LATITUDE 32 DESIGN GUIDELINES
April 2016 – Version 3
Final for Advertising
VERSION
CONTENT
Version 1
(SUPERSEDED)
DATE
REVISION
STATUS
Latitude 32 Design
September
Requirements Part One and 2013
Part Two C
REV 1 as
amended by
advertising March
2014
Advertised January 2014
Adopted March 2014
Superseded by Version 2
July 2014
Version 2
(SUPERSEDED)
Latitude 32 Design
Guidelines Part One and
Part Two B and C
August 2014
-
Advertised August 2014
Not adopted
Superseded by Version 3
April 2016
Version 3
Latitude 32 Design
Guidelines Part One and
Part Two A, B, C and D
April 2016
-
Draft for PDCC April 2016
Acknowledgements
This text is published by LandCorp to provide information on the Hope Valley-Wattleup Redevelopment Project / Latitude 32. The particulars
and plans in the document are believed to be correct at the time of publication but are subject to change without notice and are supplied for
general information only. The information is provided in good faith, neither LandCorp nor its Directors, employees or agents give any warranty
or accept any liability arising as a result of reliance upon the information contained herein. This disclaimer is subject to any contrary legislative
provisions.
THIS DOCUMENT HAS BEEN PREPARED BY URBIS FOR LANDCORP
Contents
Latitude 32 Design Guidelines ........................................................................................................................1
Latitude 32 Industry Zone ........................................................................................................................................................... 1
Key Objectives ............................................................................................................................................................................. 2
Design Guideline Development and Review......................................................................................................................... 2
Application of Design Guidelines ............................................................................................................................................. 5
Part One: Latitude 32 Design Principles .........................................................................................................6
1
1.1
1.2
Latitude 32 Design Principles .................................................................................................................................. 7
Estate Signage ................................................................................................................................................................. 7
Road Reserves.................................................................................................................................................................. 7
Part Two: Latitude 32 Design Criteria ..............................................................................................................8
2
2.1
2.2
2.3
2.4
2.5
2.6
2.7
2.8
2.9
2.10
2.11
2.12
2.13
Lot Specific Design Principles ................................................................................................................................. 9
Setbacks ............................................................................................................................................................................ 9
Site Layout and Building Orientation ......................................................................................................................... 11
Site Cover ........................................................................................................................................................................ 12
Built Form and Character ............................................................................................................................................. 13
Vehicle Requirements ................................................................................................................................................... 14
Lot Specific Signage ..................................................................................................................................................... 14
Fencing ............................................................................................................................................................................ 15
Energy Management and Lighting ............................................................................................................................ 15
Water Management ..................................................................................................................................................... 16
Landscaping .................................................................................................................................................................. 16
Buffers .............................................................................................................................................................................. 17
Levels ............................................................................................................................................................................... 19
Interfaces ........................................................................................................................................................................ 19
Part Three: Development Area Design Criteria ...........................................................................................21
3
3.1
3.2
Flinders Precinct ..................................................................................................................................................... 22
Flinders Precinct Design Criteria.................................................................................................................................. 22
Flinders Precinct Special Requirements Plan ............................................................................................................ 25
4
4.1
4.2
Development Area 2 ............................................................................................................................................. 26
Development Area 2 Design Criteria ......................................................................................................................... 26
Development Area 2 Special Requirements Plan ................................................................................................... 28
5
5.1
5.2
Development Area 3 ............................................................................................................................................. 29
Development Area 3 Design Criteria ......................................................................................................................... 29
Development Area 3 Special Requirements Plan ................................................................................................... 31
6
6.1
6.2
Development Area 4 ............................................................................................................................................. 32
Development Area 4 Design Criteria ......................................................................................................................... 32
Development Area 4 Special Requirements Plan ................................................................................................... 34
LATITUDE 32 DESIGN GUIDELINES
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Appendices
Appendix A:
Road Reserves
Appendix B:
Application Form and Checklist
Appendix B:
Latitude 32 Design Guidelines Glossary
Appendix C:
Glossary
Appendix D:
Development Area Landscape Master Plans
Figures
Figure 1
Locality Plan .......................................................................................................................................................... 1
Figure 2
Development Area Plan ..................................................................................................................................... 4
Figure 3
Application flow chart ......................................................................................................................................... 5
Figure 4
Signage concept ................................................................................................................................................. 7
Figure 5
Application of setbacks .................................................................................................................................... 10
Figure 6
Built form demonstration of setbacks ............................................................................................................. 10
Figure 7
Site layout diagram ............................................................................................................................................ 11
Figure 8
Building orientation diagram ............................................................................................................................ 11
Figure 9
Examples of appropriate site layout and orientation .................................................................................. 12
Figure 10
Examples of appropriate signage ................................................................................................................... 14
Figure 11
Examples of appropriate fencing ................................................................................................................... 15
Figure 12
Examples of appropriate development within the McLaren Avenue Sector and McLaren Town
Centre .................................................................................................................................................................. 24
Figure 13
Examples of setback requirements to noise buffer ...................................................................................... 27
Figure 14
Indicative Layout for lots subject to the Parmelia Gas Pipeline Buffer ..................................................... 33
Figure 15
Indicative Layout for lots subject to the Dampier to Bunbury Natural Gas Pipeline, the Parmelia
Gas Pipeline and Gas Interchange Buffer .................................................................................................... 33
LATITUDE 32 DESIGN GUIDELINES
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Latitude 32 Design Guidelines
Latitude 32 Industry Zone
The
Hope
Valley-Wattleup
Redevelopment
Project
(herein
referred
to
as
Latitude
32),
incorporating approximately 1,400
hectares of land, is strategically
located within the Western Trade
Coast (WTC) Figure 2. The WTC is
made up of four estates, of which
one is Latitude 32. Latitude 32 has
been planned to complement the
other estates within the WTC by
supplying general and transport
industrial land to support the strategic
heavy and special industrial projects.
Latitude 32 is located in close
proximity to existing and planned
service and transport infrastructure,
including access to road, rail and sea
and as such is able to support the
continued growth of industry within
Perth and greater Western Australia.
These Design Guidelines provide
“easy to apply” design principles and
criteria ensuring a consistently high
standard
of
development
is
maintained from the earliest buildings
through to the final stages of
development.
Figure 1
Locality Plan
The blend of well-designed buildings
and
quality
landscaping
will
contribute to Latitude 32 being a
pleasant working environment and
should assist developers and owner
occupiers
to
maintain
their
investment.
LATITUDE 32 DESIGN GUIDELINES
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Key Objectives
The key objectives of the Design Guidelines are:
●
To achieve an attractive and unified development by placing an emphasis on a
combination of quality landscaping and well designed, functional and efficient buildings.
●
To avoid unsightly and poorly planned developments to protect the investment of all
developers and owners.
Land use and development within Latitude 32 is governed by the provisions of the Hope ValleyWattleup Redevelopment Project Master Plan (the Master Plan), localised structure plans for each of
the Development Areas and the Latitude 32 Design Guidelines.
The development of Latitude 32 in key stages, allows for the release of land in accordance with
market demand and the establishment and provision of essential infrastructure required to support
each Development Area, and the wider industrial area in a co-ordinated manner.
Design Guideline Development and Review
The Latitude 32 Design Guidelines have been prepared in accordance with and for the purpose of
Clauses 2.2 and 6.2.14, and adopted in accordance with Clause 2.4 of the Master Plan.
These Design Guidelines apply to all development within Latitude 32. The Design Guidelines consist
of a three part document:
●
Part One: Latitude 32 Design Principles, sets out the design principles applicable to all
development within Latitude 32.
●
Part Two: Latitude 32 Design Criteria sets out the lot specific design criteria applicable to all
lots within Latitude 32.
●
Part Three: Development Area Design Criteria, sets out the lot specific design criteria
applicable to lots within each Development Area (Refer Figure 2):
–
–
–
–
–
–
–
Part Three A:
Part Three B:
Part Three C:
Part Three D:
Part Three E:
Part Three F:
Part Three G:
Flinders Precinct
Development Area 2
Development Area 3
Development Area 4
Development Area 5
Development Area 6a
Development Area 6b
The Part One and Two provisions have been established, with Part Three provisions to be developed
in conjunction with the structure planning of each Development Area. The Design Guidelines are
advertised and adopted concurrently with the relevant Structure Plan.
LATITUDE 32 DESIGN GUIDELINES
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In the instance where there are inconsistencies between Part One or Part Two and the relevant Part
Three text, Part Three shall prevail.
The Design Guidelines include a glossary of specialist terms used within the text. These terms are in
blue through the document and definitions can be found within Appendix B - Glossary.
It is acknowledged that as Latitude 32 develops, drivers for development and needs of users may
change. These changes may result in a provision(s) of the Design Guidelines may impact
implementation, or no longer being relevant, due to the time lapse between preparation of the
Design Guidelines and development occurring. As such, a review process is necessary to ensure the
Design Guidelines remain relevant and allow for the activation of development in Latitude 32.
The review process is to be undertaken by the Responsible Authority every 5 years. Amendments
proposed to the Design Guidelines must be referred to the Responsible Authority for comment as
required by Clause 2.4 of the Master Plan.
It is intended the review will look at the provisions relating to Parts Two and Three, and will allow for
the on-going flexibility and activation in development. The review must take into account the
relevance of the provisions of the Design Guidelines to the current development context, and
market requirements along with the outcomes seen through the build out of Development Areas to
date.
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Figure 2
Development Area Plan
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Application of Design Guidelines
This document provides a guide for developers to
assist in the design of public areas, buildings and
associated lot layout to ensure a cohesive and
functional industrial area, which provides
appropriate levels of amenity.
This document provides:
●
Part One - design principles applicable
to signage and road reserves across the
estate.
●
Part Two - design criteria on an overall
estate basis.
●
Part Three - design criteria specific to the
relevant Development Area following
structure plan approval. All criteria must
be met to the satisfaction of the
Responsible Authority.
The design principles and criteria allow for
flexibility in design and design layout, to allow for
the unique requirements of each user. However a
level of consistency is applied across the
requirements, in order to provide quality
landscaping, and well designed, functional and
efficient buildings throughout the estate.
Planning Applications must be assessed and
determined by the Responsible Authority as per
Figure 3.
Figure 3 – Application flow chart
LATITUDE 32 DESIGN GUIDELINES
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Part One: Latitude 32 Design Principles
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1
Latitude 32 Design Principles
The following provisions set out the general principles for development within Latitude 32, which are
not specific to individual lots. The co-ordination of these design elements and principles will ensure
consistency is achieved across Latitude 32.
1.1
Estate Signage
Estate Signage must be designed and
constructed in accordance with the following
principles:
●
Estate signage must be appropriately
designed and located to not be
excessive in quantity, scale or form.
●
Locations for estate signage are
mandated
through
the
relevant
structure plan and Special Requirements
Plan for each Development Area
(located in Part Three).
●
Estate signage must incorporate the
Western Trade Coast Logo, ‘Latitude 32
Industry
Zone’
Logo
and
the
Development Area name as per the
concept design (Figure 4).
Figure 4 – Signage concept
1.2
Road Reserves
The treatments within road reserves are complementary to the Design Guidelines. Roads should
generally be designed as per the specifications set out in Appendix A.
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Part Two: Latitude 32 Design Criteria
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2
Lot Specific Design Principles
2.1
Setbacks
Development must be setback from boundaries in accordance with the following setback
requirements outlined in Table 1, in order to ensure an appropriate and consistent streetscape
interface is achieved. Figure 5 provides an example for application of setbacks and Figure 6
demonstrates a built form example of the setback requirements.
15m
21m
CONDITIONS
15m
MAXIMUM
MAIN BUILDING
MASS SETBACK
3m
MINIMUM MAIN
BUILDING MASS
SETBACK
MAXIMUM
OFFICE SETBACK
Primary
Setback
for lots
which are
NOT within
a bushfire
prone
area
MINIMUM
OFFICE SETBACK
Setback Requirements
SETBACK
Table 1

Unless otherwise specified, local distributor roads as
identified within the relevant Special Requirements
Plan in Part 2 are considered to be the primary
frontage for all for all lots fronting onto them (including
corner lots).

The main building mass must be attached to the

The main building mass must be setback a minimum
office component.
of 3m from the front façade of the office component.
Primary
Setback
for lots
which ARE
within a
bushfire
prone
area
3m*
15m*
15m#
21m#
Lots which are located within bushfire prone areas are
nominated on the relevant Special Requirements Plan in
Part Three.
*Office components may be located toward the rear of
the site where it is necessary to locate outside the bushfire
prone
area
requirements.
and
meet
bushfire
management
Specific design criteria relating to the
location of offices in this instance is provided in Part Three.
#Where
offices are located to the rear and the main
building mass makes up the primary façade the design
must incorporate one additional articulation element in
as detailed within Building Form and Character.
Secondary
Setback –
Corner
Lots
3m
Side and
Rear
Setbacks
As per BCA requirements
6m
11m
16m
Unless
mandated
within
the
relevant
Special
Requirements Plan the primary and secondary frontage
on corner lots shall be determined by the proponent in
consultation with the Responsible Authority.
On a nil side setback, the external finish on the wall must
provide a level of detail and interest where visible to
adjacent lots or streets as detailed within Building Form
and Character.
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Figure 5
Application of setbacks
LATITUDE 32 DESIGN GUIDELINES
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Figure 6
Built form demonstration of setbacks
10
2.2
Site Layout and Building Orientation
Site layout and building orientation, for lots not located within a Bushfire Prone Area, must be
designed in accordance with the following requirements to allow for legibility, efficient use and safe
operations on the site:
●
Office / administrative areas, including the office component, must be designed as focal
points to the front of the site (refer Figure 7 for an example), and must include a canopy or
verandah over the main entrance facing the public street or parking area (canopies may
encroach into the setback).
●
Operational areas must be located to the rear of the site, behind the office / administrative
area.
●
Operational areas (including service, storage and bin areas) must be behind the front
building line and screened from the street.
●
On corner sites, buildings must be located and designed to address both street frontages
(refer Figure 8 and Figure 9 for examples), with the priority to be the primary street frontage.
●
Buildings must be oriented and/or designed to respond to passive solar design, prevailing
winds, and encourage the use of natural light by:
– Maximising north and south exposure;
– Providing shading through awnings and landscape.
Figure 7
Site layout diagram
Figure 8
Building orientation diagram
Note: For lots located within bushfire prone areas, site layout is to be consistent with the setbacks and associated conditions
set out in section 2.2. In addition, sufficient separation of administrative and operational activities must occur in line with the
intentions of this requirement.
LATITUDE 32 DESIGN GUIDELINES
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Figure 9
2.3
Examples of appropriate site layout and orientation
Site Cover
Developments must have an enclosed building footprint consistent with the following coverage
requirements:
SITE AREA
COVERAGE REQUIREMENT / MINIMUM
ENCLOSED BULDING AREA
Sites up to 1ha
20% of the lot area
Sites 1ha and above
10% of the lot area or 2000m² whichever is
greater
LATITUDE 32 DESIGN GUIDELINES
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2.4
Built Form and Character
The design of buildings must reflect the following design characteristics to ensure a consistent, high
quality standard of design throughout the estate:
●
Front façades must address the primary
street frontage and provide a
corporate image and clearly identify
the main entrance point. (1)
●
Front façades must use no less than
two (2) types of primary building
materials to create variety and interest.
(1)
(3)
(2)
(2)
●
Light coloured roof and wall materials
are generally to be used to reduce
heat gain.
No less than three (3)
colours must be incorporated into the
design. (3)
●
Solid walls should incorporate no less
than two (2) horizontal or vertical
elements such as banding or recessed
walls to avoid unbroken expanses of
blank wall. (4)
●
Where visible from the street, side
façades should be integrated into the
design of the front façade through use
of similar materials and colours.
(3)
(4)
(4)
●
Signage must be integrated into the
building design.
●
Where more than one building is proposed for a site, the design should be presented as an
integrated site layout and development using complementary built form, materials and colour.
LATITUDE 32 DESIGN GUIDELINES
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2.5
Vehicle Requirements
Crossovers, on-site manoeuvring and car parking must be designed to meet the proponents
operational requirements whilst ensuring safe and efficient vehicle movements:
●
All lots require the construction of a crossover. Subject to approval, additional access
points may be constructed to facilitate the effective use of the land for the proposed
purposes. Additional access may be approved if it can be demonstrated to the
satisfaction of the Responsible Authority that the access points will not impact on the
efficiency or safety of the road network.
●
All vehicles must be able to enter and exit the site in forward gear.
●
All vehicle parking must be provided for on-site and in accordance with the requirements
set out within the Master Plan.
●
Visitor and/or staff parking must be separated from operational areas such as truck
manoeuvring areas, loading areas, hard stand and external storage.
●
Design of car parking bays and manoeuvring areas must be in accordance with Australian
Standard AS2890 and are to be constructed and sealed to the satisfaction of the
Responsible Authority.
2.6
Lot Specific Signage
Any signage proposed as part of the development shall be designed in accordance with the
following (refer Figure 10 for photographic examples):
●
Signage must be designed and located in accordance with the relevant laws or policies of
the Responsible Authority to ensure a consistent and orderly approach to signage within the
estate.
●
Any signage attached to buildings must be integrated into the building design.
●
One free standing pylon or composite sign is permitted per lot. Where there are multiple
tenancies the sign may have one panel per tenancy.
Figure 10
Examples of appropriate signage
LATITUDE 32 DESIGN GUIDELINES
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2.7
Fencing
All fencing proposed as part of the development shall be designed and constructed in accordance
with the following (refer Figure 11 for photographic examples):
●
Where installed, the required standard for front fencing on primary and secondary street
frontages is 1800m high black garrison fencing.
●
There must be 0.3m separation distance between fencing and underground services to
avoid conflict in footings.
●
Side and rear fencing is permitted to the standard of 1800mm high black PVC coated link
mesh with black posts, fittings and gates. ●
Barbed wire must not be installed forward of the building line.
Figure 11
2.8
Examples of appropriate fencing
Energy Management and Lighting
In addition to the building orientation requirements, the following energy management criteria must
be applied to promote energy efficiencies in design:
●
The design of buildings must optimise natural lighting and cross-ventilation in accordance
with local climatic conditions for heating and cooling of buildings.
●
Energy consumption for developments must be in accordance with the relevant BCA JV3
requirements (certification of compliance required to be provided).
●
External lighting must be contained within the site and not directed beyond the lot
boundary in order to avoid adverse impacts on adjacent properties and passing motorists.
LATITUDE 32 DESIGN GUIDELINES
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2.9
Water Management
●
Water management measures must be incorporated into the design as per BCA standards
in order to ensure effects of rainfall events are managed to avoid adverse impacts on
developments and natural areas.
●
Landowners are encouraged to install rainwater tanks appropriately sized for the
development to provide for water reuse in toilet and irrigation systems (if practical).
●
Where industrial processes create liquid effluent or require wash down areas, the
incorporation of on-site containment, management and appropriate disposal is required.
2.10
Landscaping
Landscaping of each lot shall be in accordance with the following requirements:
●
Landscaping must be incorporated into the design in order to allow for appropriate levels
of amenity within the industrial area, integrating with the form and function of proposed
developments to provide visually pleasing interfaces.
●
A detailed landscape plan is to be provided with any Planning Application indicating all
areas of soft and hard landscaping, and including materials and plants to be used.
●
The area between the building and the street must incorporate landscaping and/or
parking elements. A 3m soft landscaping strip must be provided adjacent to the front
boundary.
●
Soft landscaping is to be consistent with the water-wise species and densities listed within
the planting list in Appendix D.
The species list is to be a generic guide with formal
approval of species to be at the discretion of the Responsible Authority at the time of
detailed design.
●
Where irrigation is required, watering of soft landscaping areas is to be provided by
automatic, electronic controlled, drip irrigation systems.
●
Shade trees must be provided within car parking areas at a rate of 1 per every 4 car
parking bays on the site.
●
Dry grass is permitted provided that no irrigation of these areas is required.
●
Soil conditioner (humus) is to be used in all planted areas to help retain soil moisture and
nutrients. All planted areas shall be mulched with 75mm thick mulch to help the water
retention properties of the soil.
●
No invasive plant species are to be planted within 100m of any Bush Forever site,
Conservation Area or Key Natural Area.
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2.11
Buffers
Design requirements in relation to specific buffers within Latitude 32 (as depicted on the relevant
Special Requirements Plan) are set out as follows:
2.11.1 Gas Pipelines
●
Lots within the 45m and 85m buffers required by the Dampier to Bunbury Natural Gas
Pipeline, Parmelia Natural Gas Pipeline and the Gas Interchange must be designed to
ensure:
–
All sensitive uses, being commercial or office developments are located outside of
the applicable buffer.
–
Activities within the buffer are limited to hardstand, lay down, parking and storage
and landscaping.
–
Any proposed development within the buffer must provide a Pipeline Risk
Management Plan endorsed by the pipeline owner.
2.11.2 Waste Water Pump Station
Odour sensitive land uses including, but not limited to, commercial and / or offices on sites
surrounding waste water pump station sites, must remain outside of the 30m buffer to the wet well,
located within waste water pump station facilities.
2.11.3 Western Power Easement
All applications for the use and development of land affected by a Western Power easement shall
be referred to Western Power for its consideration. Developers / designers are encouraged to liaise
with Western Power’s Environment and Land Management Branch, prior to the preparation of plans
for any development in the vicinity of any Western Power easement.
Windows and openings on façades directly facing the easement are to be minimised. Where
administrative buildings require windows and openings facing the easement, appropriate noise
attenuation measures are to be imposed to negate potential acoustic effects from the power lines.
2.11.3.1
Requirements for 330kV Power Lines
All development and subsequent use of land on lots, which are subject to the Western Power
Easement, are subject to compliance with Western Power’s Standard Easement Conditions (refer to
Western Power’s website for further information http://www.westernpower.com.au/network-projectsyour-community-easements.html). A summary of these is outlined below:
●
Altering or disturbing the present level of the surface of the land within the easement
except in the course of normal farming operations or otherwise with the prior written
consent of Western Power on each occasion.
LATITUDE 32 DESIGN GUIDELINES
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●
Constructing, erecting or setting up of any building, structure or improvement within the
easement other than a fence or trellis not exceeding two metres in height from the natural
surface of the land, earthed to the satisfaction of Western Power in the case of a metallic
fence or trellis.
●
Constructing, erecting, setting up, improving, enlarging or altering any contour bank,
fenced storm water drain or compensating basin, or fenced artificial lake within the
easement without prior written consent of Western Power.
●
Growing, cultivating or maintaining any vegetation exceeding one metre in height from the
natural surface of the land within the easement.
●
Stacking, placing or storing any material within the easement.
●
Bringing within the easement any vehicle or machinery, which together with any
attachment, aerial or accessory exceeds 4.5 metres in height from the natural surface of
the land.
●
Parking or leaving stationary within the easement any vehicle or machinery exceeding 2.5
metres in height from the natural surface of the land.
●
Bringing onto or permitting to be brought onto the easement any explosives, flammable or
unstable substance or material other than agricultural crops.
●
Blasting or permitting any blasting within the easement.
●
Carrying on or permitting to be carried on any activity or operation, which endangers the
safety of the transmission works or the safe, efficient and continuous operation of those
works.
2.11.4 Bushfire Prone Areas
●
Lots within the bushfire prone area, being 100m from the edge of the nearest classified
vegetation will need to be constructed to enhanced bushfire resilient standards to the
degree necessary, eliminating the need for any Hazard Separation Zone to manage
potential bushfire threats.
Assessment of the proposed structures against the current
provisions of any relevant Australian Standards and DFES requirements must be undertaken
at the time of development.
●
On lots located within 100m of classified vegetation, buildings (including offices) may be
located outside of the bushfire prone area (100m) to reduce costs associated with
achieving appropriate BAL levels. Where located toward the rear, offices must be located
as close as possible to the front of the site.
2.11.5 Wetlands
Lots within the vicinity Conway Road Swamp, Long Swamp, Hendy Road Swamp and Wattleup
Swamp may be located within the 200m management buffer as depicted on the relevant Special
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Requirements Plan. Special consideration of land uses is required for lots wholly or partially located
within this buffer as per the Section 7.3.3 of the Master Plan, the Environmental Protection Act 1986
and Regulations 1987, and the Latitude 32 Biodiversity Strategy Review (Biodiversity Strategy Review).
All development within the 200m wetland management buffer shall be referred to the Office of the
Environmental Protection Agency for review.
All development shall be required to demonstrate their appropriateness to be developed within the
200m wetland management buffer, and will be assessed against the following criteria:
●
Type of development and operational activities to ensure compatibility and
appropriateness for activities to be established within the wetland management buffer.
Compatibility and appropriateness are to be determined via assessment against the
information as set out within Clauses 7.3 and 7.4 of the Master Plan and the Biodiversity
Strategy Review.
●
Where a land use is listed or considered to be prescribed premises under Part V and
Appendix B of the Environmental Protection Act 1986 and Regulations 1987 it is not
considered to be appropriate to be established within the wetland buffer.
●
Developments which include the storage, handling and/or management of dangerous
goods and chemicals are not considered to be appropriate to be established within the
wetland management buffer.
●
The details of the operations of the developer and the past track record of environmental
practises shall be provided to ensure the surrounding environment will not be compromised
by the establishment of the development.
●
A proposed management system must be provided to ensure development and operations
are appropriate to be established within the wetland management buffer.
●
All developments must include a closed system to ensure no offsite discharges occur.
Additionally, all proposed development must be in accordance with the requirements of the
Biodiversity Strategy Review (2015) and Water Management Strategy.
2.12
Levels
Developments must comply with the levels identified within the relevant Development Area structure
plan and the Latitude 32 Planning Policy 2.2 - Levels Planning.
2.13
Interfaces
Design requirements in relation to specific interfaces within Latitude 32 are set out as follows:
2.13.1 Wetland and Bush Forever
●
All lots within 100m of conservation areas and Key Natural Areas (wetlands and Bush
Forever sites) must utilise planting that is non-invasive and preferably local provenance
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species that provide habitat for fauna. All species must be approved by the Responsible
Authority.
●
Lots directly adjacent to conservation areas must provide appropriate protection through
fencing and controlled access to these areas.
●
Any earthworks or batters associated with development on lots adjacent the wetlands or
Bush Forever site must be contained within the lot boundaries and outside of the 50m
wetland management buffer.
●
All hard edges (e.g. fire access) to wetlands shall be located outside of the 50m wetland
management buffer. These edges shall be appropriately cleared and maintained.
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Part Three: Development Area Design Criteria
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3
Flinders Precinct
3.1
Flinders Precinct Design Criteria
The design criteria outlined below is to be read in conjunction with the Flinders Precinct Special
Requirements Plan, refer Section 3.2.
3.1.1
Existing Development
Existing development within Flinders Precinct, established in accordance with the Flinders Precinct
Design Guidelines 2008 or 2011, shall retain existing use rights in relation to any inconsistencies with
the design guidelines. Any modifications or improvements to the buildings must be undertaken in
accordance with the requirements of Part Two of the Design Guidelines and the provisions set out
below.
3.1.2
McLaren Avenue Sector
The Flinders Precinct Special Requirements Plan notes lots which are located within the McLaren
Avenue Sector. The clustering of small scale multiple industrial strata developments is encouraged
within this area to enable a higher density of strata development to occur, and facilitate a greater
number of businesses and associated employment densities in close proximity to the Town Centre.
3.1.2.1 Land Uses
Land Uses within the McLaren Avenue Sector are to be consistent with those uses outlined within
Table 1 of the Master Plan.
3.1.2.2 Setbacks
The setbacks associated with the McLaren Avenue Sector vary from the general setbacks as follows:
●
Primary setbacks: The front facade of the primary building shall be located between 5m
and 16m of the primary frontage, allowing for parking to be located between the front
facade and front boundary.
●
Secondary setbacks: Buildings are to be located between 3m and 11m from the secondary
frontage.
3.1.2.3 Site Coverage
The minimum site coverage for the commercial area is to be 20% of the total lot area.
3.1.2.4 Building Orientation and Design
●
Primary façades are to be designed and constructed in accordance with the provisions of
Building Form and Character as set out in Part Two of the Design Guidelines.
●
Secondary façades are to be integrated into the design of the primary facade and include
one additional element of articulation as set out in Building Form and Character as set out
in Part Two of the Design Guidelines, ensuring blank walls are avoided.
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Building heights within the McLaren Avenue Sector are limited to three (3) storeys.
●
Buildings must have a direct relationship with the adjacent car parking areas. Clearly
defined pedestrian pathways and entrances must be provided between car parking areas
and building entrances.
●
Materials within the McLaren Avenue Sector are to be of a high quality such as steel, glass,
metal cladding, rendered brick or where appropriate sufficiently articulated concrete
panels. All materials shall be generally consistent with those utilised in the surrounding area.
●
Well defined entrances shall be provided to front façades in order to provide legibility and
a focal point.
3.1.3
McLaren Town Centre
The Flinders Precinct Special Requirements Plan notes lots which are located within the McLaren
Town Centre. The McLaren Town Centre will form the central business community and commercial
centre focus for the Flinders Precinct, providing a high level of social amenity for employees and
visitors.
3.1.3.1 Land Uses
Land Uses within the McLaren Town Centre are to be consistent with those uses outlined within Table
1 of the Master Plan.
3.1.3.2 Setbacks
The setbacks associated with the McLaren Town Centre vary from the general setbacks as follows:
●
Primary setbacks / Secondary setbacks: The front facade of the primary building may be
located at a nil setback from the primary street frontage.
3.1.3.3 Site Coverage
The minimum site coverage for the commercial area is to be 30% of the total lot area.
3.1.3.4 Building Orientation and Design
●
Primary façades are to be designed and constructed in accordance with the provisions of
Building Form and Character as set out in Part Two of the Design Guidelines.
●
Secondary façades are to be integrated into the design of the primary facade and include
one additional element of articulation as set out in Building Form and Character as set out
in Part Two of the Design Guidelines, ensuring blank walls are avoided.
●
Building heights within the McLaren Town Centre are limited to three (3) storeys.
●
Buildings must have a direct relationship with the adjacent car parking areas. Clearly
defined pedestrian pathways and entrances must be provided between car parking areas
and building entrances.
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Materials within the Town Centre are to be of a high quality such as steel, glass, metal
cladding, rendered brick or where appropriate sufficiently articulated concrete panels. All
materials shall be generally consistent with those utilised in the surrounding area.
●
Well defined entrances shall be provided to front façades in order to provide legibility and
a focal point.
3.1.3.5 Landscaping
Where development is not located at a nil setback, a 3m minimum landscaping strip shall be
implemented along external boundaries (refer Figure 12 for examples).
Figure 12
Examples of appropriate development within the McLaren Avenue Sector and McLaren Town
Centre
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Flinders Precinct Special Requirements Plan
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4
Development Area 2
4.1
Development Area 2 Design Criteria
The design criteria outlined below is to be read in conjunction with the Development Area 2 Special
Requirements Plan, refer Section 4.2.
4.1.1
Interfaces
The Special Requirements Plan notes lots within Development Area 2 which are subject to specific
interface considerations:
4.1.2
Fremantle Rockingham Controlled Access Highway (FRCAH)
●
Lots directly abutting the future FRCAH will not have any form of access/from to the road.
All access and crossovers must be to the internal local road.
●
All façades facing the future FRCAH shall be subject to the provisions set out in Building
Form and Character, having particular regard to those provisions relating to front façades.
●
The required standard for fencing on boundaries facing the future FRCAH is 1800m high
black garrison fencing.
●
All storage and lay down areas fronting onto the future FRCAH shall be screened through
the use of landscaping and/or screening panels. Consideration must be given to the visual
outlook from the future FRCAH.
4.1.2.1 Midland – Kwinana Railway Line
●
Landscaping and/or screening is to be provided along boundaries which directly abut the
rail reserve. Species and densities are to be consistent with the relevant Landscaping
Master Plan in Appendix C and at the final discretion of the Responsible Authority.
4.1.2.2 Wattleup Road / Dalison Avenue Future Investigation Areas
Lots identified within a FIA as shown on the Special Requirements Plan must comply with the
applicable provisions of the relevant Development Area structure plan.
4.1.3
Buffers
The Special Requirements Plan identifies lots within Development Area 2 which are subject to
specific buffer considerations:
4.1.3.1 Railway Buffers
●
Vibration
– 15m setback to development from the edge of the rail corridor.
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●
Noise
– Where possible offices should be located outside of the railway noise contour (within the
70 - 75 dB(A) noise contour and above) in order to ensure compliance with AS 2107:2000
(refer Figure 13 for an example).
– Lots within the noise buffer shall ensure office structures are designed, oriented and
constructed from suitable materials in order to meet AS 2107:2000.
Figure 13
Examples of setback requirements to noise buffer
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4.2
Development Area 2 Special Requirements Plan
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5
Development Area 3
The design criteria outlined below is to be read in conjunction with the Development Area 3 Special
Requirements Plan, refer Section 5.2.
5.1
Development Area 3 Design Criteria
5.1.1
Interfaces
The Special Requirements Plan notes lots within Development Area 3 which are subject to specific
interface considerations:
5.1.1.1 Abercrombie Road / North South District Distributor Road (NSDDR)
●
No direct vehicle access or egress to and from lots is permitted from the NSDDR. All access
and crossovers must be to the internal Local Distributor Road or Local Road as specified on
the Special Requirements Plan.
●
All buildings must address the internal road network as the primary road.
●
All façades facing the NSDDR shall be subject to the provisions set out in Building Form and
Character, having particular regard to those provisions relating to front façades.
●
All storage and laydown areas fronting onto the NSDDR shall be screened through the use
of landscaping or screening panels. Consideration must be given to the visual outlook from
the NSDDR.
5.1.1.2 Rural Interface
Activities abutting or adjacent to rural lots (as depicted on the relevant Special Requirements Plan)
shall minimise any significant effects of industrial activities on the use and enjoyment of the rural land
and demonstrate compliance with the following:
●
All buildings and operational areas must be set back a minimum of 5m from the shared
boundary.
●
Visual and/or acoustic screening must be provided to all direct interfaces. This screening
can be achieved through placement of the building (where appropriate), screening
panels, and landscaping adjacent to the shared boundary. Consideration must be given
to the visual outlook created by the screening on the adjacent lot.
●
Proposed land uses and activities in this area must demonstrate that there will be no
significant adverse impacts such as visual, noise, dust, or vibrations, on rural properties.
5.1.2
Buffers
The Special Requirements Plan notes lots within Development Area 3 which are subject to specific
buffer considerations.
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5.1.2.1 Alcoa Buffer
●
Lots within the 50m buffer from the Alcoa operations are subject to the following
requirements to reduce and mitigate potential noise, dust and engineering impacts:
– Visual and acoustic screening in association with landscaping must be provided to
office uses or external recreation areas to provide screening from activities associated
with Alcoa processes.
– Any excavation or piling within the buffer is must be maintained on site and engineered
to maintain stability of lots and the Alcoa residue lakes.
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5.2
Development Area 3 Special Requirements Plan
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31
6
Development Area 4
6.1
Development Area 4 Design Criteria
The design criteria outlined below is to be read in conjunction with the Development Area 4 Special
Requirements Plan, refer Section 6.2.
6.1.1
Interfaces
The Special Requirements Plan notes lots within Development Area 4 which are subject to specific
interface considerations:
6.1.1.1 Phillips Road / North South District Distributor Road (NSDDR)
●
No direct vehicle access or egress to and from lots is permitted from the NSDDR where an
alternative access point can be achieved.
●
All buildings must address the internal road network as the primary road.
●
All façades facing the NSDDR shall be subject to the provisions set out in Built Form and
Character, having particular regard to those provisions relating to front façades.
●
All storage and laydown areas fronting onto the NSDDR shall be screened through the use
of landscaping or screening panels. Consideration must be given to the visual outlook from
the NSDDR.
6.1.2
Setbacks (for those lots subject to Pipeline and Gas Interchange Buffers)
Lots directly to the west of the Dampier to Bunbury Natural Gas Pipeline, Parmelia Natural Gas
Pipeline and Gas Interchange as denoted on the Special Requirements Plan are subject to the
following requirements / variations to the Part Two requirements in order to respond to existing
constraints:
●
Warehouse buildings may be setback a minimum of 5m from the front boundary provided
that where warehouse buildings are located forward of 15m, the following requirements are
met:

–
A minimum of three (3) types of building materials are incorporated into the facades
of both the office and warehouse components
–
Solid walls must incorporate no less than two (2) horizontal or vertical elements such as
banding or recessed walls to avoid unbroken expanses of blank wall.
–
Car parking is to be located directly behind the office and or warehouse with
provisions for suitable and safe access to buildings.
Lots within the 45m and 85m buffer are subject to the following streetscape setback
variations in order to respond to constraints created by the pipeline buffers:
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●
Figure 14
–
Where the easement is located at the primary street frontage, office and or
warehouse buildings must be located at 50m from the primary street frontage (45m
from the edge of the pipeline corridor), refer Figure 19.
–
Where the buffer is located to the rear boundary, office and or warehouse buildings
must be located to a maximum of 5m from the primary street frontage, refer Figure
20.
–
Car parking areas shall be located directly in front of the administrative component.
Lots within the 45m and 85m buffer are subject to the following site layout and building
orientation variations:
–
Operational areas may be located forward of the administrative areas provide:
–
Operational areas must be setback a minimum of 10m from the front boundary.
–
Appropriate and clearly marked
administrative areas is provided.
–
Any operational areas forward of the administrative area must be screened from the
road frontage through screen panels and landscaping.
Indicative Layout for lots subject to the
Parmelia Gas Pipeline Buffer
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separation
Figure 15
of
operational
areas
is
from
Indicative Layout for lots subject to the
Dampier to Bunbury Natural Gas Pipeline,
the Parmelia Gas Pipeline and Gas
Interchange Buffer
33
6.2
Development Area 4 Special Requirements Plan
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Appendix A:
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Road Reserves
35
Cross Sections
Note: The cross sections provided demonstrate an indicative configuration which may vary between
Development Areas. Please refer to the relevant Structure Plan for the final cross sections relating to each
particular Development Area.
District Distributor Road (Anketell Road to Rowley Road)
The following specifications shall be incorporated into the design and construction of all District
Distributor Roads within Latitude 32:
District Distributor Road (Anketell Road to Rowley Road) cross section
District Distributor Road (Dalison Avenue to Russell Road) cross section
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ASPECT
SPECIFICATION
Road
Paving
Minimum sealed carriageway width of 8.5m in each direction including traffic
lanes (2x 3.5m) and shoulders (1.5m) at a maximum 3% grade separated by a
planted median (width dependant on location along road) and bordered by a
4.5m verge on each side.
Constructed from black/grey asphalt (bitumen) to the construction standards
required by the local authority. Line marking is to be in accordance with local
authority standards.
The colour and texture of the shoulder shall vary distinctly from the carriageway
and to be consistent with the colour and materials used in surrounding areas.
Footpath
Minimum of 3.0m on either edge of the road at a 2% grade constructed of
Paving
concrete with a brushed finish to local authority specifications. Coloured
concrete may be permitted where it is consistent with adjacent development.
Where street furniture is to be located on the footpath a minimum of 1.2m of
unobstructed path shall remain clear.
Where the footpath abuts a retaining wall the path shall be extended to the
retaining wall.
Lighting
Australian Standard 1158.1.1 Category V2
250W sodium luminaries on 10.5m high aluminium poles at 55m spacing (for
underground power) or 9m high aluminium poles at 50m spacing (for overhead
power).
The use of compact fluorescent luminaries is encouraged and may be installed
with the approval of Western Power.
Signage
Limited to street name signs or signs referencing community facilities.
To be installed at a height of 2500mm-3000mm on light poles wherever possible.
Where it is not possible to be installed on light poles signage shall be installed on
3600mm 50NB pipe of stainless steel or galvanized metal.
Sign dimensions are to be 200mm in height with a blade suitable for the length of
the street name, and inclusive of 270mm for the local authority logo (to be aligned
to the top of the street name text).
Lettering is to be 100mm Helvetica Med. Condensed - Class 2 Blue on a Class 2
White double sided reflective blade.
Landscape
All landscaping must be waterwise and in accordance with the species listed
within the relevant Landscape Master Plan for each Development Area and/or as
approved by the local authority.
Median: Where a central median is included within the road reserve street trees
are to be spaced every 5m. Medians may contain dry planted groundcover or
dry grass.
Verge: Street trees are to be spaced every 5m. Only dry grass is permitted to be
planted within verges (no groundcovers or shrubs).
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Local Distributor Road (LDR) with Ecological Linkage
The following specifications shall be incorporated into the design and construction of all LDRs with
Ecological Linkages within Latitude 32:
Local Distributor Road with Ecological Linkage cross section
ASPECT
SPECIFICATION
Road Paving
Minimum sealed carriageway width of 5.5m in each direction, including traffic
lanes (4m) and shoulders (1.5m) at a maximum 3% grade separated by a 5m
planted median and bordered by a 2.7m verge to one edge and a 2.0m verge to
the other edge.
Constructed from black/grey asphalt (bitumen) to the construction standards
required by the local authority. Line marking is to be in accordance with local
authority standards.
The colour and texture of the shoulder shall vary distinctly from the carriageway
and to be consistent with the colour and materials used in surrounding areas.
Footpath
Paving
Minimum of 2.5m shared path shall be provided to one edge of the road, with a
1.8m path on the other edge.
Footpaths shall be constructed at a 2% grade constructed of concrete with a
brushed finish to local authority specifications. Coloured concrete (red asphalt)
may be permitted where it is consistent with adjacent development.
Where street furniture is to be located on the footpath a minimum of 1.2m of
unobstructed path shall remain clear.
Where the footpath abuts a retaining wall the path shall be extended to the
retaining wall.
Lighting
Australian Standard 1158.1.1 Category V5
150W sodium luminaries on 10.5m high aluminium poles at 55m spacing (for
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underground power) or 9m high aluminum poles at 50m spacing (for overhead
power).
The use of compact fluorescent luminaries is encouraged and may be installed
with the approval of Western Power.
Signage
Limited to street name signs or signs referencing community facilities.
To be installed at a height of 2500mm-3000mm on light poles wherever possible.
Where it is not possible to be installed on light poles signage shall be installed on
3600mm 50NB pipe of stainless steel or galvanized metal.
Sign dimensions are to be 200mm in height with a blade suitable for the length of
the street name, and inclusive of 270mm for the local authority logo (to be aligned
to the top of the street name text).
Lettering is to be 100mm Helvetica Med. Condensed - Class 2 Blue on a Class 2
White double sided reflective blade.
Furniture
Street furniture shall be limited to that required for the efficient operation of the
estate and provision of amenity for employees. All street furniture shall be hardwearing, constructed of materials and finishes consistent with the surrounding
development and shall be finished in an anti-graffiti coating.
Landscape
All landscaping must be waterwise and in accordance with the species listed
within the relevant Landscape Master Plan for each Development Area and/or as
approved by the local authority.
Median: Contains the 5m Ecological Linkage and provides a vegetation stratum of
an over-storey, mid-storey and understory for a broad range of avifauna, bats and
fauna. Medians may contain dry planted groundcover or dry grass.
Verge: Street trees are to be spaced every 5m. Only dry grass is permitted to be
planted within verges (no groundcovers or shrubs).
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Local Road with Ecological Linkage
The following specifications shall be incorporated into the design and construction of all Local Roads
which incorporate an Ecological Linkage within Latitude 32:
Local Road including Ecological Linkage cross section
ASPECT
SPECIFICATION
Road
Paving
Minimum sealed carriageway width of 5.5m in each direction including traffic lanes
(4m) and shoulders (1.5m)at a maximum 3% grade bordered by a 2.7m dual use
parking and planting strip on one edge and a 2.7m verge on the other.
Constructed from black/grey asphalt (bitumen) to the construction standards
required by the local authority. Line marking is to be in accordance with local
authority standards.
The colour and texture of the shoulder shall vary distinctly from the carriageway
and be consistent with the colour and materials used in surrounding areas.
Footpath
Paving
Minimum of 1.8m on either edge of the road at a maximum 2% grade constructed
of concrete with a brushed finish to local authority specifications. Coloured
concrete may be permitted where it is consistent with adjacent development.
Where street furniture is to be located on the footpath a minimum of 1.2m of
unobstructed path shall remain clear.
Where the footpath abuts a retaining wall the path shall be extended to the
retaining wall.
Lighting
Australian Standard 1158.3.1 Category P3
70W metal halide luminaries on 6.5m high aluminium poles at 60m spacing (for
underground power) or 40m spacing (for overhead power).
The use of compact fluorescent luminaries is encouraged and may be installed with
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the approval of Western Power.
Signage
Limited to street name signs or signs referencing community facilities.
To be installed at a height of 2500mm-3000mm on light poles wherever possible.
Where it is not possible to be installed on light poles signage shall be installed on
3600mm 50NB pipe of stainless steel or galvanized metal.
Sign dimensions are to be 200mm in height with a blade suitable for the length of
the street name, and inclusive of 270mm for the local authority logo (to be aligned
to the top of the street name text).
Lettering is to be 100mm Helvetica Med. Condensed - Class 2 Blue on a Class 2
White double sided reflective blade.
Furniture
Street furniture shall be limited to that required for the efficient operation of the
estate and provision of amenity for employees. All street furniture shall be hardwearing, constructed of materials and finishes consistent with the surrounding
development and shall be finished in an anti-graffiti coating.
Landscape
All landscaping must be waterwise and in accordance with the species listed within
the relevant Landscape Master Plan for each Development Area and/or as
approved by the local authority.
Parking nibs are to be constructed on both sides of the road at 8.3m centres and
allowing for a minimum 6.3m opening. Each nib is to contain one street tree and is
to be 100% mulched to the kerb/footpath.
Verge: contains the 5m Ecological Linkage and provides a vegetation stratum of
an over-storey, mid-storey and understory for a broad range of avifauna, bats and
fauna. Medians may contain dry planted groundcover or dry grass.
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Local Road
The following specifications shall be incorporated into the design and construction of all
Local Roads which do not incorporate a green link within Latitude 32:
Local Road cross section
ASPECT
SPECIFICATION
Road
Minimum sealed carriageway width of 11m including traffic lanes (4m)and shoulders
(1.5m) at a maximum 3% grade bordered by a 2.7m dual use parking and planting
strip on each side.
Constructed from black/grey asphalt (bitumen) to the construction standards
required by the local authority. Line marking is to be in accordance with local
authority standards.
The colour and texture of the shoulder shall vary distinctly from the carriageway and
be consistent with the colour and materials used in surrounding areas.
Paving
Footpath
Paving
Minimum of 1.8m at a maximum 2% grade constructed of concrete with a brushed
finish to local authority specifications. Coloured concrete may be permitted where
it is consistent with adjacent development.
Where street furniture is to be located on the footpath a minimum of 1.2m of
unobstructed path shall remain clear.
Where the footpath abuts a retaining wall the path shall be extended to the
retaining wall.
Lighting
Australian Standard 1158.3.1 Category P3
70W metal halide luminaries on 6.5m high aluminium poles at 60m spacing (for
underground power) or 40m spacing (for overhead power).
The use of compact fluorescent luminaries is encouraged and may be installed with
the approval of Western Power.
Signage
Limited to street name signs or signs referencing community facilities.
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To be installed at a height of 2500mm-3000mm on light poles wherever possible.
Where it is not possible to be installed on light poles signage shall be installed on
3600mm 50NB pipe of stainless steel or galvanized metal.
Sign dimensions are to be 200mm in height with a blade suitable for the length of
the street name, and inclusive of 270mm for the local authority logo (to be aligned
to the top of the street name text).
Lettering is to be 100mm Helvetica Med. Condensed - Class 2 Blue on a Class 2
White double sided reflective blade.
Furniture
Street furniture shall be limited to that required for the efficient operation of the
estate and provision of amenity for employees. All street furniture shall be hardwearing, constructed of materials and finishes consistent with the surrounding
development and shall be finished in an anti-graffiti coating.
Landscape
All landscaping must be waterwise and in accordance with the species listed within
the relevant Landscape Master Plan for each Development Area and/or as
approved by the Responsible Authority.
Parking nibs are to be constructed on both sides of the road at 8.3m centres and
allowing for a minimum 6.3m opening. Each nib is to contain one street tree and is
to be 100% mulched to the kerb/footpath.
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Appendix B:
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Application Form and Checklist
44
Planning Application Form
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Latitude 32 Design Guidelines Checklist
Lot #:_____________________ Street Address: _________________________________________________
Development Area: ______________________________________________________________________
Applicant details: ________________________________________________________________________
Compliance with Design Criteria
Design Criteria
Applicant
Checklist
Relevant Authority
Checklist
Achieved
Achieved Not
Achieved
Comments
Setbacks
Site
Layout
and
building orientation
Site Cover
Building Form
Character
and
Vehicle Requirements
Signage
Fencing
Energy Management
and Lighting
Stormwater
Management
Landscaping
Development Area –
Specific Requirements
Assessment
Date:
Signature:
Approved
Not Approved
Variations:
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Appendix C: Glossary
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TERM
DEFINITION
Amenity
means all those factors that combine to form the character of the
area and include present and likely future amenity.
means a change in the direction or depth of materials, either
horizontally or vertically in order to provide a high level of visual
interest to the facade.
means the predominant bulk of buildings proposed on the site, e.g.
warehouse buildings
means areas identified through a bushfire assessment that are
located within 100m of a bushfire risk area and are subject to
additional construction considerations to maintain the safety of
operations on the site.
means signage located at the key entrance points to each
precinct in order to provide locational information and a sense of
legibility to Latitude 32. Estate signage shall include reference to
Latitude 32, the Western Trade Coast and the specific precinct in
which it is located.
means colours such as creams, light greys and similar tones which
demonstrate low solar absorbency in order to avoid significant heat
gain in buildings.
means the area forward of 22m adjacent to the primary frontage
which is to be used for the purposes of the following uses: office,
parking, landscaping and approved product display and
pedestrian oriented activities.
means the area located to the rear of the site (from 22m, behind
the administrative component) utilised for the general operational/
industrial purposes associated with the land use.
means the predominant building material as observed from the
street frontage.
Banding or recessed
walls
Building Mass
Bushfire Prone Areas
Estate Signage
Light coloured roof
and wall materials
Office
/
Administrative Areas
Operational Areas
Primary
building
materials
Primary Setback
means the setback to the primary street frontage as depicted on
the special requirements plan or as agreed with the Responsible
Authority.
Secondary Setback means the setback to the secondary street frontage, being the
frontage that is not deemed to be the primary frontage as per the
above.
Setback Range
means the distance in which the front facade of a building (office
or main building mass) can be located from the front boundary.
Where a setback range between 15m-21m is applied the front
facade may not be located forward of 15m, or backward of 21m.
Any distance wtihin the range is acceptable in order to provide
flexibility for varying operational requirements.
Streetscape
means the relationship between the front facade, landscaping and
public areas of a site and the adjacent public realm. The
interface
streetscape interface assists in defining spaces and creating positive
environments within the industrial estate.
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Appendix D:
LATITUDE 32 DESIGN GUIDELINES
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Development Area Landscape Master Plans
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Landscape Master Plan – Development Area 2
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Landscape Master Plan – Development Area 3
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Landscape Master Plan – Development Area 4
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Species List – Plant Matrix
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Species List – Plant Imagery
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