Page 1
Page 2
Page 3
Page 4
Page 5
Page 6
Page 7
Page 8
Page 9
Page 10
Page 11
Page 12
Page 13
Page 14
Page 15
Page 16
1December2014ComplyingDevelopmentCode30dayapprovalsFASTERAPPROVALSFORMID-RISEAPARTMENTS 2Sydneyisgoingthroughanapartmentboomwithhousingapprovalsrunningataround70forapartments.Thisclearlyindicatesaconsumerswingtowardsthistypeofliving.Theapartmentlifestyleisaboutsharingameniesthroughsharedswimmingpoolssharedgymnasiumsandsharedparksandgardens.Apartmentsaregenerallylocatedinmoreurbanareasclosetopublictransportandwithcoeeshopsandrestaurantsnearby.SydneyandmostAustraliancieshavedevelopedavarietyofapartmenttypesfromverytalltowersincitylocaonsto20storeytowersintowncentresandmid-riseapartmentsasatransiontothetwostoreyresidenalcharacterthatdominatesmostAustraliancies.TheUrbanTaskforcehasadvocatedstronglyfortallertowersattransportnodessothatgooddensiescansupportpublictransport.ThisedionofUrbanIdeasisfocussedonthemid-riseapartmentbuildingthatwillbealilefurtherawayfromtherailwaystaon.MANYCOMMUNITIESPREFERMID-RISEBUILDINGSMostAustralianshavegrownupinlowrisesuburbanhousingandthehighrisetowerisanuncomfortablehousingtype.Themid-riseapartmentbuildingthatsitsbelowtheheightofthecanopyofgumtreeswithitsmorehorizontalformisabuildingtypethatincreasesdensitytohouseourgrowingfuturepopulaonbutisreasonablycompablewith2storeyhousing.EUROPEANCITIESHAVECHAMPIONEDTHEMID-RISEAPARTMENTCieslikeParisandBarcelonaarerenownedfortheirconsistentstreetedgescaleof6to8storeyhorizontalbuildings.Thesebuildingsweregenerallybuiltbeforethelibecamepopularandbeforesteelandconcreteenabledtallerstructurestobebuilt.Todaytouristsfromaroundtheworldenjoyvisingthesemid-risecies.UnfortunatelySydneyhasmissedtheopportunitytodevelopmid-risehousingtotheextentoftheEuropeanciesbuttherearesllareaswherethesebuildingshavebeenbuiltandtherearemanyotherareaswherenewversionscanbebuilt.MID-RISEAPARTMENTSCANREPLACETHETHREESTOREYWALK-UPSOFTHE1960sAND1970sInthe1960sand1970salargenumberofrelavelycheapthreestoreywalkupatswerebuiltacrossSydneythatarenowreachingtheiruse-bydate.WithachangetotheStrataActtomakeiteasiertoclosedownastratasystemtoallowrenewalnowproposedbytheNSWGovernmentthereisagrowingopportunitytorenewvastareasofsubstandardwalkuphousingwithnewmid-risequalityapartments.ThisissueofUrbanIdeasdemonstratesexamplesofhowthisrenewalcouldoccur.APARTMENTSUNDER25METRESTheBuildingCodeofAustraliahasverydierentstandardsforbuildingsover25metres.Abovethislevelsprinklersarerequiredandmorecomplexrerequirementsapply.Theseaddsignicantlytothecostsofbuildingssomanydeveloperskeeptheirbuildingsbelowthe25metrelevelwhichgenerallyequatestoa6to8storeyheight.THEMID-RISEAPARTMENTCOMPLYINGCODEISNEEDEDTheproposedplanningreformsthattheNSWGovernmentchampionedhadastrongfocusoncomplyingdevelopment.Theproposalwasthatcommuniesshouldbemainlyinvolvedintheearlystrategicplanningstagethatsetoverallcharacter.Anareacouldbezonedfor6or8storeysresidenalbuildingsatthestrategicplanningstagebutthenindividualdevelopmentapplicaonsthatcomplywithanapartmentcodewouldgetquickapprovalswithin30days.DESIGNIDEASFROMTOPARCHITECTSTheUrbanTaskforcehasinvolvedPeterSmithofSmithandTzannesArchitectstohelpputtogetheradracomplyingcode.Peterhasalotofexperienceinthisareaandwasinvolvedindevelopingthegovernmentshousingcode.WehavealsoaskedarchitectNickTurnertolookatapplyingourcodetotherenewalofolder1970walk-upatprecincts.Weshouldencouragethedevelopmentofmid-riseapartmentsthroughacomplyingcodeTheUrbanTaskforceiskeentohaveresponsestotheproposalsillustratedinthisissueofURBANIDEASandwewelcomecommentstoadminurbantaskforce.com.auChrisJohnsonAMChiefExecuveOcerUrbanTaskforceAustraliaCreditsCoverphotographofGardenApartmentsatVictoriaParkbyChrisJohnson30DAYAPPROVALSSAVING200DAYSOVERTHEPRESENTSYSTEMCurrentapprovalsforbuildingsbetween5mand20maverage232daysSeetable37oftheLocalDevelopmentMonitorReport201213issuedMarch2014NSWDepartmentofPlanning.WEPROPOSE 3ParisandBarcelonaareexceptionalmid-risecitiesbasedonearlyplanningcodesPARISParishasalonghistoryofrulesthatdeterminetheheightandgeneralformofurbanbuildings.In1607aroyaledictaemptedtocontainbuildingformwithinaatfacadetoeliminatemulpleoverhangs.In1783aroyalordinancestatedthattheexcessiveheightofbuildingsisprejudicialtothewholesomenessoftheairinacityaslargeandheavilypopulatedasParis.Ifthestreetwas9.75mwidetheheightwasrestrictedto17.54m.In1859theregulaonsweremodiedtoallowheightsfrom11.7mto20mdependingonstreetwidth.The1864regulaonspermiedaheightof20monstreetsof20mwidthormore.HaussmannsdramacrestructuringofParisfromthemid-1800skeptwithintheregulaonsonbuildingheightswithupperlevelsetbacks.TheacinParisbuildingsbecamethemeanstoincreasedensity.The1884regulaonsspeciedahalfcircleabovethe20mheightwithamaximumradiusof8.5m.In1902acshadtotwithina45degreeinclinedroofangle.The1902regulaonsdenedoverallspaalenvelopesorgabarit-atermsllusedtoday.Morefreedomwasgiventoarchitectswithinthegabarit.SoParishashadalonghistoryofcodesandregulaonstodenebuildingenvelopes.Clearlytheseweredevelopedbeforethelibecamepopularandbeforesteelandreinforcedconcreteallowedmuchtallerbuildings.Parisnowhasaveryhumanscaleinitshistoriccentrewithpredominantly20mhighstreetedgebuildings.BARCELONABarcelonasfamousplanforthecitywasdevelopedbyIldefonsCerdain1859anditbecameknownastheEixample.CerdasgridwaspartlyinuencedbyHaussmannsrestructuringofParis.Cerdasetouttocreatehousingblocksthatcontainedacrossseconofpeople.Heoutlinedhisurbanplanningconceptsinhis1867bookGeneralTheoryofUrbanizaonandtheApplicaonofitsPrinciplesandDoctrinestotheReformandExpansionofBarcelona.Cerdasblockswere113metressquarewiththecornerschamferedatfortyvedegreestoallowtramstoturnthecorners.Hisearlyplanslimitedheightsto18mandthiswasincreasedto20min1891.Cerdasplanledtoaveryuniedurbanformwithbuildingsaround20mhigh.LiketheParisexampletheliwasnotpopularandmodernmaterialslikesteelandreinforcedconcretewererarelyused.ParisParisBarcelonaBarcelonaParisBarcelona 4Mid-riseapartmentscansupportarangeoflifestylesFAMILYFRIENDLYAPARTMENTSGARDENAPARTMENTSTheSpectrumdesignedbyarchitectFrankStanisicisanLshapedbuildingupto4oorsthatwrapsaroundasharedgardenarea.Thebuildinghasbecomepopularwithfamiliesaseachunitcanoverlooktheoutdoorspace.ThesharedspacehasbecomeaplaceforcelebraonsforChristmasorspecialeventswithchildrendressingupandtheparentsbondingtogether.Thekeyingredientsforafamilyfriendlymid-riseapartmentaregoodsurveillanceofplayareasfromindividualapartmentsandqualitylandscapedesigntosupporttheplayacviesofyoungchildren.ThephotographsofSpectrumweretakenbyanumberofparentstorecordtheenjoyablemestheysharedwiththeirchildrenandthelargerfamilyofchildrenandparentslivingintheapartmentbuilding.These5storeyapartmentsweredesignedbyChrisJohnsoninhisNSWGovernmentArchitectroleinassociaonwitharchitectsTurnertotakeonsomeoftheaspectsofdetachedsuburbanhomes.Thedesignhasacheckerboardpaerntoemphasisetheindividualhomes.Thetwostoreydesignfortheapartmentsalsosignalledtheindividualhome.Eachapartmentwasgivenalargeoutdoorareaandencouragedtodeveloptheirowngardenstyle.SomehaveendedupwithAsianstylebamboogardenssomeAustraliannavegardensandothershavebecomefoodgardensgrowingvegetables.Theoverallheightmeansthatstreettreesbecomeacanopyprovidingscaleandgivingaforestcharacter.Thetoplevelapartmentsaresetbackwithevenlargeroutdoorterraceareasforgardens.ImagesaboveshowingtheSpectrumcommunityGardenapartmentsatVictoriaPark 5APARTMENTLIVINGFORSENIORSSHAREDOUTDOORSPACESANDAMENITIESWITHINTHETREETOPSURBANSTREETEDGESAustralianeucalyptuscaneasilygrowto25metresandthereforeprovideashadecanopythatmid-riseapartmentscansitwithin.Photographsshowtalleucalyptussoeningthecharacterofapartmentbuildings.Mid-riseapartmentscanprovideexcellentstreetedgesparcularlywhentheyhaveretailoutletsonthegroundoor.TheUrbanTaskforcehasproducedanotherissueofUrbanIdeasonthetrendforreringbabyboomerstodownsizefromlargehousestoapartmentsinmoreurbanareaswithsharedamenies.AgoodexampleillustratedhereisBreakfastPointbytheRoseGroupwhereseniorscanliveinapartmentsof5to6storeyswithviewsacrossparklands.AtBreakfastPointthereisaclubhouseavillagegreenacommunityhallandabustlingvillagecentrewithcoeeshopsandrestaurants.Mid-riseapartmentsareoenplannedaroundasharedgardenspacewhichoenhasaswimmingpoolbarbequefaciliesshadedareasandwellmaintainedgardens.Manyoccupantsndthisgardenareawithallitsameniesanditsmaintenancelookedaerpreferabletothesuburbanbackyards.Aswellastheoutdoorspacesmanymid-riseapartmentshaveindoorsharedamenieswithgymnasiumsindoorpoolsandlibrariesandlounges.Thesefaciliesencourageresidentstomeettogethersodevelopingasenseofcommunity.ThephotographsareofTopRydebyCrownGroup.ApartmentswithinthetreetopsatVictoriaParkEastVillageshowingstreet-edgeretailSharedfaciliesforthecommunityofthisapartmentblockinTopRydeSeniorscommunitywithinapartmentliving 630dayapprovalsfordesignsthatcomplywiththecomplyingcodeformid-riseapartmentsCOMPLYINGCODEFORMID-RISEAPARTMENTSAssessmentTheconsentauthorityforcomplyingdevelopmentformid-riseapartmentbuildingswillbethecouncil.AssessmentTimeDevelopmentApplicaonsthatcomplywiththiscodemustbeassessedwithin30workingdays.TheCodeTheframeworkofthecodecloselyalignswiththe9designqualityprinciplesintheproposedamendmentstoSEPP65.RelaonshiptoSEPP65ThiscomplyingcodewilltakeprecedenceoverSEPP65.QualifedDesignerAdesignvericaonisrequiredfromaqualieddesignerapersonregisteredasanArchitectundertheNSWArchitectsAct2003thatveriesthatthearchitectdirectedthedesignofthemid-riseapartmentbuilding.APPLICATIONOFTHECODEThiscodeappliestoresidenalatbuildingsthatmeetthefollowingcriteriaa.Thesiteareaisgreaterthan800mbutlessthan2000mandawidthatthestreetboundarygreaterthan20morb.Buildingenvelopeshavebeenapprovedonthesiteaspartofamulstagedevelopmentapplicaon.c.Themaximumbuildingheightis25m.d.Thecodesdoesnotapplywherethesiteadjoinslowerdensityresidenalzonedland.1.CONTEXTNEIGHBOURHOODCHARACTER1.1OrientaonWhereanadjoiningpropertydoesnotreceive2hourssolaraccesstheproposedbuildingensuresolaraccessisnotreducedbymorethan20.1.2PublicDomainInterfacea.ForfencesinthefrontsetbackThemaximumheightofasolidfenceis1.2m.Themaximumfenceheightis1.8m.Fencingabove1mistohaveaminimumopenareaof30.Theminimumsetbackfromthestreetboundaryis1.2m.Thesetbackistobelandscaped.1.3GroundoorapartmentsTheoorlevelofthegroundoorapartmentsmustbenomorethan1.4mabovethefootpathlevel.1.4StreetsetbackEqualtotheaveragesetbackofbuildingswithin40mofthesite.1.5ContextThedevelopmentapplicaonistoincludeasiteandcontextanalysisthatillustratestheconstraintsandopportuniesofthesiteandaconceptanalysisthatexplainshowthedesignrespondstothesiteanalysis.2.BUILTFORMANDSCALE2.1BuildingheightThemaximumbuildingheightisthatspeciedintheLocalEnvironmentalPlan.2.2SetbacksTheminimumsetbackfromthesiteandrearboundariesareprovidedinthefollowingtableHEIGHTOFBUILDINGSIDESETBACKREARSETBACKUpto9m3m4.5m9m-12m4.5m6m12m-15m6m6m15-18m9m9m1825m9m9mAzerosetbackispermierwheretheadjoiningbuildinghasazerosetbackandtherearenotwindowsintheboundarywalloftheadjoiningbuilding.2.3BuildingdepthThemaximumbuildingdepthis18m.Depthismeasuredfromthefaceofthewallwithbalconiesallowedoutsidethewall.3.DENSITY3.1FloorspaceraoThemaximumoorspaceraoisthatspeciedintheLocalEnvironmentalPlan.4.SUSTAINABILITY4.1Solaraccess70ofapartmentsmustreceivedirectsunlightinmid-wintertothelivingroomsorprivateopenspacesforatleasta.3hours-wherethebuildingheightislessthan12mb.2hourswherethebuildingheightisgreaterthan12m4.2Amaximumof15ofapartmentscanhavenodirectsunlightbetween9amand3pminmid-winter.4.3Shadingdevicesaretoprotectwindowsandprivateopenspacefromsummersunlight.4.4Lightwellsareonlytobeasecondarylightsourceinhabitablerooms.4.5Naturalvenlaon60ofapartmentsaretobenaturallycrossvenlated.4.6WasteManagementWasteandrecyclingstorageareasaretobeprovidedtoaccommodatethenumberofbinsrequiredbyCouncil.5.LANDSCAPE5.1Landscapedesigna.Provideeitheraminimumofi.Onetreewithaheightof1218mper100mofdeepsoilorii.Twotreeswithaheightof8-12mper80mofdeepsoilb.TheminimumsoildeptonstructuresforplanngisprovidedinthefollowingtablePLANTTYPESOILVOLUMEAREASOILDEPTHLargetree150m10x10m1200mmMediumtree35m1000mmSmalltree9m800mmShrubs500-600mmGroundcover300-450mmTurf200mm 7BEDROOMSINTERNALAREAPRIVATEOPENSPACEStudio35m0m1bed50m8m2bed70m10m3bed95m12ma.Externalareasaretohaveaminimumdimensionof2m.b.Privateopenspaceatthegroundlevelistohaveaminimumareaof16mandminimumdimensionof3m.c.Privateopenspaceistobedirectlyaccessiblefromthelivingarea.d.MinimumceilingheightsareprovidedinthefollowingtableLOCATIONREQUIREMENTHabitableroom2.7mto80ofoorareaNon-habitableroom2.4m2storeyapartments2.7mmainlivingarea2.4mforsecondoorwhereareaislessthan50ofapartmentareaAc1.5matedgewith23ofroomgreaterthan2.4m7.SAFETY7.1PedestrianaccessandentryBuildingentrymustbevisiblefromthestreet.8.HOUSINGDIVERSITYSOCIALINTERACTION8.1ApartmentMixThedevelopmentshouldcontainatleast10of1bedroom2bedroomand3bedroomapartments.8.2UniversalDesignAtleast20ofapartmentsmustincorporateallsilverleveluniversaldesignfeatures.8.3Commoncirculaona.Nomorethan8apartmentsaretobeaccessedfromasinglecirculaoncore.b.Daylightnaturalvenlaonistobeprovidedtocirculaonspaces.8.4Communalspacea.25ofthesiteareaistobeprovidedforcommunalopenspace.Thismaybeintheformofinternalorexternalspace.b.80ofthespacemustbeexternal.c.50ofthespacemustreceive2hoursofsunlightbetween9amand3pmmidwinter.d.Siteswithanarealessthan1200mmaysubstutecommunalopenspaceforprivateopenspaceofthesamearea.9.ARCHITECTURALEXPRESSION9.1DesignReportTheproposeddevelopmentmustcontainadesignreportthatdescribesthearchitecturalintentandarchitecturalexpresstherelaonshipwiththecontextandhowtheconceptaddressesthe9designprinciplesinSEPP65.9.2DesignReviewTheproposeddevelopmentmustbereviewedbyadesignreviewpanelwhenthearchitectisnotacknowledgedasbeingexperiencedinthedesignofapartmentbuildingsandwheretheconsentauthorityhasapanel.ThedesignreviewmustbecompletedpriortothelodgementoftheCDC.ThiscodehasbeendevelopedbyPeterSmithofSmithandTzannestodemonstratehowasimplecomplyingcodewilllooklike.c.Anirrigaonsystemthatrespondstositecondionssoilandplantspeciesistobeinstalled.5.2DeepsoilzonesTheminimumareaofdeepsoilisprovidedinthefollowingtableSITEAREADEEPSOILZONEAREAMINIMUMDIMENSIONS1500m103m15002000m156m6.AMENITY6.1VisualPrivacya.Theminimumseparaondistancesbetweenwindowswithasillheightlessthan1.5maboveoorlevelandbalconiesareprovidedinthefollowingtableBUILDINGHABITABLEROOMHABITABLENONNONHABITABLEHEIGHTBALCONIESHABITABLEROOMSROOMSUpto12m12m9m6m12-25m18m12m9mb.Theconeofvisionismeasuredattheedgeofthewindoworbalconyatanangleof45.c.WindowsmaybelocatedlessthanthedistancesiniiftheyareFixedandtranslucentorFiedwithxedprivacyscreens6.2Storagea.TheminimumstoragevolumeisprovidedinthefollowingtableNOOFBEDROOMSVOLUMEStudio1bedroom6m2bedroom8m3bedroom10mb.50ofthestoragemustbelocatedintheapartmentandnotwithinthebedroom.6.3Parkinga.ParkingratesarespeciedinthefollowingtableLOCATIONREQUIREMENTWithin400mofrailwayorMinimum0lightrailstaons2bed1Greaterthan400mbutlessthanMinimum1bed0.61.5kmfromrailwaylightrailstaon2bed13bed1.2Greaterthan1.5kmfromrailwayMinimum1and2bed1orlightrailstaonspace3bed2b.Provideonevisitorspaceforevery10apartments.Parkingshouldbescreenedfromviewofstreetorlocatedinbasementorsemi-basement.c.Parkingshouldbescreenedfromviewofstreetorlocatedinbasementorsemi-basement.d.Onsiteswithahighwatertableparkingmaybelocateabovegroundcanbecontainedinapodiumwhereresidenalusesfrontthestreet.6.4BicycleparkingProvideonespaceforbikestorageforeach5apartments.6.5ApartmentsizesTheminimumapartmentsizesareprovidedinthefollowingtablewww.s-tz.com.au 8RandwickManyareasofSydneyhavewalkupatsbuiltinthe1960sand1970sthatcouldberenewedwithmoderndesigns.Duringthe1960sandthe1970salargenumberofwalkupatswerebuiltwithrelavelylowamenity.Thesebuildingsarenow40to50yearsoldandmanyarereadyforrenewal.TheNSWGovernmenthasalreadyannouncedthattheStrataActwillbereviewedtoreducethecurrent100requirementforallownerstoagreetoterminangastratatleto75.Experiencehasshownthatoenasingleownerwillholdouttheirapprovalunlesstheygetanenormouspayout.Thenewlawsduein2015willmakeitmucheasiertoreachagreementwithallownerstoenableeitherthesaleofthewholeblockorthepotenalfortheownerstorenewthebuildingbynegoangwithadeveloper.Forknockdownandrebuildtobeeconomicallyviablethedensitywillneedtobeincreasedby2or3mes.ThebestwaytogetqualityrenewaloftheseprecinctswillbetoknockdownanumberoftheolderunitsandrebuildanewprecincttocurrentdesignrequirementssetoutintheMid-RiseApartmentCodeMRAC.The30dayapprovalwillreduceholdingcostsandhelpwithaordability.UrbanIdeasaskedarchitectsTurnertolookatsomeoftheprecinctsacrossSydneywherethewalkupunitsmostoccurtothenapplytheMRACtoseewhatsortofresultswerelikely.TurneroverlaidcodecompliantlayoutsonanumberofprecinctsandlookedinmoredetailatanareainCabramaatoseejustwhatthedierencecouldbe.Thebeforeandaerimagesgiveaclearindicaonofhowmuchtheprecinctswouldbeimprovedandhowamenieswouldbelied.Oneparculargainwouldbetotakethemanynarrowspacesbetweenexisngunitsandaggregatetheseintoamuchbiggerandmoreusefulsharedgardenspace.Vastareasofconcretewouldbereplacedbylandscapeandtreesleadingtoacoolerandmorepleasantprecinct.CabramataLakembaEastlakesTYPICALRENEWALAREAS 9turnerstudio.com.auExisngcornerviewExisngstreetviewProposedsitemassingopononeProposedcornerviewwiththenewcodebasedapartmentsProposedstreetviewwiththenewcodebasedapartmentsCASESTUDYRENEWALOFCABRAMATTAViewpresentaonhere 10MirvachavebuiltapartmentsacrossSydneyincludingmid-risebuildingsfortheOlympicVillageatHomebushandatHaroldParkinGlebe.MirvacsOlympicVillageforthe2000OlympicGamessetnewstandardsformid-riseapartments.Thearchitecturalformwasbrokenupandsignicantlandscapewasplantedtogivethevillageagardencityfeel.Fourteenyearsonthetreeshavegrownandtheoverallcharacteroftheprecinctisofaverycomfortablewell-manneredatmosphere.AtHaroldParkMirvachaskeptallbuildingwithinthe25mmid-riselevel.Toarculatethebuildingssomeofthetoptwolevelshavebeenrecessedandpaintedadarkercolour.Theoverallprecincthaslargeamountsofopenspaceandanoldtramshedshasbeenconvertedtocommunityfacilies.AtRhodesMirvachavebuiltanumberofmid-riseapartmentsinaprecinctthatincludesaMirvacshoppingcentre.OlympicVillageHaroldParkLocano 11www.mirvac.comwww.haroldparkbymirvac.comHaroldParkChevalierRhodesTandaraRhodesAmarco 12MeritonhasbuiltalargenumberofapartmentsacrossSydneyandQueensland.Whilemanyofthesehavebeenintalltowersthecompanyhasalsobuiltmanymid-riseapartments.MeritonhasbuiltaverylargenumberofapartmentsinSydneyandQueenslandincludingsomeverytalltowers.Thecompanyhasalsobuiltanumberofmid-riseapartmentbuildingsinvariouslocaonsacrossSydney.TheCascadaapartmentsatSylvaniaareontheedgeofabushlandsitenexttothewaterfront.Thebuildingissixstoreyshighandstepsbackattheupperlevels.Theapartmentshaveviewsthroughthetreetopsoverthewater.Thearchitectureemphasisesstronghorizontalformswithlargebalconies.Meritonhasalsobuiltanumberofmedium-riseapartmentsontheGoldCoastincludingRegaaandDuneatBrightononBroadwater.OnSydneysNorthShoreElysiumatGordonisawell-modelledvetosixstoreyhorizontalapartmentbuilding.InSouthSydneyFusionatArncliehassixtoeightstoreybuildingsandEonatZetlandhasvetosixstoreybuildings.TheVantageSouthapartmentsatRhodesaresixstoreys.CascadaSylvaniaDuneatBrightononBroadwaterGoldCoast 13www.meriton.com.auFusionArnclieRegaaatBrightononBroadwaterGoldCoastElysiumGordonRivieraChiswickVantageSouthRhodesEONZetland 14Dyldamhavedevelopedmid-riseapartmentsacrossWesternSydneywww.dyldam.com.auEntradaonthecornerofChurchandVictoriaRoadParramaaBellaVistaapartmentsArstsimpressionoftheMerrylandsapartmentsDyldamhavetheirheadoceinParramaaandunderstandtheWesternSydneymarketwell.TheirEntradaapartmentssitinanurbanlocaoninParramaaandareabletoget9storeysintotheBuildingCodeofAustralia25metreheightcontrol.Thetallestpartofthebuildingemphasisesthecornerandthebuildingformstepsdownawayfromthecorner.AtBellaVista4storeyapartmentsareunderconstruconwhileatMerrylands8storeybuildingsonapodiumareplannedforMerrylandsRoad. 15Holdmarkhavedevelopedarangeofmid-riseapartmentsatShepherdsBaywww.holdmark.com.auwww.shepherdsbay.com.auShepherdsBayShepherdsBayShepherdsBayShepherdsBayHoldmarkhavebeendevelopingalargeareaoflandatShepherdsBayoverlookingtheupperreachesofSydneyHarbour.Thebuildingsaregenerally6to8storeyshighlocatedonanewlayoutofstreetsandpublicspaces.Asthelandscapegrowsupthetreeswillblendwiththeapartmentbuildingstogiveaverycomfortablelivingenvironment. 16GPOBox5396SydneyNSW2001Level1232MarnPlaceSydneyNSWLevel6LondonCircuitCanberraACTT0292383955F0292229122Eadminurbantaskforce.com.auWwww.urbantaskforce.com.auWHYACOMPLYINGCODEFORMID-RISEAPARTMENTSTheplanningreformsproposedbytheNSWGovernmentwenttosomelengthstoproposeanewapproachtoplanningapprovalsbasedontheconceptofComplyingDevelopment.Theaimwastomuchmorefullyinvolvelocalcommuniesatthestrategicplanningstagewherethebasicrulesaresetwithafocusoncomplyingcodesforcertainbuildingtypes.Theobjecvewastoenablefasterapprovalsforapplicaonsthattthecomplyingcodethusgivingmorecertaintytobothdevelopersandcommunity.UnfortunatelythereformsdidnotoccurbuttheUrbanTaskforcebelievesthattheessenceofthepreviousproposalcouldbeusedtoencouragemid-riseapartmentsthatedwithinthetreetops.ThisedionofUrbanIdeasencapsulatestheideaofasimplecodeandpresentsexamplesofmid-riseapartmentsbyanumberofourmembers.WehavealsotakentheideaabitfurtherbyproposingthatthecodecouldhelprenewareasofSydneythathavelargenumbersof1960sand1970swalkupatsthatareripeforrenewal.Oursimplerplanningcodewillfacilitateabuildingformthatmostpeoplewillsupportinareasthatarezonedforthesemid-riseheights.Supportedby