun shading/passive design principles, andthe integration of Bowden’s industrial buildingthemes, while avoiding obvious reproductions.The guidelines seek a fi ne-grained and coherenturban outcome and emphasise that the majorityof buildings in urban precincts are contributoryor ‘background’ street defi ning architecture.Iconic or ‘foreground’ expression will be sought atkey places such as Bowden centre, village entrypoints and major corner sites.The successful architectural outcomes are likelyto contain masonry with a cohesive palette ofmaterials such as red brick, stone, concrete, andconsidered use of glass, steel and rendered detail.Careful consideration of Adelaide's microclimatewill inform the sustainable design of buildingsand be reflected in differing elevational façadetreatments.The built form character is to be reinforced withdense street tree planting, simple and robusturban street paving palettes, quality furnitureand detailing, and local storytelling throughpublic art and interpretation elements.A careful relationship of solid to void will besought, rather than an unconsidered repetitionof elements. Upper level setbacks are necessaryon the northern sides of the shared streets forsunlight penetration, and will be a part of thebuilt form character in parts of Bowden East.Defi ned roofscapes that create visual interest arealso part of the language that is sought by theguidelines.Past CharacterBowden will be defi ned by a built form that references itsresidential and more utilitarian past.Recurring and identifiable industrial and fi ne-grainedresidential building themes, including the use of materials,colours, roof forms and passive design principles areencouraged, while avoiding obvious reproductions.Introduction7

Façade Design and SustainabilityFaçade design is to respond to Bowden’s microclimatewith varied treatments to differing elevations, clearlyexpressed sustainable design elements, generousprotected indoor/outdoor spaces and evidence of care andquality architectural detail.The orientation of the street grid approximately 50 westof north presents opportunities for innovative façadedesign and sun control.Materials and ColoursThe Adelaide Plains have a tradition of built formdominated by masonry surfaces (red brick, rubble,bluestone, light sandstone) contrasting rendered or brickdetail to architraves/corners and simple parapets orpitched roofs in tile and metal. While heritage facsimilesare not sought, references to local materials and colourswill help to create a coherent visual language for newdevelopment.Base/Middle/TopBowden will be defi ned by built form that generallyestablishes a ‘background’ of street defi ning urbanarchitecture, and a limited number of prominent sites andbuildings that are more expressive and iconic ’foreground’elements.In general, built form is to establish the Base (boundary,setback, lower levels) the Middle (main façade) andthe Top (Roof/Parapet/Upper Level) as elements thatarticulate the building plane.8Introduction

Street InterfaceBowden will be a walkable and inviting urban villagewith streets defi ned by relatively small building setbackscreating attractive, active and “soft” edges. Lower levels ofbuildings will present ‘solid’ fi ne-grained frontages to thestreet with setbacks, boundary treatment, shades/screensand balcony designs creating a balance of privacy andcommunity.Solid to VoidBowden will be an urban infi ll area with a simple and robustcharacter. Establishing a greater proportion of ‘solid’ wallsurfaces to contrast with deep shady balcony and window‘voids’ will help to create an architectural consistencythroughout the evolving village. Building proportions shouldreflect a masonry character with generally vertical openingscut into the street wall.RoofscapeThe roof is the visual ‘fi nish’ of a building, and carefulresolution of the roofscape is expected at Bowden. A varietyof elements can be employed including well expressedparapets, upper level material/colour change and setback,eaves, and a variety of simple rather than complex roof formsincluding hips, gables and skillions.Introduction9

Design QualityBoth LMC and the City of Charles Sturt arecommitted to design excellence at Bowden. Key considerations include: incorporation of verandahs/protectedopenings;Buildings and new spaces are to be of the highesturban design quality and architectural standard.They should reflect contemporary aspirations forsustainable urban living and the ideals ofa walkable community. thermal mass insulation to walls and roofs; solar penetration in winter; passive environmental control; operable sun shades - provide a dynamiccharacter to façades;Design Approach relatively blank west walls for solar control; Develop an architecture that is clearlyresponsive to Adelaide’s Mediterraneanclimate – deep shade and cool spaces insummer and sheltered, sunlit spaces in winter. low embodied energy materials; and incorporation of solar/PV panels. Climate responsive design may be clearlyexpressed as part of the architectural character. The intent is to develop buildings wheresustainability is an inherent part of gooddesign practice rather than something that isovertly added on.Deep shade balconies10IntroductionDeep shade balconiesAdjustable sun control Buildings should meet sustainable designprinciples in terms of solar access, naturalhealthy ventilation, wind control, visual andacoustic privacy, safety and security, resource,energy and water efficiency. Create a place where most buildings formthe background setting, with buildings inimportant locations or with key functionsforming a more architecturally expressive andiconic foreground. Development should demonstrate a highstandard of architectural design, materialsand detailing appropriate to the building type,context and location. Traditional buildingcharacter and materials should form referencesfor new development, though replica detailingis not sought.Sustainable elevations The form and external appearance of buildingsshould contribute to the quality and amenityof the public domain offering a rich and fi negrained streetscape.Specific design components comprisingdensity, building height, building typology,nominated colours, cross ventilation andnatural lighting are critical and deemedmandatory.A consistent and rigorous process to ensuredesign quality will be established by LMCincluding a Design Review Panel to assess designexcellence and conformity with the guidelines.Sunshading and quality detailingPhotovoltaic panels

One Planet LivingLMC is also committed to targeting the OnePlanet Living goals for sustainable development.Together with LMC’s Sustainable DevelopmentStrategy, this will continue to form the basis fordesign and delivery at Bowden. The One PlanetLiving approach to development covers a range oftarget areas including: sustainable water; zero carbon;The principles above are listed in Table 2. zero waste;Development strategy and targets at Bowdenwill continue to build on the One Planet Livingprinciples and may change from time to time toreflect different priorities within the principles. sustainable transport; sustainable materials; natural habitats and wildlife; culture and heritage; equity, fair trade and local economy; and health and happiness. local and sustainable food;Zero carbonZero wastemaking buildings more energy efficient and deliveringall energy with renewable technologiesreducing waste, reusing where possible,and ultimately to send zero waste to landfillSustainable waterNatural habitats and wildlifeusing water more efficiently in buildings and in the productswe buy; tackling local flooding and water course pollutionprotecting and expanding existing habitatsand creating new space for wildlifeSustainable transportencouraging low carbon modes of transport toreduce emissions, reducing the need to travelCulture and heritagereviving local identity and wisdom; support fo r,and participation in, the artsSustainable materialsusing sustainable products that havea low embodied energyEquity, fair trade andlocal economyinclusive, empowering workplaces with equitable pay;support for local communities and fair tradechoosing low impact, local, seasonal andorganic diets and reducing food wasteHealth and happinessencouraging active, sociable, meaningful livesto promote good health and well beingLocal and sustainable foodTABLE 2: One Planet Living principlesIntroduction11

1.0 Bowden Master Plan Overview1.1 Overview and Context1.2 The Wider Area PlanThe Bowden Master Plan is the result ofcontributions from the community, stakeholdersand consultants and is a flexible and evolvingplan.The context for Bowden comprises the suburbsof Bowden, Brompton, Hindmarsh and Ridleytonthat are bound by South Road, Torrens Road, ParkTerrace and the River Torrens.Figure 3 shows the location of the development inthe inner north-west of Adelaide.The Wider Area Plan (Figure 3) is a contextualplan of the Bowden area. Potential future changesin the vicinity of Bowden will focus on:The Bowden context represents an interestingmix of uses being located at the intersectionof semi-industrial and commercial areas, theRiver Torrens, Adelaide parklands and CBD,historical and cosmopolitan North Adelaide andthe adjacent residential suburb of Brompton. Thiseclectic mix of adjacent uses brings togetherclassic, modern and sometimes confl ictingthemes and styles. Development at Bowdenshould reflect this juxtaposition of uses in boththe architecture and the functions in a mannerwhich references them without seeking toreplicate. preferred land uses and how they should bearranged; open space provision and access to theParklands; major movement and access routes; and transition between various higher intensityactivity.Figure 3 illustrates the distribution of the primaryroads within the Wider Area Plan, and highlightsthe crucial location of Bowden, surrounding theheart of the commercial spine of Gibson Streetand adjoining all three southeast-northwestlinkages.FIGURE 3: Wider Area Plan1.0 Bowden Master Plan Overview13

1.3 Bowden Master PlanThe Bowden Master Plan responds to andreinforces the established wider street grid(orientated 40 degrees east of north-south) andinfrastructure network that is its context. a series of interconnecting public open spaces.This is to make sure the evolving village willbe highly walkable and be defi ned by a publicdomain of clarity and quality [5];The master plan delivers a highly permeable andlegible street network for pedestrians and cycliststhat directly connects with the Wider Area;created through maintaining and improvingall existing streets and re-establishing andextending the alignment of streets across thelarge former industrial blocks. legible urban streets that are efficient and canbe shared between vehicles and pedestrians.Street reserves will be relatively narrow andwill encourage low vehicle speed, sharedstreets [6];The Concept Diagram (Figure 4) illustrates theconceptual framework for Bowden.The main features are: high concentration of retail, commercial andcommunity activity around the relocatedstation to activate the public domain and takeadvantage of convenient access. This is theheart of Bowden [1]; Gibson Street as the Main Street beingthe energy and focus of the village with atraffic-calmed shared pedestrian and vehicleenvironment [2]; convenient on-street parking around thevillage centre on the relocated Second Streetabove the proposed underground railcorridor (if constructed) [3]; using the existing warehouses (Plant 3 and4) between Third and Fourth Street as a newmarket culture precinct next to Bowden VillagePark. Its location in the centre ensures a highdegree of accessibility [4]; responding to the gasworks precinct with scaleand activity that complements the industrialheritage of the area [7];1111 adding a 5m setback from Park Terrace toaccommodate street widening and on-streetparking to support retail/commercial at theground floor [8];Bowden East52 a secondary pedestrian/open space connectionextending from the Entertainment Centrethrough Station Place [9]; potential for a new focal point/landmarkbuilding at the junction of Port Road and ParkTerrace [10];647 a pedestrian cycle link from the heart of thedevelopment to North Adelaide railway station[11]; and1.0 Bowden Master Plan Overview31 a pedestrian cycle bridge over Park Terracelinking the Transit Square and Greenway alongSecond Street to the Adelaide parklands andCBD [12].121009FIGURE 4: Bowden Concept Diagram148

1.4 Roads, Street and LanesThe Bowden Proposed Street Types Plan(Figure 5) identifies a hierarchical movementnetwork that is based on access provision andstreet quality.The plan reinforces the established and legiblewider cadastral grid. The street hierarchyachieves: convenient and safe movement for pedestriansand cyclists to destinations in the immediateenvirons and to external destinations; convenient resident access to public transport; provision of appropriate access for emergencyand service vehicles; discouragement of unnecessary through trafficmovements; and creation of a unique ‘village’ atmospherethrough low speed and shared spaces.Park TerraceFIGURE 5: Bowden Proposed Street Types Plan1.0 Bowden Master Plan Overview15

1.5 Open SpaceOpen space has been developed as aco-ordinated group of spaces that deliver highaccessibility and diversity of facilities, recreationopportunities and experiences. The open spacesrange from urban squares to a heavily plantedneighbourhood park (Figure 6).The location and m

What are the Urban Design Guidelines? 1 Who will use the Guidelines? 1 The Design Process 1 How land purchasers will use the Urban Design Guidelines 2 Background 5 Vision for Bowden 6 The Essential Bowden 7 Design Quality 10 One Planet Living 11 1.0 Bowden Master Plan Overview 13 1.1 Overview and Context 13 1.2 The Wider Area 13