The WACA Design Guidelines
TABLE OF CONTENTS
1 INTRODUCTION TO THE WACA PRECINCT 1 1.1 INTRODUCTION 1 1.2 A BACKGROUND TO THE GUIDELINES 1 1.2.1 ABOUT THE GUIDELINES 1 1.2.2 STATEMENT OF INTENT 2 1.2.3 RELATIONSHIP OF THE GUIDELINES TO OTHER PLANNING INSTRUMENTS 3 1.2.4 DEVELOPMENT OBJECTIVE TO PREVAIL 3 1.2.5 REVIEW 4 2 STEPS IN THE APPROVAL PROCESS 5 3 PHILOSOPHY 6 3.1 PROJECT VISION 6 3.2 PUBLIC REALM DESIGN VALUES 6 3.2.1 SPECIFIC PUBLIC REALM AREAS 8 3.3 ARCHITECTURAL DESIGN VISION 11 3.4 RELATIONSHIP TO OTHER PRECINCTS 12 4 THE GUIDELINES 13 4.1 PUBLIC REALM GUIDELINES 13 4.1.1 HISTORY 13 4.1.2 ACTIVE STREETSCAPES 14 4.1.3 SAFETY 16 4.1.4 LANDSCAPING 17 4.1.5 PUBLIC ART 18 4.1.6 CLIMATE 19 4.2 BUILDING GUIDELINES 20 4.2.1 ARCHITECTURAL EXPRESSION 20 4.2.2 BUILDING LAYOUT AND ORIENTATION 22 4.2.3 BUILDING HEIGHT 24 4.2.4 OVERLOOKING AND VIEWS 25 4.2.5 PRIVATE AND COMMUNAL OPEN SPACE 27 4.2.6 DWELLING DIVERSITY AND LIVEABILITY 29 4.2.7 LAND USE AND DENSITIES 30 4.2.8 ACOUSTICS 32 4.2.9 LIGHTING 33 4.3 SUSTAINABILITY 34 4.3.1 GENERAL 34 4.3.2 WASTE MANAGEMENT AND RECYCLING 35 4.3.3 CLIMATE & ENVIRONMENT 36 4.3.4 SOCIAL AND ECONOMIC SUSTAINABILITY 40 4.4 ACCESS REQUIREMENTS, SERVICE INFRASTRUCTURE AND SIGNAGE 41 4.4.1 UNIVERSAL ACCESS 41 4.4.2 CAR PARKING 42 4.4.3 VEHICULAR ACCESS 43 4.4.4 BICYCLE PARKING, END OF TRIP FACILITIES AND PEDESTRIAN ACCESS 45 4.4.5 BUILDING SERVICES 47 4.4.6 SIGNAGE 48 4.4.7 STORAGE 49 5 SITE‐SPECIFIC PROVISIONS 50 BUILDING HEIGHT AND SETBACKS 50 VARIATIONS TO SITE SPECIFIC PROVISIONS 51 5.1 SITE 1 52 5.2 SITE 2 55 5.3 SITE 3 57 5.4 SITE 4 62 5.5 SITE 5 65
Rev 14 – January 2011 Precinct 29 The WACA Design Guidelines
1 INTRODUCTION TO THE WACA PRECINCT
1.1 INTRODUCTION
The WACA Ground has been the home of the Western Australian Cricket Association since 1893. Though much of the infrastructure associated with the WACA Ground is contemporary, the Ground itself is one of the longest established features of the Perth CBD. It has a rich sporting history and is an integral component of the cultural fabric of the locality. The embodied historical significance is based on its cricketing function rather than its built form.
The WACA seeks to ensure its long‐term viability at the Ground through:
The long‐term retention of National and International Cricketing competition at the ground; Establishing compatible uses and appropriate development; and Enhancing Cricketing (including spectator) facilities.
These Guidelines facilitate the upgrading of the Ground’s core sporting and spectator facilities. Establishing compatible residential and commercial uses at the Ground are necessary to secure such upgrades. They must be implemented in a manner that would complement the Ground’s primary sporting function.
The WACA Ground is located within the EPRA (the Authority) Riverside Project Area. The Riverside Master Plan has been prepared and adopted by the Authority to guide development across the Riverside Project Area , including the WACA. It establishes a planning framework that addresses view corridors, building height, conceptual building location and orientation.
These Design Guidelines should be read in conjunction with the Riverside Master Plan. They should also be read in conjunction with the Redevelopment Scheme (herein referred to as ‘the Scheme’) and the range of planning policies therein. The combination of these elements of the planning framework will inform the preparation of development applications for each stage of the redevelopment of the WACA Ground and the Authority’s assessment of these applications.
1.2 A BACKGROUND TO THE GUIDELINES
1.2.1 ABOUT THE GUIDELINES
These Guidelines facilitate the implementation of the Riverside Master Plan. Through their application at development application stage they will achieve built form, innovation and density while ensuring that the amenity of surrounding developments is maintained. In achieving this it is intended that the process for obtaining approvals to develop the site are efficient, certain, flexible and simple to implement.
In order to achieve the above, the Guidelines are structured in the following manner:
The provision of a Statement of Intent outlining the relevant design values applicable to a planning element.
The identification of a Development Objective that represents the primary and overarching outcome sought by the Guidelines and which development must achieve.
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Compliance with the relevant Authority Policy.
Development Criteria that, if implemented at development application stage, would result in that application being deemed to comply with these Guidelines.
1.2.2 STATEMENT OF INTENT
These Guidelines provide for a scale of redevelopment at the WACA Ground that ensures the viability of cricket in perpetuity.
This outcome is supported by the Riverside Masterplan, which provides for multi‐storey development surrounding the playing surface of the WACA.
It is the intent of these Guidelines that the redevelopment satisfies sustainability criteria for the design and operation of buildings.
The extent of floorspace and residential density should reflect the inner urban setting of the WACA. In addition, floorspace and densities must be sufficient to viably provide for the upgrading and ongoing retention of cricketing functions at the Ground. It is also integral to the primary function of the Guidelines that development occurs in a manner that does not compromise the quality of the field of play through shadow or other impacts.
While it is not the intention of these Guidelines to mandate impacts on the amenity of land (existing and future land use/development) surrounding the WACA Ground, the Ground’s inner urban context, which is reflected in the height, scale and land uses anticipated by the Riverside Masterplan and these Guidelines must be acknowledged in the application of these Guidelines.
To this end, the nature of land use and development envisaged for the WACA is such that some degree of amenity impact on surrounding land should be reasonably expected – with respect to overlooking, traffic etc – in so far as the implementation of these Guidelines will represent an intensification of land use beyond what currently exists and commensurate with the Ground’s key, inner city location.
Notwithstanding, one of the functions of these Guidelines is to ensure that impact on surrounding land is minimised, and that future development makes a positive contribution to the locality.
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1. WACA Ground 2. Queens Gardens 3. Gloucester Park 4. Trinity College 5. Waterbank 6. Swan River
FIGURE 1 – THE DEVELOPMENT CONTEXT OF THE WACA AND ITS SURROUNDS AS IDENTIFIED BY THE RIVERSIDE MASTER PLAN
1.2.3 RELATIONSHIP OF THE GUIDELINES TO OTHER PLANNING INSTRUMENTS
The WACA Ground is identified as Precinct 29 within the Scheme. These Guidelines are adopted under the provisions of the Scheme and should be read in conjunction with the Scheme and related Planning Policies. To the extent of any inconsistency, the Scheme will prevail.
Along with the relevant Scheme provisions and applicable planning policy the Design Guidelines will be used by the Authority as the primary criteria for assessing applications for development.
The Building Code of Australia, Disability Discrimination Act, Health Act, Aboriginal Heritage Act and relevant Australian Standards, legislation and regulations still apply to the development of the WACA Ground and should be read in conjunction with these Guidelines.
1.2.4 DEVELOPMENT OBJECTIVE TO PREVAIL
The Authority may approve a development application where the applicant or owner has departed from the recommended Development Criteria where, in the Authority’s opinion, the applicant or owner has demonstrated that the alternative solution(s) is consistent with the Scheme Vision and Principles and meets the Statement of Intent and Development Objective(s).
Each application for development approval will be assessed on an individual basis and the approval of an alternative solution will not set a precedent for other developments.
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1.2.5 REVIEW
Modifications to these Design Guidelines are to follow the consultation process prescribed by clause 2.2 of the Scheme. While the Guidelines can only be reviewed and amended by the Authority, the landowner may at any time request the Authority to undertake a review.
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2 STEPS IN THE APPROVAL PROCESS
The following process reflects the balance sought between best‐practice/innovative design outcomes with efficiency and certainty in relation to approval procedures and timeframes.
STEP 1 – PRE DEVELOPMENT APPLICATION SUBMISSION (RECOMMENDED/REQUESTED BY EPRA)
Developers and their agents (architects as a minimum) meet with the Authority to discuss design and sustainability concepts.
Applicants or owners lodge indicative plans with the Authority for consideration.
The Authority considers the indicative plans with input from the Authority’s Design Review Panel and provides a written response to the applicant.
STEP 2 – DEVELOPMENT APPLICATION SUBMISSION
A development application is lodged with the Authority, along with the relevant supporting information.
The development application is referred to the City of Perth, an independent architectural panel and other referral agencies for comment. Referral agencies have up to 42 days to respond in writing to the Authority.
The development application is determined by the Authority.
STEP 3 – DOCUMENTATION
Working drawings consistent with a current Planning Approval for the site are lodged.
Building license application lodged with the City of Perth for parallel assessment.
Working Drawings clearance issued by the Authority.
City of Perth issues Building License.
STEP 4 – CONSTRUCTION
The development is constructed in accordance with the approvals and licenses obtained.
The Authority undertakes a development audit to ensure compliance with the development approval.
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3 PHILOSOPHY
3.1 PROJECT VISION
The redevelopment of the WACA Ground will ensure a continuation of the legacy of the home of cricket in Western Australia. The redevelopment will create a stronger connection with the surrounding community and expand the role of the WACA as a key institution for the people of Western Australia and the community of East Perth. The addition of retail, commercial and residential accommodation around the Ground will integrate the stadium into the emerging urban fabric of East Perth as it develops into a vibrant mixed‐use urban precinct. The redevelopment of the type envisaged for the WACA has the potential to be recognised internationally as a model of excellence, further enhancing the already global reputation of the WACA being synonymous with excellence and innovation.
3.2 PUBLIC REALM DESIGN VALUES
The core principle of the WACA redevelopment is the integration of the site into the public realm of the Riverside Project Area. The streetscape and pedestrian environment surrounding the WACA shall encourage connectivity and safety though the provision of public spaces of the highest quality that promotes pedestrian activity and street activation both during and beyond normal business hours and days. The development shall foster the creation of a diverse public realm able to accommodate a range of activities including living, working, shopping and entertainment, and that reinforce the activation of the streetscape throughout the day. The public realm shall celebrate its location, utilising native vegetation and appropriate landscape materials and pay homage to the unique cultural and social amenity of the WACA and its history. The landscape treatment, while addressing the specific location of the WACA, shall provide for adequate climatic protection for the pedestrian environment throughout the seasons of the year.
The key public realm/interface areas are identified in Figure 2 below. They will be characterised by a high degree of land use and built form activation, game day pedestrian access and surveillance. Along the Hay Street frontage the constraints associated with the redevelopment of this area (including existing lighting infrastructure and the limited space between the playing surface and the street) is likely to make land use activation of this edge difficult. In such case a high level of design innovation is required to provide a suitable level of interest, augmentation of the street edge and interaction between built form and the public. Historical walls and public display along this street front may be a means to achieve this outcome.
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FIGURE 2 – KEY INTERFACE AREAS
URBAN INTERFACES – A PLACE TO MEET, GATHER AND INTERACT
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3.2.1 SPECIFIC PUBLIC REALM AREAS
3.2.1.1 MEMBERS’ ENTRY INTERFACE
The Members’ Entry Interface will act as a beacon for the WACA in the public realm. It will be landscaped to take advantage of its northern orientation and will act as a gathering space on event and non‐event days as the face of the WACA for the public, tourists and members. It will externalise the excitement of the WACA for the broader community. It will have a strong relationship to the Centre of Cricketing Excellence, the practice nets of which will be highly visible to the public.
The design of the northern elevation of the North Member Stand will promote ground level activation with visual interest and surveillance from above. The practice nets shall be framed by well designed edges, activated building facades and streetscape elements including street trees (boulevard).
FIGURE 3A – MEMBERS’ ENTRY FORECOURT CONCEPT SKETCH FIGURE 3 – MEMBERS ENTRY INTERFACE LOCATION
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3.2.1.2 HALE ROAD /QUEENS’ GARDEN INTERFACE
Queens’ Gardens is a landmark landscape within the Riverside Project Area. The provision for a green space opposite the Gardens is intended to respond to this environment, visually connecting the WACA playing surface to the landscape of the Gardens. The design intent is to create an invitation to the public to watch the team training with a landscaped arbour which provides shaded viewing. The practice nets shall be appropriately framed to define and reinforce the street edge while contributing to Hale Road as a major public interface and ‘main entry’ to the WACA and as a gathering place for crowds attending events.
FIGURE 4 – HALE ROAD INTERFACE LOCATION FIGURES 4A,B, C ‐ HALE ROAD /QUEENS’ GARDEN/NELSON CRESCENT INTERFACE CONCEPT SKETCHES
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3.2.1.3 SOUTH‐EAST INTERFACE
The South‐East Interface/Forecourt provides the WACA Ground with a link to the Swan River through its proximity to the new WaterBank Development. This forecourt space will capitalise on its proximity to the water and express this unique characteristic in its design. Despite the relative proximity of the WACA to the Swan River this interface is unique in its ability to physically and visually connect to this landmark environment from the site.
FIGURE 5A – SOUTH‐EAST INTERFACE CONCEPT SKETCH
FIGURE 5 – SOUTHEAST INTERFACE LOCATION
INTERFACE/FORECOURT AREAS – GATHER, PLAY, RELAX, CONNECT
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3.3 ARCHITECTURAL DESIGN VISION
The redevelopment of the WACA aspires to achieve an exceptional standard of architectural design. The architecture of the WACA redevelopment will be a contemporary, modern aesthetic developed in response to the specific characteristics of the site, location and climate.
The vision for the WACA precinct is of a light, transparent and clean architecture grounded by an articulated podium responsive to the street and public realm. This will provide a human scale to the surrounding streets and an interesting addition to the city skyline. This will develop a cohesive language that is fitting a site with the landmark and international status of the WACA Ground.
The following principles are core to the design strategy:
Minimisation of impacts (such as shadow) on the playing surface;
Incorporation of best practice and innovative strategies as a benchmark for ESD (environmentally sustainable design) principles for the precinct as outlined in section 4.3 of these Guidelines
Design shall reflect building use. Shops shall have fronts that open to the street and engage with the public. Lobbies and entrances shall be articulated to enhance way‐finding and animate the street;
Buildings should be articulated and scaled to complement the public realm.
Off‐street car‐parking shall be appropriately screened from the street providing a visual amenity to the public realm;
Landscape elements shall be incorporated into the podium where appropriate to enhance the connection to the ground;
The WACA Ground is to have an outward looking presence to integrate with the surrounding community.
Street level is to be activated with minimal setbacks to buildings. Land uses at street level should enliven the Precinct outside major events.
Development in the north‐eastern corner of the site is to respect view corridors and solar access to the cricket ground during the season of play.
Expanses of blank walls/facades shall not be accepted.
Building façade to be broken up in 30 metre modules, with distinct design elements to provide variation and interest in built form.
The above principles are reflected in the specific design and land use requirements of these Guidelines and will manifest in the built form outcomes of the redevelopment including; significant improvements to the interface of the Ground with the public realm, World’s‐best player (pavilion, training areas, etc.), member and spectator (19,000 capacity) facilities, and leading edge design, appearance and function. This is important as it is consistent with the WACA Ground’s evolution over time from a local sporting ground to an internationally recognised symbol of Western Australian Cricket and ultimately (as a result of these Guidelines) the most state of the art cricketing venue in the world.
It is this evolution that has facilitated the continuation of the WACA Ground as the cornerstone of cricket in Western Australia and has, therefore, allowed the ground to maintain its heritage – its sense of place.
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Nelson Crescent Northern Stand Southern Stand
Members Entry
Historic Walk
Hay Street Queens Gardens
FIGURE 6 – THE INDICATIVE DESIGN VISION FOR THE WACA GROUND
3.4 RELATIONSHIP TO OTHER PRECINCTS
The Riverside Master Plan area is comprised of a number of Precincts. Precinct 29 – The WACA is the central Precinct, interfacing directly with all others.
The built form and development outcomes facilitated by these Guidelines must not compromise the ability to achieve the aims and objectives anticipated by the Riverside Master Plan for other Precincts. Particular considerations include:
Respect and appropriately interface with Queens Gardens in a manner that reflects its primary open space and amenity role;
Create an activated pedestrian pathway (through a combination of built form and land use) along Hay Street linking the CBD with the Waterbank project;
Respect the desire of Gloucester Park to remain within the revised Master Plan area and create an appropriate interface/public realm relationship with the Park;
Take advantage of the Precinct’s setting by capitalizing on views to the River, the Scarp and to the CBD while, through building location and built form, respecting important view corridors from adjoining Precincts;
Ensure commercial/retail elements do not compete with the key centres identified by the Riverside Masterplan; and
Manage overlooking and the effects of shadows/light refraction on adjacent sites and the playing surface.
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4 THE GUIDELINES
4.1 PUBLIC REALM GUIDELINES
4.1.1 HISTORY
STATEMENT OF INTENT
The WACA Ground has been a long established feature of East Perth. It has been the scene of numerous significant and historical events relating to its cricketing functions, and this contributes greatly to the sense of place of East Perth. It is identified as a Category 3 place in the Authority’s East Perth Heritage Inventory. The historical significance of the Ground is in its use rather than development form.
Development Objective: To reflect the historical significance of the WACA Ground in its re‐development and ongoing use.
DEVELOPMENT CRITERIA
Compliance with the Authority’s policy on heritage conservation.
Sporting uses shall remain an integral function of the site.
Recognise and respond to the historical and social significance of the site through high quality interpretive development.
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4.1.2 ACTIVE STREETSCAPES
STATEMENT OF INTENT
In order to promote a sense of neighbourhood and vitality in the public realm it is important that development addresses, responds to, and activates all streets. Inactive uses on ground floor building frontages along pedestrian routes shall be avoided.
New developments should achieve 80% activation of the primary street and 50% activation of the secondary street (at the ground level). In this instance Hay Street and Hale Road would be considered the primary streets and Nelson Crescent/Trinity link the secondary. As a sporting stadium, the redevelopment of the WACA Ground is unique in its scale, purpose and constraints. For instance it must account for infrastructure, such as spectator stands, that are not a consideration for other development sites. The provision of such infrastructure in some cases limits the amount of land that can be dedicated to activating land uses. However, alternative means (including design excellence and innovation) to achieve the highest quality of public realm interface must be applied.
Development Objective: Activate street frontages through built form and land use to create a vibrant, diverse, interactive and safe urban environment.
DEVELOPMENT CRITERIA
Compliance with the Authority’s policy on additional structures and streetscape amenity.
Developments shall maximise activated ground floor frontage to the street generally in accordance with Figure 7 opposite. Wherever possible activation through land use is encouraged (Active Edge on Figure 7). On the Hay Street frontage to the Southern Stand activation via built form excellence and interactive displays permitted to provide interest to the street and celebrate the history of the WACA (refer to 5.4 for a detailed explanation and imagery of the design intent).
Ground floor land uses shall enliven the Precinct outside of major events.
Streets may be activated through the use of entries, shop fronts, operable doors to cafes and restaurants, windows, balconies and other built form innovations.
Garage doors, car park entries and extensive service areas shall be minimised and screened appropriately with a surface or material that enhances the public realm.
Development Objective: Visible and well‐defined entrances to the WACA Ground and all buildings.
DEVELOPMENT CRITERIA
Accentuate entrances through creative and innovative design responses.
Provide distinctive entrances as points of orientation to the building and the street.
Incorporate multiple entry points into the building design to help activate the street.
Provide visual and physical connections between the street and lobby spaces.
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FIGURE 7 – LOCATION OF ACTIVATED EDGES
GROUND FLOOR USES, LOBBIES AND TENANCIES WILL BE OUTWARDLY FOCUSED ENHANCING AND ENLIVENING THE STREET.
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4.1.3 SAFETY
STATEMENT OF INTENT
In order to create a safe urban environment, day and night, developments shall seek to minimise the opportunity for crime and maximise a sense of safety.
Development Objective: Provide a safe environment both in daylight hours and at night.
DEVELOPMENT CRITERIA
Design the development in accordance with principles of crime prevention through environmental design (CPTED), the City of Perth’s Planning Policy ‘Designing Out Crime’ and the Western Australian Planning Commission’s ‘Designing Out Crime Planning Guidelines’.
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4.1.4 LANDSCAPING
STATEMENT OF INTENT
A cohesive system of landscaped streets and public spaces will give expression and character to the public domain of the Precinct. The landscaped public domain will provide an interface with green space – particularly between the WACA Ground and Queens Gardens. This is to be reflected in paving materials, plant types and street furniture elements.
Development Objective: To ensure an appropriately landscaped public realm and appropriate integration with other public realm elements.
DEVELOPMENT CRITERIA
Provide shade, shelter, a well‐designed amenity, safe access at all times of the day, and a comfortable pedestrian environment.
Landscaped areas, including roof gardens, are to be designed for high water efficiency through the use of waterwise plants and as far as practicable through the use of recycled water for irrigation.
Enhance connections between public space and private realm.
Landscaping treatments shall assist the integration/management of pedestrian and vehicular movement systems.
Landscaping to incorporate WACA/cricket‐related themes where possible and appropriate.
Landscaping that is consistent with City of Perth policies for the city centre, with the potential to incorporate local and regional materials to strengthen the urban character of the site.
Mature shade trees shall be planted wherever possible.
Development Objective: Provide landscape relief within the built form.
DEVELOPMENT CRITERIA
Allow for a range of multi‐functional paved areas that offer maximum flexibility in use, and incorporate trees wherever possible to provide shade and shelter enhancing the architecture and providing formality to the spaces.
Landscaping should incorporate native and low water use plant species. Waterwise planting is strongly encouraged.
Utilise permeable paving materials to simplify the drainage requirements of the active roof spaces.
Incorporate extensive low‐water and low‐maintenance WA native landscapes over roof areas to minimise heat‐gain and to complement the overall character proposed for the ground‐level landscapes.
Collect, store and re‐use stormwater run‐off from roofs and paved areas to irrigate soft landscape spaces.
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4.1.5 PUBLIC ART
STATEMENT OF INTENT
Public art forms an integral part of the urban setting. It enriches development and encourages expression. Public artworks contribute positively to the visual appearance of development and sense of place.
Development Objective: Develop an interesting and creative urban environment through appropriate levels of public art.
DEVELOPMENT CRITERIA
Compliance with the Authority’s policy on public art.
Liaise with the Authority’s Public Art Coordinator from an early stage to develop artworks in the design stage.
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4.1.6 CLIMATE
STATEMENT OF INTENT
Public realm design shall seek to create comfortable pedestrian environments and gathering places that provide protection from climatic conditions including rain, heat and wind while promoting access to and public enjoyment of positive climatic conditions (winter sunshine for example).
Development Objective: Minimise negative climatic impacts on the public realm while maximising positive climatic conditions.
DEVELOPMENT CRITERIA
Design and treatment of the building mass shall seek to reduce wind turbulence at ground level.
Access to winter sun shall be promoted.
Provide protection for pedestrians from extreme climatic conditions.
Compliance with section 4.3 – Sustainability, of these Guidelines.
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4.2 BUILDING GUIDELINES
4.2.1 ARCHITECTURAL EXPRESSION
STATEMENT OF INTENT
To achieve a high standard of architectural design that enhances the global reputation of the WACA Ground and East Perth.
Objective: To create a consistent, contemporary architectural language that engages and integrates the site, the landscape and the urban nature of the public realm. Particular design attention shall be afforded to the manner in which development addresses streetscapes and the WACA Ground.
DEVELOPMENT CRITERIA
Ensure innovative contemporary design, dwelling mix and promotion of street activation.
Respond to adjacent buildings, streetscape design and neighbourhood identity when developing a design solution.
Design and construction innovation should be employed to provide the development with character, make a positive contribution to the built form and character setting of the locality, and reduce building bulk.
Development Objective: The ‘fine grain’ character of buildings, particularly at the podium and street level, shall promote an active and vibrant street edge, and reduce building bulk.
DEVELOPMENT CRITERIA
Ensure that all buildings incorporate human scale design elements, such as awnings, balconies, fenestrations and terraces.
Expanses of blank walls/facades shall not be accepted.
Architectural features shall articulate the built form through height variation, texture and colour to reduce overall bulk and create interest.
Include plant and lift overruns as an integral part of roof design to ensure unsightly rooftop plant and equipment are concealed from view.
Building facades must be broken into maximum 30 metre modules with distinct design elements.
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TALL BUILDINGS WILL BE INTEGRATED WITH LANDSCAPED PODIUMS, FACADES WILL BE CLEAN AND CONTEMPORARY IN THEIR ARTICULATION.
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4.2.2 BUILDING LAYOUT AND ORIENTATION
STATEMENT OF INTENT
The orientation of buildings together with the layout of internal living and work spaces strongly influence amenity and energy efficiency. The design of all new developments should take into account solar access with buildings aligned to reduce overshadowing and to take advantage of natural cross ventilation and access to natural light.
Development Objective: To enhance amenity, all buildings are to be designed in a manner that maximises solar access and passive ventilation.
DEVELOPMENT CRITERIA
Compliance with section 4.3 – Sustainability of these Guidelines.
Overshadowing impacts on adjacent development shall be minimised where possible.
Glazed areas shall be shaded from the northern summer sun.
Glazed areas facing the cricket ground must allow for the provision of a performance glazing specification to ensure no negative reflection or glare impacts on the playing surface.
Building orientation should maximize opportunities for passive cross ventilation to both residential and commercial buildings and tenancies.
Orientate buildings and achieve an appropriate separation between buildings to protect view corridors.
Development Objective: Development is to be designed to maximise the positive contribution to the public realm and to minimise impact on the amenity of neighbouring development/facilities.
DEVELOPMENT CRITERIA
Ensure that buildings and open spaces have access to sunlight and outlook.
Where practical, provide at least 25 m spacing between tall buildings above podium level to secure outlook, daylight access and privacy for residents.
Orientate new buildings to optimise sunlight and outlook to minimise any impact on adjoining public spaces.
Minimise overshadowing of adjacent buildings.
Wind modelling is required at Development Approval stage for all tall buildings (above 10 stories) to demonstrate compliance with pedestrian environment comfort criteria to the satisfaction of the Authority.
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Development Objective: To provide a strong urban street space and ensure a level of privacy and inter‐ connectedness between buildings and between the public and private domain.
DEVELOPMENT CRITERIA
Provide for appropriate podium heights and tower setbacks to facilitate human scale development at street level.
Podium buildings should be oriented toward the active street frontage, minimal setbacks are encouraged to create defined streetscapes within the precinct. Canopies and lobbies are encouraged to provide a transition space from the street.
Towers should be setback from podium edges and street boundaries to reduce the bulk of the building mass from the pedestrian environment. Building design should articulate the distinction between podium and tower elements through their architectural expression.
Building elements to be scaled and articulated appropriately to the pedestrian environment, human scale and skyline to create visual interest, architectural expression and urban continuity.
Provide distinctive entrances as points of orientation to the building.
Ground floor activation is to be optimised.
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4.2.3 BUILDING HEIGHT
STATEMENT OF INTENT
Set‐backs, building heights, podium/tower structures have been defined to control the physical and visual amenity of development within the WACA redevelopment. Prescribed building heights will ensure the character and proportions of the street, whilst encouraging a strong built‐form expression that is in keeping with the project vision for the site.
Development Objective: In order to protect the streetscape and a human‐scale within, podiums should provide physical and visual containment for the streetscape, while towers shall be set back from podium edges and be varied from the podium in their architectural design and articulation.
DEVELOPMENT CRITERIA
Wind modelling will be required for every tall tower element (i.e. greater than 10 storeys) to ensure adverse wind conditions are not created to the detriment of occupier and neighbour amenity.
Maximum allowable building heights are shown on the building plan below (Figure 8).
Where there is a discrepancy between the building heights plan and the lot specific building envelope diagram at section 5, the building envelope diagram shall apply.
Maximum building heights will only be allowed where the Development Objective is met.
FIGURE 8 – MINIMUM AND MAXIMUM BUILDING HEIGHTS PLAN
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4.2.4 OVERLOOKING AND VIEWS
STATEMENT OF INTENT
The development of tall buildings, whilst providing the opportunity for views across the city, to the Swan River and hills, can lead to issues of overlooking and loss of privacy. Within the context of the intensive nature of development in the city, it is important to optimise the privacy of dwellings and private spaces in addition to the requirement of solar access. Development should respect the important view corridors of the Riverside area.
Development Objective: Maximise the amenity of residents through the provision of views and protection of privacy within the subject site and neighbouring properties.
DEVELOPMENT CRITERIA
Windows, balconies and work/living spaces shall be oriented to minimise the potential for overlooking of adjacent private spaces.
Buildings shall be oriented to respect and take advantage of important views and identified view corridors.
Built form outcomes must protect EPRA view corridors as identified in Figure 9.
Incorporate windows that overlook streets and other public spaces, especially at lower levels or podiums to provide passive surveillance to the public realm.
Maximise views of the Swan River, city or hills at upper levels through the location of windows and amenities.
Windows are to be designed (size, height and position) to minimise overlooking into private spaces and dwellings.
Screening measures shall be provided to living areas (external and internal) to minimise casual surveillance of adjoining private lots.
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FIGURE 9 ‐ VIEW CORRIDORS
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4.2.5 PRIVATE AND COMMUNAL OPEN SPACE
STATEMENT OF INTENT
It is important that all residents, workers and visitors are provided with adequate access to open space.
Development Objective: Private and public open space shall be sufficient to cater to the needs of residents, workers and visitors.
DEVELOPMENT CRITERIA
Private open space must be provided for each dwelling that is of a usable size and dimensions. Private open space, particularly upper floor balconies, are to be sensitively located or screened to avoid any potential visual privacy impact between dwellings within the lot or on adjoining lots.
If screening of private open space is necessary, it should be integrated into the building design and must not unduly add to the building bulk. Balconies shall not extend into the existing or proposed road reserve. It is not possible to create titles for private balconies that extend into public space.
Balconies shall have the following minimum areas/minimum dimensions by housing type:
Studio/1 bedroom: 12sqm/ 3m 2 bedrooms: 15sqm/3m 3 or more bedrooms: 20sqm/3.5m
Courtyards shall have the following minimum areas/minimum dimensions by housing type:
Studio/1 bedroom: 15sqm/4m 2 bedrooms: 20sqm/4m 3 bedrooms: 30sqm/4.5m 4 or more bedrooms: 40sqm/5m
The provision of communal open space to the podium roofs is to be explored in conjunction with the landscaping requirements described in these Guidelines.
The WACA playing surface (with the exception of the central wicket area) may function as a private open space for residents and tenants, and access will be secured through a management agreement, which is arranged through the WACA and body corporate / lease holders.
The location of other non‐cricket recreation facilities provided within the WACA Ground should be such that they will not be the source of noise or other nuisance for occupants of the development or those on immediately adjoining neighbouring properties.
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LANDSCAPED PODIUM ROOFS WILL BE INCORPORATED TO ENHANCE THE RELATIONSHIP TO THE SITE AND PROVIDE COMMUNAL OPEN SPACE FOR RESIDENTIAL AND COMMERCIAL TENANCIES.
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4.2.6 DWELLING DIVERSITY AND LIVEABILITY
STATEMENT OF INTENT
Residential developments shall achieve a high degree of liveability, proximity to services, recreation, employment, entertainment and other opportunities. Development should offer a viable housing alternative to a range of household types.
Development Objective: Residential developments shall provide a variety of housing types and sizes in order to facilitate a diverse community and ensure amenity and liveability is delivered to a high standard without imposing extraordinary restrictions on outdoor and entertainment activities.
DEVELOPMENT CRITERIA
Compliance with the Authority’s policy on Diverse and Affordable Housing.
Compliance with the Authority’s policy on Adaptable and Accessible Housing.
Sound attenuation treatments to meet recommendations in Australian Standards.
Construction of shared walls and floors between dwellings in a way that minimises the transmission of noise and is at minimum consistent with the requirements of the Building Code of Australia.
Residential apartments shall have a relationship to their setting, such as the pedestrian street environment, the WACA Ground and views.
Compliance with Section 4.2.8 Acoustics and 4.2.9 Lighting of these Guidelines.
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4.2.7 LAND USE AND DENSITIES
STATEMENT OF INTENT
Land uses should make a positive contribution to the Riverside Project Area and assist in the interaction between the WACA Ground and the wider Precinct. In addition to the core recreation function, cricket infrastructure may also be utilised for complementary uses such as functions, entertainment and general conferencing outside of sporting fixtures. Retail functions should not compete with other designated retail and commercial hubs within East Perth.
Development Objective: To provide a sustainable and vibrant land use mix throughout the WACA Precinct.
DEVELOPMENT CRITERIA
Preferred land uses shall be Recreation and Sporting, Residential, Restaurant/Cafe.
Contemplated land uses shall be Office, Shop.
Distribution of land uses as outlined in Figure 10.
A residential dwelling yield of approximately 540 dwellings in accordance with the Riverside Masterplan is encouraged.
Non‐residential yields shall generally reflect the following upper limits:
Commercial/Office (NLA m2) – 34,800 Non‐event day retail (NLA m2) – 3,000 WACA and Related Facilities (NLA m2) – 6,000 Total Development Yield (NLA m2) – 94,800
Any proposal to substantially vary the proposed mix and quantity of land uses will have to be fully justified and supported by a commercial/retail assessment.
Land use as a means to activate street edges is preferred/encouraged. However it is recognised that this may not always be achievable due to limitations such as infrastructure requirements and the configuration of the site and stands. In such cases a built form solution must be implemented with a high degree of design excellence increasing the level of street activity.
Interactive and historical displays through built form on the Hay Street frontage of the Southern Stand per Figure 11. All other streets to be activated through land use generally per Figure 11.
The spectator stands identified may include specialist (cricket‐related) retail such as cricket merchandise. This form of retail is peculiar to the WACA Ground and has not been included in the overall retail floorspace allocation described above. Likewise, event‐day retail has been excluded.
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FIGURE 10 – BUILDING USE PLAN
FIGURE 11 – GROUND LEVEL LAND USE AND BUILT FORM ACTIVATION
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4.2.8 ACOUSTICS
STATEMENT OF INTENT
Design measures should aim to minimise noise impacts on workers and residents.
Development Objective: The design and construction of developments, particularly residential, shall provide a level of amenity and liveability while respecting the ongoing proximity and functionality of the playing surface and associated spectator areas.
DEVELOPMENT CRITERIA
Compliance with the Authority’s planning policy on sound attenuation.
An Acoustic Impact Report prepared by a qualified Acoustic Engineer must accompany development applications and detail how the impact of noise will be addressed.
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4.2.9 LIGHTING
STATEMENT OF INTENT
The WACA Ground accommodates sporting fixtures that are held at night. The WACA Ground currently has World’s Best visibility during these night games and it is important that this advantage is maintained in order to protect the international reputation and recognition of the Ground.
Development Objective: Minimise the impact of lighting of the cricket ground on non‐sporting land uses, whilst respecting the need to maintain international standard lighting for the WACA ground.
ACCEPTABLE DEVELOPMENT CRITERIA
Lighting for events at the WACA shall be designed to minimise light spill into the surrounding residential areas.
Buildings that are to support non‐sporting (such as residential) land uses shall be designed to minimise the impact of light spill impacts from sporting and other events.
Development applications are to include a Lighting Strategy illustrating how the issue of light spill is to be addressed.
The lighting strategy is to demonstrate how the building will be lit to highlight architectural features and provide an attractive building at night and provide safety and security to pedestrians.
All new lighting is to be designed to meet the Australian Standard 1158 (Public Lighting Code) and Australian Standard 4282 (Control of the effects of Outdoor Lighting) in order to ensure that any nuisance light to adjoining properties and to passing vehicular traffic are controlled to an acceptable level.
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4.3 SUSTAINABILITY
4.3.1 GENERAL
STATEMENT OF INTENT
The redevelopment of the WACA aspires to achieve a high level of Environmentally Sustainable Design, demonstrating best practice initiatives and strategies responding to the urban context of the site.
Objective: To minimise the environmental impact of development and increase the potential for net positive environmental outcomes.
DEVELOPMENT CRITERIA
Compliance with the Authority’s Green Building Policy.
Compliance with clauses 4.3.2‐4.3.4 of these Guidelines.
Where GreenStar credits are cited as the criteria for evaluating compliance with the Design Guidelines the most current form of the relevant rating tool is to form the benchmark for assessment.
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4.3.2 WASTE MANAGEMENT AND RECYCLING
STATEMENT OF INTENT
High density living and inner‐city commercial development generates particular requirements with respect to waste management. Not only do residents and workers need adequate space to store rubbish, it is important that rubbish storage areas are screened from view and do not result in amenity impacts such as odour. Adequate provision for rubbish collection by the local government and/or contractors is required. So too should developments seek to maximise the potential for recycling of waste.
To develop, design and implement a coherent and manageable waste reduction strategy that incorporates both the construction phase and ongoing operation through the life of the development.
Development Objective: Ensure that waste management is planned throughout the development process. To minimise waste and refuse creation, and optimise collection within the WACA Precinct.
DEVELOPMENT CRITERIA
Building design is to include space for recycling storage and collection requirements, to be in accordance with GreenStar Office Design, MAT‐1 as minimum criteria if no other relevant applicable standard exists.
Building design to minimise waste materials; dimensions and modules of building can be explored at the design phase to minimise off‐cuts and waste during construction.
Residential unit and commercial tenancy should be designed to encourage recycling and sorting of waste at the source.
Plan kitchens and waste storage/collection areas to allow sorting of waste for recycling purposes.
Service yards and bin enclosures must be screened from general view and sufficiently enclosed to prevent the release of odours and sound emissions that may impact on the amenity of the place.
Refuse collection and storage facilities are to comply with the City of Perth requirements.
Prepare a waste management plan in collaboration with the City of Perth which is to be submitted as part of the Development Approval application.
Construction waste management – a Waste Management Plan must be submitted by the contractor prior to the issue of a Building Licence and is to include but not be limited to the following: retention and recording of all construction waste by mass or volume with a quarterly report to building owner, on site‐sorting of construction/demolition waste to allow for re‐use and/or recycling of construction waste, strategy for reducing the amount of waste arriving on‐site (i.e. packaging removed prior to delivery, excess material reclaimed by manufacturer for re‐use). Waste Management Plan to be in accordance with credit requirements of Green Star Office Design, Man‐7.
Include waste compaction systems to minimise volume of waste handled.
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4.3.3 CLIMATE & ENVIRONMENT
This section outlines the overall climate and environmental goals for development within the WACA Precinct. The minimum conditional requirements and credit requirements used to measure and benchmark compliance to be assessed at Development Approval stage against the guidelines of Green Star Office Design, published by the Australian Green Building Council. While it is not a condition of approval that all developments be Green Star Certified, the tool has been used as an industry standard measurement giving familiarity and certainty to design teams and the authority alike. If no certification is to be sought on behalf of the developer an independently prepared Green Star Compliance report will be required at Development Approval stage to outline the success of the strategies implemented. The report must be prepared by an independent Green Star Accredited Professional who is not a member of the design team for the project seeking approval.
4.3.3.1 BUILDING ENERGY
STATEMENT OF INTENT
To minimize of the overall energy footprint of the developments through a consistent and considered approach to energy efficiency through building design.
Development Objective: The design and construction of buildings should demonstrate innovative and environmentally sustainable design approaches to actively minimise overall building energy use.
DEVELOPMENT CRITERIA
Development applications should outline and demonstrate the overall energy minimisation strategy for the development under consideration including but not limited to the categories outlined below. Additional documentation may be requested at Building Licence stage to confirm compliance with the stated strategy.
Energy – All commercial buildings not to exceed 110kgCO2/m2/annum as determined using the Australian Building Greenhouse Rating (ABGR) Validation Protocol. In accordance with GreenStar Office Design Ene‐1 Conditional Requirement.
Natural Lighting – Commercial and residential buildings to maximize ingress and utilisation of natural light – refer to solar access and control 4.3.5.
Artificial Lighting – Commercial buildings designed in accordance with the minimum requirements of GreenStar Office Design, Ene‐3 & Ene‐4 for lighting power density and lighting zoning, or demonstrate that the intent has been met by alternative means.
Power ‐ Buildings should explore the following options with the aim of reducing energy use through lighting: Energy/Tenancy Sub‐metering to separate lighting and power for all floors/units/tenancies or GreenStar Office Design, Ene‐2 for commercial buildings to achieve minimum 1 point.
Air Conditioning – Energy use by air conditioning units to be minimised through the provision for operable windows to all commercial and residential units and demonstration that cross ventilation has been considered and maximized in the design of buildings.
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Building Envelope – Demonstrate that the building envelope will contribute to energy minimization through the exploration of, but not limited to the following provisions; increased R‐Value (beyond BCA Part J requirements) of walls, floors, ceilings and roofs as appropriate. Increased performance of glazing (i.e. low‐e coatings, double glazing, reflective film, thermally broken frames, increased Solar Heat Gain Coefficient). Shading and screening of the building envelope from peak summer sun.
Light Reflection – Light coloured or reflective materials to be incorporated on roofs and facades to mitigate building heat gain and the urban heat island effect.
Materials – Maximise the use of sustainable building materials through the demonstration of life cycle cost/energy use, sustainable source, renewable resource, end of life recycling. Green Star Office Design Mat‐4, 5, 6, 7, 8, 9, 10 credit requirements to be used as benchmark to measure exploration and compliance.
Renewable Energy – Explore options for minimising energy demand from the power grid through the provision for on‐site renewable energy which may include but not be limited to solar photovoltaic collectors and wind turbines suitable for an urban and architectural application. GreenStar Office Design, Ene‐5 to be used as benchmark of assessment.
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4.3.3.2 WATER RESOURCE MANAGEMENT
STATEMENT OF INTENT
Water is an increasingly scarce and precious resource in Perth, the design and construction of buildings and landscapes should play a greater role in promoting efficiency, capture and re‐use of water through a considered design approach.
Development Objective: Demonstrate the efficient use of water in all aspects of building and landscape design within the WACA Precinct.
DEVELOPMENT CRITERIA
Soft landscaping areas must include a minimum of 60% locally indigenous flora (not riparian weeds)
Landscaped areas (including roof gardens) to be designed for high water efficiency; use xeriscaping and native vegetation; exotic fauna not to exceed 15% of overall soft landscaped area. Green Star Office Design, Wat‐3 can be used to justify this strategy.
Development applications should outline and demonstrate the overall water system strategy for the development. Additional documentation may be requested at Building Licence stage to confirm compliance with the stated strategy.
Conservation of water through the use of water efficient fixtures and appliances. Green Star Office Design, Wat‐1 potable water calculator can be used to measure success.
Explore the possibility of on‐site stormwater management and run‐off treatment through landscape utilisation and natural bio‐filtration.
Rainwater capture – Up to 75% utilisation of roof spaces for rainwater capture and harvesting to be used on‐site.
Explore the utilisation of green roofs or vegetated facades for stormwater management and minimisation.
Explore the possibility of grey water treatment and re‐use for non‐potable uses or landscape irrigation.
Inclusion of a 3rd pipe system in the design of buildings to allow for future plumbing of rainwater/ greywater/treated water in lieu of mains water for domestic/commercial use.
Explore the possibility of blackwater/sewage treatment within the Riverside Precinct. Liaise with the authority during the design stage to discuss the provision for water treatment within the Riverside Masterplan area and required design considerations for each project.
It should be noted that the WACA site occupies low lying land and has an extensive and active sub‐surface hydrological composition. Ground water on this site is within 1.0‐2.0 metres of topsoil and flows diagonally across the site from the northwest towards the river. Extensive subsurface excavation and walling should be avoided to ensure the natural flow of groundwater is not disrupted or re‐routed to detrimental effect on the hydrologic cycle and WACA Ground.
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4.3.3.3 SOLAR UTILISATION, ACCESS AND CONTROL
STATEMENT OF INTENT
Solar access and control is a fundamental component of occupant comfort and the overall energy minimisation strategy and must be considered in the design of all buildings.
Development Objective: To integrate the provision for appropriate solar access, utilisation and control in the design and articulation of all buildings, which will contribute to a cohesive and considered architectural design and urban environment.
DEVELOPMENT CRITERIA
Building orientation – minimise direct summer solar heat gain to east & west facing walls through the design and articulation of screening and control devices.
The minimum daylighting requirements for residential buildings unless demonstrable through alternative and equivalent measures will be determined in accordance with the credit criteria for IEQ‐4 as described in the Green Star Multi‐Unit Residential Design rating tool.
Demonstrate through the design of buildings that residential units with a singular and direct southerly aspect have been minimized.
All buildings are to be designed to maximise day lighting and as a minimum are to comply with Green Star as specified below (note retail has been excluded because GreenStar requires that 80% of the NLA of a building be dedicated to a particular use for a tool to be applicable and relevant):
Commercial buildings: Green Star Office Design Version 3 – IEQ 4; to achieve 2 points.
Residential buildings: Green Star Multi Unit Residential Version 1 – IEQ 4; to achieve 1 point.
Demonstrate that no adverse glare impacts are created by window orientation and glazed surfaces on the WACA Ground during the cricketing season. To be demonstrated at Development Approval stage to the satisfaction of the WACA and redevelopment authority.
Explore the provision for solar photovoltaic collectors to be integrated into the building design to create a cohesive and articulated building envelope that responds to the sun.
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4.3.4 SOCIAL AND ECONOMIC SUSTAINABILITY
STATEMENT OF INTENT
With international exposure and recognition, the WACA Precinct is well placed to attract economic activity from local through to international sources. It must do so, however, in a manner that does not compromise the viable and sustainable growth and development of the wider Riverside Project Area. The viability and character of the WACA Precinct will be enhanced through a diverse mix of social backgrounds, income classes and opportunities for interaction in a variety of settings.
Development Objective: To provide for a balanced variety of land uses and development that reflects the heritage of the WACA Precinct, allows it to have a better interface/relationship to its surrounds, and compliments the economic development of adjacent Precincts.
DEVELOPMENT CRITERIA
Land uses and development to be distributed per Figures 10 and 11, and as outlined in section 4.2.7 of these Guidelines.
Community uses as defined within the EPRA Redevelopment Scheme, such as child care centres and indoor sporting facilities are encouraged.
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4.4 ACCESS REQUIREMENTS, SERVICE INFRASTRUCTURE AND SIGNAGE
4.4.1 UNIVERSAL ACCESS
STATEMENT OF INTENT
Design outcomes shall not explicitly or unintentionally limit access by aged persons or persons with disabilities.
Development Objective: Public and forecourt areas shall be inclusive in nature and provide for access by all members of society. The private realm shall also be designed for universal access.
DEVELOPMENT CRITERIA
Compliance with the Authority’s policy on adaptable and accessible housing.
Access to meet relevant legislative requirements including the Building Code of Australia and Australian Standards.
Coordination of design outcomes with the Seven Principles of Universal Design found on the Disability Services Commission website, www.dsc.wa.gov.au.
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4.4.2 CAR PARKING
STATEMENT OF INTENT
The WACA Precinct is well located with respect to walkability to the city, access to local services, infrastructure and opportunities. It is also well positioned to take advantage of public transport. The use of these alternatives to vehicular‐based transport will be encouraged. In addition to the parking demands of residences and commercial development, the use of the Ground for spectator sport and other activities generate demand for parking on an infrequent basis. It is desirable that a minimal amount of event parking for staff and administration is provided on site relying on overflow parking options and other transport modes to absorb these peak demands. Overall, the number of car bays should be kept to the minimum that is commercially necessary and as provided for by the operative Scheme.
Development Objectives: Ensure that safe parking is provided to accommodate the essential demands of residents and workers whilst encouraging greater use of public, pedestrian and bicycle transport. Ensure the development is not overly dedicated to the provision of parking spaces.
DEVELOPMENT CRITERIA
Pedestrian access to off‐street parking shall take place within the mass of buildings and not within the public realm. Provide well considered pedestrian access from the car parks to lobbies, foyers and individual apartment entrances.
Design car parks to assist orientation and way‐finding.
Car parking areas will be screened from the public realm. Any exposed sections shall be concealed or treated in a manner consistent with the architectural treatment of external walls. The use of metal louvers or steep embankments is to be avoided.
Car parking for each stage of development shall accord with a holistic parking strategy prepared for the WACA Precinct as a whole (prior to the first stage of development).
Car parking will be provided in accordance with the following table:
Building Type Number of Parking Bays % Public Use % Private Use
Commercial Maximum of 1 bay per 100sqm GFA Minimum 60% Maximum 40% Retail Maximum of 1 bay per 50 sqm GFA 100% 0% Residential Maximum of 1.2 bays per dwelling 0% 100% Resident Visitor Maximum 0.1 bay per unit 100% 0% Hotel/Short Stay 0.25 bays per room 0% 100% Other To be determined on a case‐by‐case basis N/A N/A
Where possible residential bays should be extended by 1 metre to allow for motorbike/bicycle storage.
Delineate coach parking, taxi ranks and pick‐up/set‐down areas at key locations and articulation nodes.
The number of vehicle crossovers to each development shall be minimised and locations are to have regard to building entrances, street spaces and pedestrians/cyclist movement.
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4.4.3 VEHICULAR ACCESS
STATEMENT OF INTENT
Access to parking areas for residents and workers shall be safe, efficient and visible. Gates and garages should not unduly compromise the streetscape or visual quality of the development. Pedestrian safety is the paramount consideration.
Development Objective: Ensure that vehicular access and egress does not unreasonably compromise streetscape amenity or pedestrian safety.
DEVELOPMENT CRITERIA
A Traffic Impact Assessment compiled by a qualified traffic engineer must be submitted with all applications for Development Approval including accommodating public transport during events.
The number and width of new crossovers should be minimised or consolidated where possible to enhance the pedestrian environment.
Design and detail vehicle access and egress as an integral component of the development.
Vehicle gates shall not detract from the streetscape character and visual quality of the buildings.
Vehicular access and egress to and from the development should not compromise pedestrian safety around buildings.
Indicative vehicular access per Figure 12.
SENSITIVELY INTEGRATED CAR PARK ENTRANCES WILL BE DESIGNED TO CONTRIBUTE TO THE PUBLIC REALM AND ARTICULATE THE PODIUM FAÇADE
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FIGURE 12 – INDICATIVE VEHICULAR ACCESS POINTS
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4.4.4 BICYCLE PARKING, END OF TRIP FACILITIES AND PEDESTRIAN ACCESS
STATEMENT OF INTENT
Allow for the secure parking of bicycles along with end‐of‐trip facilities to support the use of cycling.
Development Objective: Developments will be required to provide bicycle storage and end‐of‐trip facilities to support cycling as an alternative means of transport.
DEVELOPMENT CRITERIA
Provision of visitor bicycle parking near the front entrance to the building.
Bicycle parking shall be covered, safe, secure, durable and away from pedestrian traffic, and located on ground or basement levels within close proximity to building entrances.
Changing rooms shall be secure facilities capable of being locked.
Changing rooms shall be located in close proximity to the bicycle storage.
Lockers shall be well ventilated and be of a size sufficient to store cycling attire and equipment.
Bike parking to be provided in accordance with the rates in the table below. Variations to these standards at development application stage must be fully justified through a Transport Assessment.
BICYCLE PARKING PROVISION
Building Type Minimum Number of Bicycle Parking Facilities Commercial – Tenant 1 secure bicycle storage space/200m2 GLA Commercial – Visitor/Courier 1 secure bicycle parking space provided in a publicly accessible and sheltered location for every 500m2 GLA Retail 1 secure bicycle storage space/200m2 GLA Residential – Tenant 1 private secure storage bay designed to accommodate bicycle/scooter/motorcycle together with car parking facilities for each residential unit Residential – Visitor 1 secure bicycle parking space provided in a publicly accessible and sheltered location for every 10 residential units (or part thereof Commercial/Retail/Mixed Use 1 shower (end of trip facilities) per 10 bicycle storage spaces
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FIGURE 13 –BICYCLE PATHS AROUND THE PERIMETER OF THE GROUND & PEDESTRIAN ACCESS
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4.4.5 BUILDING SERVICES
STATEMENT OF INTENT
Ensure that provisions made for external storage, rubbish collection/storage areas, clothes‐drying areas and waste management issues are adequate for the needs of residents, events and commercial operations, without detriment to the amenity of the locality.
Development Objective: Ensure that services and related hardware required for the function of each building do not have a negative impact on the character and amenity of the neighbourhood.
DEVELOPMENT CRITERIA
Compliance with the Authority’s policy on additional structures.
Air conditioning units must not be visible from the street and must not be located above the roofline of buildings.
Piped and wired services are to be concealed from public view.
All meters are to be contained within development lots to the requirements of appropriate authorities, with the screening of these to be integrated into the overall development and architectural/landscaping proposal.
The provision of outdoor clothes drying areas encouraged as a way of minimising the use of clothes dryers (and therefore reducing energy consumption) and shall be incorporated wherever possible. Clothes drying areas shall be screened from view from the street.
The development is provided with adequate access to the full range of urban services including mail and rubbish collection.
Building design must provide sufficient height and manoeuvring space for collection vehicles and simple/safe access routes for both cleaners and collection vehicles.
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4.4.6 SIGNAGE
STATEMENT OF INTENT
Signage control should be commensurate with the setting and should respect the signage rights and processes of the WACA.
Development Objective: Ensure that signage is integrated into the design and improves the overall appearance and way‐finding of the streetscape to avoid clutter. Ensure the advertising arrangements associated with the WACA Ground are not compromised.
DEVELOPMENT CRITERIA
All signage must comply with the Authority’s policy on signage and advertising.
Sign licenses must be obtained from the City of Perth
Signage must face the street rather than the playing surface, except for signage associated with activities at the WACA (e.g. sponsor signage).
Signage shall visually enhance street vitality.
Street level signage shall be restricted to building name and address, and should be designed to pedestrian viewing only.
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4.4.7 STORAGE
Development Objective: Ensure that each residential apartment is provided with adequate storage facilities, including bicycle parking facilities. All dwellings should be provided with useable, easily accessible and lockable storage.
DEVELOPMENT CRITERIA
All residential units shall have a minimum 4m2 external store room with minimum dimension of 1.5 metres and a minimum height of 2.2 m.
Storage areas shall be located in or adjacent to the parking area of each development.
Storage areas are to be well lit, safe and secure.
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5 SITE‐SPECIFIC PROVISIONS
Figure 6 represents the overall design intent for the WACA Ground.
The WACA Grounds is comprised of 5 development sites with compatible but varying attributes. This section outlines the various development criteria particular each site. Overall, Recreation and Sporting remain preferred land uses across the site.
Figure 14 illustrates the indicative site (Development Application) areas comprising the proposed redevelopment.
FIGURE 14 – SITE PLAN
BUILDING HEIGHT AND SETBACKS
The setbacks and building heights to podium structures and towers have been defined to control the physical and visual amenity of development within the WACA Precinct. The control of building heights will ensure that new development respects the character and proportions of the existing streets whilst permitting the development of land mark buildings that will provide a unique identity for the area.
Building height is controlled by two measures. The maximum height is indicated by the height given in metres (i.e. 24 metres). The maximum scale of development is indicated by reference to storeys (i.e. 6 storeys).
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VARIATIONS TO SITE SPECIFIC PROVISIONS
At its discretion the Authority may vary land use, setback or building height requirements where it is satisfied that the application demonstrates that it is consistent with the Authority’s Scheme Vision and Principles and will achieve the desired outcomes identified in the Development Objectives and Development Criteria.
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5.1 SITE 1
Site 1 boundaries are illustrated at Figure 15.
STATEMENT OF INTENT
A building for commercial and residential apartments creating a unique interface between the landmark Queens Gardens and the WACA. The built form shall be constructed from appropriate materials and colour and articulated and scaled to the public realm. This building will provide containment to both of these open spaces and create a new level of activation along Hale Road, stepping up in height to meet Hay Street and continuing the activation of this street down to the river and new WaterBank development. The building will incorporate activated edges to frame the practice wickets and provide an entry statement for the WACA. A main entry and associated forecourt along this Western Interface will provide a vibrant public space and an outward expression of the WACA on event and non‐event days.
SPECIFIC BUILDING REQUIREMENTS
Preferred land uses:
Ground Floor: Shops, Café/Restaurant, Office Upper Floor: Office, Residential
Development to be contained within the height/form provided for at Figure 15A.
Podium height – 3 storeys minimum, 6 storeys maximum (12 m minimum/24 m maximum)
Building Height above podium: maximum 10 storeys
Street setback above podiums: minimum 5 metres
OTHER CONSIDERATIONS
Interface with Hale Road and Queens Gardens to be activated through commercial/retail space on ground floor and architectural articulation of upper floors.
A main entry and associated forecourt along this Western Interface will provide a vibrant public space and an outward expression of the WACA on event and non‐event days.
Hay Street corner to be developed to continue activity of Hay Street from the CBD.
Vehicle access from Hale Road.
Provide balconies to residential apartments that overlook Hale Road and Queens Gardens.
WACA facilities to have uninterrupted view of the playing surface.
The practice wickets should be framed by well designed edges, activated building facades and streetscape elements, including street trees (boulevard).
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Landscaping and continuation of active edges along the streetscape to highlight the public/private interface and provide a clear and consistent legibility to streets and spaces.
The Nelson Crescent corner truncation should be visually transparent and safe from a transport perspective.
The practice wickets should not interfere with the geometry and legibility of the street network.
The building facades adjacent to the practice wickets should be designed to provide an active frontage to the wickets and not turn its back on this space.
The facade should be visually transparent, and incorporate high quality facade treatments and design elements to contribute to the public realm.
Active uses, such as function rooms, retail stores and events space should be located adjacent to the practice wickets.
FIGURE 15 – SITE 1 LOCATION
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FIGURE 15A – SITE 1 INDICATIVE HEIGHT AND FORM
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5.2 SITE 2
Site 2 boundaries are illustrated at Figure 16.
STATEMENT OF INTENT
Podium and tower buildings for residential apartments with small scale retail and/or commercial space at ground level to interface with the street. The architectural language will reflect the design vision for the Precinct and create a backdrop to the rejuvenated WACA.
SPECIFIC BUILDING REQUIREMENTS
Preferred land uses:
Ground Floor: Shops, Café/Restaurant, Office Upper Floor: Office, Residential
Development to be contained within the height/form provided for at Figure 16A.
Podium height – minimum 3 storeys, maximum 6 storeys (12 m minimum/24 m maximum except within View Corridor within which a 12 m maximum height applies)
Building Height above podium: maximum 20 storeys
Building facades must be broken into maximum 30 m modules with distinct design elements.
Street setback above podiums: minimum 5 metres
Minimum distance between Towers to maintain view corridor – 22 m.
OTHER CONSIDERATIONS
Achieve active interface with Gloucester Park and Trinity College through retail/commercial space on ground floor and apartment lobbies addressing Nelson Crescent and new road.
Podium to address street, above ground car parking to be appropriately screened.
Building orientation to respect view corridor from East Perth Cemetery to Swan River/Heirisson Island, podium roof to continue landscape.
The corridor between the podium and the WACA stands should provide for spectator circulation during events but not a public thoroughfare at other times.
Impacts from solar glare and reflection from tower element glazing facing WACA Ground should be avoided.
Vehicle access to be from new road at Trinity College boundary.
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FIGURE 16 – SITE 2 LOCATION
FIGURE 16A – SITE 2 INDICATIVE HEIGHT AND FORM
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5.3 SITE 3
Site 3 boundaries are illustrated at Figure 17.
STATEMENT OF INTENT
The new WACA Members’ stand and facilities will be a continuation of the architectural expression in the Precinct. This new building will be focused on both the cricket ground through the new spectator stand, corporate and members’ facilities, and the street through food and beverage and the new public forecourt spaces being created. The ‘public face’ of the building should be detailed to reduce apparent bulk and be scaled to complement the public realm. Development will incorporate activated edges to frame the practice wickets and provide an entry statement for the WACA.
SPECIFIC BUILDING REQUIREMENTS
Preferred land uses: Ground Floor: Shops, Café/Restaurant Upper Floor: Residential, Office Development to be contained within the height/form provided for at Figure 17A. Podium height – maximum 3 storeys (up to 12 metres ) Building Height above podium: maximum 10 storeys. Setback above podiums: 5 metres Solar protection is to be provided and may encroach into minimum setback. Street facing elevation to be designed to provide visual interface, activation and surveillance of public realm.
OTHER CONSIDERATIONS
WACA facilities to have uninterrupted views of the ground.
Members’ entry forecourt to be a vibrant public space and an outward expression of the WACA on event and non‐event days.
Integrated Cricket Centre for Excellence including visibility of the practice nets from the Street.
The WACA's practice wickets are a significant feature of the Ground and public viewing of the cricket stars has always been part of the experience. Practice nets may contribute to street activation and must exhibit an appropriate level of landscaping and finish commensurate with their significance and role.
The adjacent building facades should be designed to provide an active frontage to the wickets and not turn its back on this space
The facade should be visually transparent, and incorporate high quality facade treatments and design elements to contribute to the public realm
Active uses, such as function rooms, retail stores and events space should be located adjacent to the practice wickets.
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DON BRADMAN IN THE WACA PRACTICE NETS WATCHED BY THE PUBLIC, MARCH 1930
THE CRICKET CENTRE FOR EXCELLENCE & ITS CONTRIBUTION TO SENSE OF PLACE/CHARACTER
The WACA's Cricket Centre for Excellence concept is included in the new Northern Stand which has a focus for supporting the advancement of WA Cricket at elite levels. The concept includes six indoor wickets with associated training facilities, gymnasium, sports medicine, and administrative support. The outdoor practice wickets are also used during match days and are required as a minimum standard by the International Cricket Council to stage International games such as the Test Match and One Day Internationals.
The outdoor practice wickets will provide a green open space with activity, with up to 10 elite cricket teams accessing this facility from time to time, inclusive of the Australian team, Warriors, Fury, under age men’s and women’s squads, Indigenous and schools.
This area will be framed by well designed edges, building facades and streetscape elements, including street tree (boulevard) planting to publicly exhibit the activities of the WACA and contribute to the character of Hale Road (Figure 17B):
Hale Road will be developed as a flexible public space with a managed link into the Practice Wickets area and access into the indoor cricket centre, which offers a large event venue opportunity.
The north elevation of the West Building which addresses the Practice Wickets area will be designed to have extensive openings with continuous shaded glazing to the circulation corridors of the apartment levels.
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The western elevation of the new North Stand will have activated uses at ground level with extensive openings above to provide visual interest and passive surveillance of the public space.
The West Building ground level facade will have an awning over the footpath, it will have ground level tenancy space that addresses Hale Road, a WACA "Events Display" as well as two residential lobbies all combining to contribute to the continuity of activity along Hale Road. The Practice Wickets will have a continuous shaded arbour frame that adds to the sense of protection for pedestrians.
A public art programme with a focus on Hale Road east footpath will celebrate the history and cultural significance of the WACA which will draw upon the rich heritage resources of the WACA Museum.
FIGURE 17 – SITE 3 LOCATION
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FIGURE 17A – SITE 3 INDICATIVE HEIGHT AND FORM
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FIGURE 17B – ACTIVE EDGES TO THE PRACTICE WICKETS
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5.4 SITE 4
Site 1 boundaries are illustrated at Figure 18.
STATEMENT OF INTENT
The south spectator stand will create a new edge interface with Hay Street.
SPECIFIC BUILDING REQUIREMENTS
Preferred land uses:
Ground Floor: Recreation and Sporting (and in the event of Site 4 no longer being used for spectator stands): shop, restaurant/café Upper Floor: Recreation and Sporting (and in the event of Site 4 no longer being used for spectator stands): office, residential
Development to be contained within the height/form provided for at Figure 18A.
Building Height: minimum 3 stories, maximum 6 storeys (12 m minimum/24 m maximum)
Minimum setbacks from Hay Street: Nil
Land uses with an active edge (openings, glazing, seating etc) on the street (such as cafes, restaurants and shops), are one way of achieving an appropriate interface between buildings and the pavement. Opportunities for new active landuses are constrained by the location of lighting infrastructure and stands.
OTHER CONSIDERATIONS
The interface of the WACA spectator stand with Hay Street should be maximised.
High quality interpretive outcome to promote the historic and social significance of the WACA.
THE HAY STREET HISTORIC WALK
To promote a high level of activation along Hay Street it is proposed to maximise the quality of the street environment through built form design, and promote a high level of pedestrian activity (as opposed to just ‘movement’) between the two mixed use buildings and interface areas on the southeast and southwest corners of the Ground (Sites 1 and 5).
This will be achieved by creating a safe path through surveillance and lighting. It will also be achieved through the creation of a comfortable path by way of a canopy as protection from weather extremes.
Importantly, the Design Guidelines promote the creation of an interesting path ‐ one that attracts visitors, prompting them to linger while enjoying/studying and engaging with their environment. The history and social significance of the WACA Ground represents a great opportunity in this regard. The use of colour, imagery, information, texture, movement and sound will tell the stories of events and characters from the WACA’s rich history.
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FIGURE 18– SITE 4 LOCATION PLAN
FIGURE 18A – SITE 4 INDICATIVE HEIGHT AND FORM
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A VARIETY OF MEANS WILL BE EXPLORED TO ENSURE AN ACTIVE AND INTERESTING FRONTAGE TO HAY STREET – HISTORIC/SPORTING DISPLAYS, REFERENCES AND INFORMATION; COLOUR; MOVEMENT; ARTWORK; INNOVATION AND COLOUR … AN ATTRACTION. A PLACE IN ITSELF, THE HAY STREET WALK WILL ATTRACT PEDESTRIANS TO THE NORTHERN SIDE OF HAY STREET TO ENGAGE WITH THE WACA GROUND.
Note: the above images may be subject to copyright.
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5.5 SITE 5
Site 1 boundaries are illustrated at Figure 19.
STATEMENT OF INTENT
A podium and tower building will continue to express the design vision for the precinct. The buildings will address the street and create a visual relationship with the water through the interface with the Waterbank development.
SPECIFIC BUILDING REQUIREMENTS
Preferred land uses:
Ground Floor: Café/Restaurant, Office, Shops Upper Floor: Residential, Office
Development to be contained within the height/form provided for at Figure 19A.
Podium height – minimum 3 storeys, maximum 6 storeys (up to 24 m)
Building Height above podium: maximum 20 storeys
Street setback above podiums: minimum 5 m
OTHER CONSIDERATIONS
Ground level activation of south‐east/Hay Street corner and interface with Waterbank development.
Impacts from solar glare and reflection from tower glazing facing WACA Ground should be minimised.
Vehicle access to be from new road at Trinity College boundary.
Building orientation to capitalize on proximity to Swan River and Waterbank inlet.
Retail, food and beverage uses shall be considered at corner to continue Hay Street activation.
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FIGURE 19
FIGURE 19A INDICATIVE HEIGHT AND FORM (CURRENT CONCEPT)
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Prepared By: Taylor Burrell Barnett Town Planning and Design in collaboration with Christou Design Group