DESIGN GUIDELINES WAC0012.indd 1 WAC0012.indd 1 9/10/07 5:48:31 PM 9/10/07 5:48:31 PM

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1 DESIGN GUIDELINES

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3 THE VISION Westralia Airports Corporation (WAC) is developing a number of premium commercial estates on Perth Airport. By their nature, airports are synonymous with cutting edge technology and the design of aeronautical infrastructure and terminals. Non aviation business activities have developed in similar quality and sophistication. This guideline encourages developers to produce environmentally sensitive contemporary buildings of a high design quality that will add to the corporate image of the tenant and to the overall vision of Perth Airport as a premier commercial address. onkew is located on both sides of Horrie Miller Drive close to the International Terminal Building with access available for up to B-double size vehicles. This estate is ideally suited to logistics, freight and on time receival and despatch service providers for both the aviation and general industry sectors. This development precinct is located close to the airport s aviation operational movement area and certain building and operational height and lighting restrictions may apply to buildings planned to be constructed and operated from a site in this area. Developers must take this into account prior to committing to being located in this area. 1

4 PREFERRED USES Developments in this precinct must ensure that when viewed from any primary internal road, particularly, Horrie Miller Drive, will be of a contemporary, high quality designed streetscape. Developments in this area must be consistent uses approved in the Perth Airport Master Plan which includes: Office / Warehouse Aviation support Logistics and distribution Commercial and passenger support activities. 2

5 1.0 OBJECTIVES Generally These Design & Development Guidelines provide practical planning criteria that will ensure a high standard of development is maintained throughout this estate. These development controls are designed to ensure that a high level of design is maintained and that investors/operators will benefit from a quality working environment and that investment returns and long-term property values will be maximised while meeting environmental objectives and facilitating more sustainable development. Key Objectives of the Guidelines The key objectives of the development planning guidelines are to: Present a strong gateway to Perth Airport by providing a unified streetscape with commercial buildings of a high quality Encourage the design of contemporary, functional buildings that will provide creative, premium commercial precincts and set new standards within the Perth property market Promote sustainable design principles through the use of building materials and products that minimise waste, provide energy efficient buildings, protect downstream environments and enhance the efficiency and use of water resources Maintain a high standard of landscaping throughout the estate that integrates the individual sites and street landscaping with a focus on native and water wise species Establish estate identities Encourage creative contemporary design that aims at developing the most effective, highest and best use of the sites, while supporting the vision of the Perth Airport Master Plan. 3

6 2.0 DEVELOPMENT & APPROVAL PROCESS Perth Airport is situated on Commonwealth Government land under a long term lease arrangement to WAC. WAC has the responsibility to manage and operate Perth Airport and develop the surrounding land during their lease term. Development on airport is a two part process. Under the terms of WAC s lease and the Airports Act 1996, WAC considers and issues Development Approvals while the Department of Transport & Regional Services (DOTARS) is the approving authority for the issue of Building Permits. WAC and DOTARS are essentially the Local Government authority for all development on Perth Airport land. Development Approval All construction works require Development Approval from WAC, including: Any new building Alteration and extensions to internal or external of a building Signage A change of development use Hardstand areas Fencing to boundaries, within the front setback area or addressing the secondary street Landscaping Construction Environmental Management Plan. The Development Approval is the first stage to achieving a Building Permit. When granted, a Development Approval is the approval of the development concept it is not a Building Permit. 4

7 DEVELOPMENT & APPROVAL PROCESS Development Approval applications must include sketch plans with the following information: Overall site plan, including AHD levels, the location of adjoining buildings, landscaping areas, provision for parking and access (minimum scale 1.500) Detailed floor plans and coloured elevations (all sides) showing window locations, doors etc (minimum scale 1.200) A schedule of external finishes including proposed materials, colours and features Details of any tenant specific fitout items such as fire tanks, refrigeration units etc An indicative landscaping plan outlining the landscaping concept, types and size of plants and trees, existing landscaping or features, lawn areas etc. (minimum scale 1.200) Note: a fully detailed landscaping plan is required with the application Other detail that may be requested by WAC to allow the assessment to be properly completed Details outlining any special requirements or conditions that may need to be addressed such as additional power, trade or noxious waste etc Details of vehicular traffic that will be required to access the site with detailed traffic flow diagrams An Environmental Impact Statement detailing what activity will be undertaken on the site with comment on measures to be incorporated in the design and operation of the facility to achieve sustainable development and to address any regulatory requirements connected with the site s permitted use Completed Development Approval application form and fee. A Development Approval is binding and based on the information provided. Any variation to that approval will require a new submission to WAC. A Development Approval shall remain valid for 2 years from the date issued by WAC. 5

8 DEVELOPMENT & APPROVAL PROCESS Application for Building Permit A Building Permit is required before any building works can be commenced. All buildings and site improvements shall be designed in accordance with the current edition of the Building Code of Australia. The DOTARS Airport Building Controller (ABC) considers and issues all Building Permits. The ABC assesses the proposal for conformance to the Building Code of Australia and other statutory requirements. Building Permit application forms are available from the ABC s Domestic Terminal offices. In considering any application, the ABC seeks WAC comment and incorporates any conditions required by WAC in the Building Permit approval. Applications shall include plans with the following information: Detailed construction documentation including plans and specifications Details of all materials, colours and finishes A Construction Environmental Management Plan to cover the works period is required Completed application form with fees with three separate copies of the proposal and documentation. Building plans may be required to be submitted to the Fire and Emergency Services of Western Australia for comment. A Building Permit approval is binding. Any variation to that approval will require a new submission to the ABC. A Building Permit approval will remain valid for 2 years from the date issued by the ABC. Developers must provide WAC with a set of as constructed plans and specifications within 3 months of Practical Completion of a building. The DOTARS Airport Building Controller can be contacted on (08) or by abcperth@iinet.net.au Change Of Use Once approval is granted any change of use from that approved will require a new submission and approval from WAC. This subsequent submission will be assessed on merit and approval will be at the sole discretion of DOTARS. 6

9 Approval Flowchart Developer approach to WAC for availability of site and suitability of proposal WAC issues Site Lease Offer Developer submits Development Approval Application to WAC WAC assessment of application WAC issues development Approval (DA) to Developer Developer submits Application to ABC for Building Permit ABC forwards application to WAC WAC assessment of proposal ABC assesses proposal against BCA WAC issues Consent to ABC ABC issues Building Approval to Developer 7

10 3.0 BUILDING DESIGN CRITERIA WAC is committed to environmental sustainability and as such will give preference to developers who demonstrate their commitment to the design and implementation of sustainable building technology, including minimisation of building waste, recycling, energy and water efficiencies and improved environmental outcomes. All buildings as a minimum design criteria are to conform to the energy efficiency requirements of the Building Code of Australia. Environmentally Sustainable Development The consideration of sound environmental design parameters can significantly reduce everyday running cost of buildings without significant additional building cost. Building envelopes and internal layouts should be designed to minimise energy consumed for heating, cooling and light where: Window design & shading facilitates good thermal and daytime performance Building materials and insulation minimise the thermal transfer Building materials and energy sources are selected to minimise energy requirements and greenhouse gas emissions. Building services shall be designed to minimise energy and resource use through: Maximising the use of natural light and ventilation Selection of energy efficient lighting control systems, fittings and appliances Design for the use and management of natural ventilation Utilise energy efficient mechanical ventilation and air-conditioning equipment and controls Minimise water use via water efficient fixtures and fittings and maximise water re-use and recycling where possible Minimise waste through product and material choice and recycling and re-use of materials if possible. 8

11 BUILDING DESIGN & CRITERIA Environmental Management Plan (EMP) Owners, Builders and Developers are required to prepare, submit and gain approval for a Construction Environmental Management Plan from WAC that covers the build period and an Environmental Management Plan that covers the ongoing operation of the site prior to occupancy of the building. A Compact Disc containing a set of guidelines to assist with the preparation of the EMP is available from WAC. Built Form Character & Detail Primary Internal Roads Horrie Miller Drive, Affleck Road and Grogan Road Horrie Miller Drive, Affleck Road and Grogan Road are the primary roads servicing this development estate and as such require buildings to be of a high standard of architectural design and detailing. Secondary Internal Roads Buildings on roads other than Primary Internal Roads require the street front elevation to be carefully designed to develop a consistent and high quality of architectural character and detail. Architectural Character The following principles will form part of the assessment of any new development: Contribution to streetscape Buildings should be sited to take advantage of views, provide a positive presentation to road and to provide a strong corporate image and an inviting entrance The main entrance to the building is to be clearly visible or close to the front of the building Generally, architectural form and character should avoid large unrelieved expanses of wall or roof Where more than one building is planned for a site, their design should result in the creation of a group of integrated buildings clearly expressing their interrelationship Massing and building form should be of a contemporary nature, based on simple bold and strong forms using the selection of various materials, texture and colour to highlight the design, develop the corporate image within the overall design vision of the precinct. 9

12 BUILDING DESIGN & CRITERIA Materials, Colours and Finishes The use of texture and colour should reflect adjoining and existing developments. In general neutral shades of greys, creams and whites are encouraged for the major areas of walling with features expressed in panels of strong, bold corporate colours with integrated signage. Roof cladding shall be non reflective. Zincalume or similar finishes will not be approved. All plant and equipment shall be hidden from view from public areas including public roads. Any screening should be designed as an integral part of the building form and character. Any plant required to be roof mounted will require special screening or design treatment. The presentation of the roof is an important part of the total design. Building Setbacks Building setbacks shall be as set out below and should respect and enhance: The general streetscape Adjoining properties and buildings Prevailing winds Existing verge and neighbouring landscaping Visual impact of the proposed building on existing developments Landscape zone including signage requirements within the front building set back. The following setbacks are considered minimum. WAC may, at its sole discretion, allow minor variations or averaging to these setbacks where it can be shown that the relief allowed will provide sufficient benefit to the overall streetscape. Front Boundary Primary Streets Buildings shall be setback a minimum of 15 metres from the front boundary. These setback areas may be used for landscaping and car parking requirements. The setback shall apply to any structure greater than 1 metre in height other than approved signage or display. Secondary Street Boundaries WAC reserves the right to nominate the street that will be deemed the secondary street. Setbacks are required to be: Buildings shall be setback a minimum of 10 metres from the secondary street for lots less than 2000m² Lots greater than 2000m² shall apply the 15 metre setback. 10

13 BUILDING DESIGN & CRITERIA Building Setbacks Side and Rear Boundaries Set backs shall be governed by the fire rating provisions outlined within the Building Code of Australia (current edition) and subsequent amendments. Any lot that abuts onto a conservation zone shall install a 10m wide landscaped buffer. WAC may, at its sole discretion require setbacks that recognise neighbouring properties or their activities or any special circumstances that dictate special consideration be given. Car Parking Requirements and Vehicular Movement The design of car parking and vehicular manoeuvring areas should address: The separation of car parking from truck manoeuvring and service areas Safe pedestrian access Limited and practical crossover placement Disabled parking and access shall comply with AS 1428:2002 and the BCA. Car park design and function shall conform to Australian Standards AS , AS and AS The number of car bays should comply with the following table. 11

14 BUILDING DESIGN & CRITERIA Typical Car Parking Minimum Requirements Auction Mart Automotive & Marine Sales Premises Bank Child Day Care Centre Consulting Rooms Hotel / Motel Industry / Workshops / Factory Lunch Bar Nursing Homes / Aged Persons Hostels Office Service Station Shop Showroom Warehouse Any other use At the discretion of WAC 1 space for every employee plus 1 space for every 100m² of display area 1 space for every 20m² of NLA 1 space for every employee plus a paved put down and pick up area to the satisfaction of WAC 4 spaces for every practitioner 1 space for every 2m² of bar and lounge floor area. (1 space for every 4m² of seating only areas) plus 1 space for every bedroom. Where other facilities are provided parking is to be negotiated with WAC 1 space for every 50m² of open space used for industrial purposes, plus 1 space for every 50m² of GFA; or 1 pace for each employee, whichever is the greater 6 spaces for every 100m² of NLA 1 space for every 4 beds, 1 space for every employee 1 space for every 20m² of NLA or 1 space for each employee, whichever is the greater 1 space for every service bay plus 1 space for every employee (bowser bays shall be excluded from any calculation of parking bays) 6 spaces for every 100m² of NLA plus 1 space for every employee 1 space for every 100m² of GFA plus 1 space for every employee 1 space for every 100m² of GFA plus 1 space for every 100m² of open space used for warehousing progress To be determined by WAC 12

15 BUILDING DESIGN & CRITERIA External Service and Storage Area Service, storage and bin areas shall be set behind the approved building line and be screened from public view. Landscaping and or approved fencing can be used to achieve visual screening and should be planned as an extension of the design of the building. Boundary Fencing Boundary fencing will be considered as part of the total design of any development. A high quality of fencing is required for all street frontages. It is acknowledged that site security is important. Developers are encouraged to consider a range of security deterrents including effective lighting, landscaping, natural surveillance and building orientation to achieve the required protection. All street frontages will be designed to restrict fencing to the major building line that is where the major structure commences, not necessarily the first line of building but the larger structure. Fencing alignments will be assessed with due consideration to the impact on adjoining properties and the aesthetic balance of the general streetscape and the security requirements of each development. The minimum accepted standard of fencing is: Street frontage to be black palisade metal with black support members and gates Side and rear boundaries (with no street frontage) to be link mesh or alternative finishes subject to WAC approval. Lighting Restrictions Lighting restrictions apply on the airport to ensure the safe operation of aircraft. Lighting design will be assessed to ensure this criterion is achieved. Generally, no lighting is permitted above the horizontal. 13

16 4.0 PUBLIC ART & LANDSCAPING WAC is committed to a high level of landscaping throughout the precinct. Street landscaping will be installed by WAC including common areas and street verges. A bond will be imposed upon issue of the Construction Permit and used to rectify any damage caused to landscaping or other common areas during the construction process. Public Art WAC is committed to supporting Western Australian artists by locating appropriately themed features within this development area. WAC will integrate a number of these within this precinct at locations to be nominated. They will add value to this development area and enhance the value of the land and the developments. 14

17 PUBLIC ART & LANDSCAPING Landscaping Objectives WAC considers the installation of quality landscaping as a major priority and fundamental to the success of the overall estate. Plant selection should consist predominantly of Western Australian native flora. All plants should be selected to minimise the attraction of birds to the Airport precinct. WAC will provide details of our verge landscaping to ensure consistency between the common areas and the landscaping planned for each developed site. Minimum Criteria The following criteria must be addressed: Lawn areas shall be minimised and be low water tolerant 10% of the total site area shall be dedicated to landscaping and where possible this should incorporate stormwater run-off from roofs and hardstand areas. WAC may (at their sole discretion) allow a reduction in the total landscaping area requirement providing the developer can demonstrate that the lesser landscape area is outweighed by a superior landscape resolve. WAC encourages the use of public art and hard landscaping. Submissions incorporating these elements will be given every support on artistic value Landscaped verge areas shall be reticulated and maintained by WAC as part of tenant s precinct outgoings Shade trees should be incorporated as one (1) tree per 6 car-parking bays provided on the site All trees shall have low flow trickle reticulation until suitably established All landscape areas shall have a controlled reticulation system and where possible utilise grey water from within the development. Stormwater Catchment and Control Water Sensitive Urban Design strategies should be applied to stormwater management on sites. Stormwater resulting from up to the 1 in 10 year storm occurrences must be retained on site. The use of drainage swales and recharge basins can be incorporated in the onsite landscape areas. Rainwater tanks for storage and re-use on site are encouraged. No polluted or contaminated stormwater may leave any site. Where necessary pollution control equipment such as oil & grit traps and gross pollution traps, shall be installed, certified and properly serviced and maintained as part of the Environmental Management Plan for the site. 15

18 5.0 SIGNAGE AND EXTERNAL DISPLAY onkew is one of WAC s premium commercial development areas. WAC signage policy requires a consistent approach be undertaken for all street, tenant and directional signage. WAC s overall objective is to meet the signage and visibility needs of all tenants while maximising and standardising the design aesthetics of the precincts and is detailed on the following pages. 16

19 SIGNAGE POLICY Overview Perth Airport is developing and delivering a premium commercial precinct that reflects its proximity to Perth Airport and leverages its global access It is attracting high profile tenants and delivering a top level, high quality property development based on comprehensive design guidelines An important part of these guidelines is the signage policy that sets out to ensure a thoroughly integrated and appealing approach is applied to all site and street signage It applies to all precinct tenants, users and any business looking to establish a visual presence within any of the precincts The overall objective is to meet the signage and visibility needs of all tenants while maximising and standardising the design aesthetics of the precincts. Roadside verges All roadside verges are under the control of Perth Airport and Main Roads WA. As such they must comply with all Australian signage standards (inc. AS 1972). Additionally any signage to be placed upon roadside verges will be confined to the following: One tenancy address sign will be provided on the verge in the front of each tenancy. This sign will identify the business and street address and be designed within the overall theme of the precinct. No logos, slogans or promotional messages will be displayed on these signs The building name will be used in those instances where it is multi-tenanted. Street Signage As with roadside verges, street signage must comply with all Australian signage standards (inc. AS 1972). Additionally any street/directional signage will be confined to the following: Only street names are to appear on all street signage There will be no tenant names or additional directions placed on street signage All street name signage will conform to the overall design theme governing all signage within the Perth Airport precincts. 17

20 SIGNAGE POLICY Off-verge signage Strong signage controls exist for all off-verge/on-property signage that is visible from the street i.e. signage that falls on tenants land but not specific to the building or the car park area. This includes landscaped garden areas and property perimeters. The following applies: The only signage allowed is that related to provided services/facilities (eg. water/gas), perimeter requirements (eg. Electric Fence ) and mandated OH&S requirements (eg. standardised warning signs) Where possible all such signage shall be neatly grouped together No promotional or advertising signage of any type is to be in evidence No temporary signage is to be erected at any time. Building signage All precinct buildings shall comply with clear signage guidelines which are as follows: Tenants can supply on-building signage that contains their business name and/or their corporate logo There is only to be one tenant sign per building except for large buildings with more than one road facing No building sign shall be larger than 20% of the total area of the wall onto which it is placed These signs must be specified, built and maintained to a high standard, with three dimensional approach preferred (rather than a flat sign) and laser cut raised lettering encouraged All such building signage shall be integrated into the overall building design All building signage facing primary roads shall be illuminated continuously each night (either face lit or internally lit) to enhance the overall presentation of the precinct and help support estate security Sub-tenants shall not place a sign on the building but may place their business name on or adjacent to the main entrance door to their premises. Tenants with a sign on the building may also place their business name on or adjacent to the main entrance door No advertising or promotional signs shall be placed on buildings at any time. Site signage Most sites will require certain signage for the efficient and safe operation of their business. All such signage shall comply with the following: The only signs to be used in car parks are those for vehicle/pedestrian directions The only signage to be used on internal roadways is for vehicle/pedestrian directions and those required for OH&S standards All such signage is to be built and maintained to a high standard Its visibility from street frontage is to be minimised as far as practicable No advertising or promotional signage is to be erected on any site. 18

21 6.0 SITE SERVICES The services outlined on the following pages are the standard level provided by WAC to each site. WAC may however be able to provide for higher requirements on request provided enough prior notice is given. Developers are requested to outline any special service requirements at the earliest stage in the development process to allow for any additional requirements. 19

22 SITE SERVICES Power Each site is provided with low voltage (415 amp 3 phase) power to a maximum of 200Kva per hectare of site area to the front boundary. Tenants requiring greater than this amount must advise WAC of their needs prior to committing to a lease. Water And Sewerage WAC will provide one metered connection for domestic and fire requirements and a sewer connection point at the site boundary. Each site will have one 150 mm metered water line connected to the site with a second 50 mm potable water line on the lessee s side of the meter. Tenants requiring greater than this amount must advise WAC of their needs prior to committing to a lease. Bores Tenants must apply to the DOTARS Airport Building Controller for approval to install bores in their lease area. Drainage Developments must include the retention of 1:10 year storm occurrence on site. General estate drainage will be provided by WAC by either piped or open swale type systems. Collection and disposal of all pollutants produced within any site will be the responsibility of the Tenant. Roads Roads are designed to accommodate vehicle types and sizes that are appropriate to the land uses approved under the Airport Master Plan. Developers are responsible for the construction of crossovers at their cost. Headworks & Connection Fees WAC will apply charges for provision of water, sewer and power services as applied by the State of Western Australia supply authorities on freehold land in the state. 20

23 7.0 ADDITIONAL INFORMATION Separate specifications are available subject to each initial development s needs. These will be made available by WAC as required and include: Guide for preparation of a tenant s operational Environmental Management Plan in Compact Disc form WAC Development Application Form and scale of fees DOTARS Building Application Form and scale of fees WAC commitment to Public Art WAC commitment to eco-friendly development Recommended plants and trees. 21

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