.Residential Flat Design Code .Residential Flat Building Types .Understanding Residential Building Types .Part 01 .Local Context .Residential Flat Design Code .8 .Page 01.01. A figure ground drawing illustrates the relationship between building to open space and can help to identify different building types (houses, courtyard apartments, shopping centres, main street shops). What is a building type? For the purpose of this Design Code, a building type is a generic building form used to describe buildings with common three-dimensional form and characteristics. Building types are not buildings. The translation from a generic building type to a specific building allows for a site-specific architectural quality and response. Building types can be adapted to fit specific urban contexts. A particular site configuration may accommodate a range of building types. A building may be a hybrid building type - a combination of more than one type - and in larger developments an assemblage of building types may be applicable. Multiple building types may apply to one site and provide more design choice. When used with building envelopes, building types are a tool for testing the dimensions of envelope controls to ensure it is practical and suited to a particular use or site configuration. This can alleviate the problem of, for example, specifying a building envelope for a residential flat building that is too deep and cannot achieve natural ventilation or adequate daylight access. When used with built form controls, illustrating building types can be useful for communicating the desired built form character of an area and for testing the proposed development controls in relation to a particular site shape and size. Residential building types common to NSW Higher density housing includes a range of building types which can have a significant impact on the character of an area because of their bulk and scale. This document discusses residential flat buildings; however any development, particularly on large sites, may include one or a range of the following types to suit a particular situation: Single Detached Dwelling Blocks Duplex or Maisonette Terrace Townhouse Shop Top Housing Residential Flat Buildings.
Transcript
.Residential Flat Design Code
.Residential Flat Building Types.Understanding Residential Building Types
01.01. A figure ground drawing illustrates the relationshipbetween building to open space and can help to identifydifferent building types (houses, courtyard apartments,shopping centres, main street shops).
What is a building type?For the purpose of this Design Code, a building type is a generic building form used to describebuildings with common three-dimensional form and characteristics. Building types are not buildings.The translation from a generic building type to a specific building allows for a site-specificarchitectural quality and response.
Building types can be adapted to fit specific urban contexts. A particular site configuration mayaccommodate a range of building types. A building may be a hybrid building type - a combination ofmore than one type - and in larger developments an assemblage of building types may be applicable.
Multiple building types may apply to one site andprovide more design choice.
When used with building envelopes, building typesare a tool for testing the dimensions of envelopecontrols to ensure it is practical and suited to aparticular use or site configuration. This can alleviatethe problem of, for example, specifying a buildingenvelope for a residential flat building that is too deepand cannot achieve natural ventilation or adequatedaylight access.
When used with built form controls, illustratingbuilding types can be useful for communicating thedesired built form character of an area and for testingthe proposed development controls in relation to aparticular site shape and size.
Residential building types common toNSWHigher density housing includes a range of buildingtypes which can have a significant impact on thecharacter of an area because of their bulk and scale.This document discusses residential flat buildings;however any development, particularly on large sites,may include one or a range of the following types tosuit a particular situation:� Single Detached Dwelling� Blocks� Duplex or Maisonette � Terrace� Townhouse� Shop Top Housing� Residential Flat Buildings.
Residential Flat BuildingsThe term residential flat building represents a group of particular residential building types:� big house apartments� row apartments� courtyard apartments� stepped apartments � slab (block) apartments� tower apartments.
This document defines and illustrates each of the residential flat building types and describes whenbest to use them to assist in the selection of building types appropriate in scale and massing to alocal area context. Hybrid building types and grouping types on one site are also addressed. Whilethe guidelines and provisions in this document primarily support the SEPP definition of a residentialflat building, some of the residential flat building types described can be less than three storeys highand less than four units.
.Part 01 .Local Context
.Residential Flat Design Code
.10.Page
.Big House Apartment
.Residential Flat Design Code
01.03.
01.02. A big house apartment has the proportion and scale ofa large house.
A big house apartment is a residential flat building,which has the proportion and scale of a largedetached dwelling. It is a freestanding building in alandscape setting. The big house can range in sizefrom one to three dwelling units per floor and istypically two or three storeys high. The big housecan also be an existing large house, internally
subdivided into separate apartments.
This building type is best used when: � the context is detached dwellings or similar
architectural forms, which are likely to remain� the character of the street, in terms of consistent
building form and front gardens, needs to bemaintained
� rear landscape areas and mature tree plantingsare desired
� there are existing large heritage houses on thestreet
� large houses, often heritage listed, are available tobe internally subdivided.
01.06. In a suburban context a row apartment can have a frontsetback and rear garden.
01.08. Single module.
01.09. Triple module.
Row apartments are suited to a range of lot sizesbecause they can be limited to four units around acentral stair or can be extruded along a street toallow multiple collective entries and longer street-edge development. Row apartments can be limited inheight as a walk-up or can be up to six storeys high.They can also be street-edge aligned or set backwithin a landscape.
This building type is best used when:� limiting building height is a consideration� smaller flat building footprints are desirable� street-edge infill sites are being redeveloped� a larger development site requires a long block
edge building� rear landscape areas and mature tree plantings
are desired� a perimeter block is intended; row apartments can
be a component of a perimeter block� a vertical rhythm is desired to reinforce an existing
subdivision pattern or building pattern� mixed use is desired; row apartments can be
street-edge aligned and made suitable forcommercial/retail uses on the ground floor level orlive/work apartment layouts.
Deep Soil Zone
Balcony
Apartment Interior
Landscape on Structure
Commercial/Retail Use
Line of Carpark Below
section
elevation
planN 0 50m
.Part 01 .Local Context
.Residential Flat Design Code
.12.Page
.Courtyard Apartment
01.10. Courtyard apartments enclose communal open space.
01.12.
01.13.
01.14. Lyndhurst Gardenscourtyard
.Residential Flat Design Code
A courtyard apartment is a residential flat building,which wraps around and defines an open space(courtyard) or multiple open spaces on a site. Theopen spaces are generally communal and provide ahigh quality landscaped environment and outlook.Courtyard buildings are often limited in height to fourstoreys to ensure adequate daylight access to theopen space and apartments.
This building type is best used when:� limiting building height is a consideration� the context is other residential flat buildings� corner sites, wide shallow sites, or sites with two
or more frontages are being developed� a landscape refuge is desired� sufficient building separation between adjacent
lots can be achieved� a building/open space/building rhythm is desired
along a street � a perimeter block is intended; L-shaped courtyard
01.15. At Newington stepped apartments follow thetopography and provide outlook to a regional park.
01.16 .
A stepped apartment is a residential flat buildingcharacterised by a built form which steps down thelot in relation to the natural ground slope. Steppedapartments often provide large outdoor terraces,which can contribute to the landscape setting of thesite. They are most successful when they becomestepped courtyard apartments (as illustrated below).Stepped buildings are often limited to four storeys inheight.
This building type is best used when:� the site is sloping� the slope is facing a significant public, green open
space� visual integration with the natural context and
landscape is necessary� large terraces/balconies are desired� a predominant view or outlook is desired.
Deep Soil Zone
Balcony
Apartment Interior
Landscape on Structure
Commercial/Retail Use
Line of Carpark Below
section
elevation
plan
01.17.
01.18.
01.19.
N0 50m
.Part 01 .Local Context
.Residential Flat Design Code
.14.Page
.Slab (Block) Apartment
.Residential Flat Design Code
01.22.
01.21. 01.23. Sample sections ofcross-over units.
A slab or block apartment is a residential flat buildingwith an elongated plan and a controlled buildingdepth. Units are usually arranged along a corridorwith a single or multiple cores depending on thebuilding length. Slab buildings are often greater thatsix storeys in height.
This type of building is best used when:� higher density is desired� the existing context is of large buildings or
abutting building forms� a strong urban form is desired, for example,
reinforcing the edge of an important precinct� large development sites are available� a perimeter block is intended; slab buildings can
be a component of a perimeter block� dwelling units with dual aspect and natural
ventilation are desired, such as cross-over units� mixed use is desired; slab buildings can be
street-edge aligned and made suitable forcommercial/retail uses on the lower levels.
01.20. Wylde Street apartments are proportionately long andtall with a narrow building depth.
Deep Soil Zone
Balcony
Apartment Interior
Landscape on Structure
Commercial/Retail Use
Line of Carpark Below
sectionelevation
planN 0 50m
01.25.
01.24. Towers are vertically proportioned and organisedaround a central core.
A tower apartment is a residential flat building, whichis vertically proportioned and has a limited number ofdwelling units arranged around a central core. Thefloor plates are typically repetitive and the tower isfree standing except for the base, which may have apodium. Where podiums are provided their roof canbe used for communal open space with landscapetreatment.
This building type is best used when:� the existing context is an urban area� higher density housing is desired� the existing context has towers, such as a central
business district or a town centre. Use of towersshould reinforce a regional urban form strategy
� a strong urban form is desired, for example,reinforcing an important precinct, or defining anedge
� mixed use is desired; lower levels are generallysuited to retail, commercial or community uses.
Deep Soil Zone
Balcony
Apartment Interior
Landscape on Structure
Commercial/Retail Use
Line of Carpark Below
section
elevation
planN 0 50m
.Part 01 .Local Context
.Residential Flat Design Code
.16.Page
.Hybrid Building
.Residential Flat Design Code
Hybrid buildings and groups are a result of a specificsite configuration, combination of uses, and/oradjacent context responses. Residential hybridbuilding types are a combination of two or morebuilding types. For example, the T-shaped street wallbuilding illustrated is a combination of row andcourtyard apartment types. The illustrated exampleexhibits the properties of a row apartment typebecause it is a street-edge aligned infill and hascommercial/retail uses on the first two levels. Itexhibits the properties of a courtyard buildingbecause it defines a courtyard at the side/rear of thelot as a landscape outlook and refuge from the streetedge activity.
01.29. This building type is a hybrid of a street wall rowapartment and a courtyard apartment.
01.30.
Deep Soil Zone
Balcony
Apartment Interior
Landscape on Structure
Commercial/Retail Use
Line of Carpark Below
section
elevation
plan
01.32.
01.31.
N 0 50m
01.33. Crown Street Housing combine a range of apartmenttypes around a central courtyard.
The assemblage of different building types on onesite can also result in a hybrid group, characterisedby the alteration to the properties of each individualbuilding type. For example, Crown Street Housingassembles row apartments and L-shaped courtyardapartments into a perimeter block, which defines acentral communal space. It also incorporates a mix ofuses and existing heritage buildings.
