The WACA Design Guidelines
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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. 07/003 1 | Page 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. 2 | Page Precinct 29 The WACA Design Guidelines 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. 07/003 3 | Page 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. 4 | Page Precinct 29 The WACA Design Guidelines 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.