Central City Built Form Controls Observations & Outcomes
MARK SHEPPARD 18 May 2016
INTRODUCTION • • •
OBSERVATIONS
It’s bloody complicated!
OBSERVATIONS
It’s sophisticated!
OBSERVATIONS
OBSERVATIONS Examples of urban design sophistication:
OBSERVATIONS Proposed FAR control is primarily a public benefit trigger
Current DDO10
Proposed CCZ schedules
OBSERVATIONS Outside special character areas and areas near significant open spaces, the principal built form control is tower setbacks and separation: •
Front tower setback is consistent 5m
•
Side and rear setbacks vary with height
OBSERVATIONS Outside special character areas and areas near significant open spaces, the principal built form control is tower setbacks and separation: •
Front tower setback is consistent 5m
•
Side and rear setbacks vary with height
What does this mean in terms of development capacity?
OBSERVATIONS Proposed controls divide development opportunities into 3 categories: Properties < 15m
Unlikely to be developed above podium height
Properties 15-25m wide
Unlikely to be developed > 80m high (except main st. corners)
Properties >25m wide
Likely to be developed > 80m high
PROPERTIES < 15M WIDE Tower width < 10m wide too inefficient â&#x2020;&#x2019; Tower unlikely
Likely development of properties < 15m wide
PROPERTIES 15-25M WIDE 15m wide tower most efficient â&#x2020;&#x2019; max. height 80m (except main st. corners)
Typically, FAR < 18:1
Likely development of properties 15-25m wide
PROPERTIES > 25M WIDE 17-27m wide tower most efficient Potential FAR > 18:1 â&#x2020;&#x2019; Likely to generate public benefit
Likely development of properties > 25m wide
MAIN STREET CORNERS + 1-5 levels + 5:1 FAR
Likely development of corner properties
SOUTHBANK •
•
FAR control includes parking above ground In Southbank, this means approximately 17% less GFA
Assumptions: • 0.5 spaces per apartment • 37m2 per parking space • Average apartment size 65m2 • Average efficiency (net to gross, including balconies) 75%
DEVELOPMENT CAPACITY Proposed controls divide development opportunities into 3 categories: Properties < 15m
Unlikely to be developed above podium height
Properties 15-25m wide
Unlikely to be developed > 80m high (except main st. corners)
Properties >25m wide
Likely to be developed > 80m high
DEVELOPMENT CAPACITY Proposed controls divide development opportunities into 3 categories: Properties < 15m 40% (739 properties)
Unlikely to be developed above podium height
Properties 15-25m wide
Unlikely to be developed > 80m high
14% (259 properties)
(except main st. corners)
Properties >25m wide
Likely to be developed > 80m high
46% (850 properties)
DEVELOPMENT CAPACITY—HODDLE GRID
DEVELOPMENT CAPACITY—SOUTHBANK
OPTIMUM TOWER HEIGHTS FOR DIFFERENT LOT WIDTHS Property width (m)
15 20 25 30 35 40 45 50
Mid-block Tower width (m) 10 15 20 16.8 20 22.5 26.4 26.7
No. of levels 25 25 25 35 40 45 48 63
Height (m) 80 80 80 110 125 146 155 194
Assumptions: • 5 podium levels (20m total height) • 50m property depth • Minimum 600m2 tower floorplate
Corner FAR 15.7:1 17:1 17.8 17.9 20 22.1 23.8 25.7
Upper tower No. of width (m) levels
15 16.1 18.9 22.1 25.3 26.7
26 37 43 48 53 63
Height (m)
FAR
83 116 134 149 164 194
19.9:1 23.1:1 25.1:1 26.9:1 28.6:1 30.3:1
LIKELY TOWER HEIGHTS—HODDLE GRID
LIKELY TOWER HEIGHTS—SOUTHBANK
CONCLUSION • • • •
• • •
• •
Proposed controls provide increased design flexibility FAR control primarily a public benefit trigger Property width and location in block defines development potential Main street corner location adds 1-5 levels and ~5:1 FAR 17% less GFA in Southbank due to podium parking 40% of properties are unlikely to be developed above podium height 10% of properties are likely to have towers ≤ 80m high and FAR < 18:1 50% of properties can sustain a tower > 80m high and FAR > 18:1 Only properties > 50m wide are likely to have towers > 200m high
THANK YOU
DAVID LOCK ASSOCIATES Contact: Mark Sheppard
Level 2 / 166 Albert Road South Melbourne Victoria 3205
t: +61 3 9682 8568 info@dlaaust.com www.dlaaust.com