Next Generation Planning

Transcription

1 Next Generation Planning Affordable Living Smart Growth Form-based codes SEQ Place Model A handbook for planners, designers and developers in South East Queensland 194

2 Next Generation Planning. A handbook for planners, designers and developers in South East Queensland First published 2011 by the Council of Mayors (SEQ), Copyright Council of Mayors (SEQ) and the State of Queensland (through the Department of Local Government and Planning) All rights reserved. ISBN The Council of Mayors (SEQ) and the Queensland Government support and encourage the dissemination and exchange of information. However, copyright protects this publication. The Council of Mayors (SEQ) and the State of Queensland have no objection to this material being reproduced, made available online or electronically but only if they are recognised as the owners of the copyright. Disclaimer: Whilst the Council of Mayors (SEQ) and the Queensland Government (the Owners ) believe this information will be of assistance to you, it is provided on the basis that you are responsible for making your own assessment of the topics discussed. The Owners expressly disclaim all liability for errors or omissions of any kind whatsoever or for any loss (direct or indirect), damage or other consequence arising from your reliance on the material. The material is provided on the understanding that the Owners are not, through the issuance of this information, engaging in rendering to you any legal or other professional service. Recipients are encouraged to seek independent advice if they have any concerns about the material. Copyright inquiries about this publication should be directed to the Council of Mayors (SEQ) via info@ seqmayors.qld.gov.au or in writing to PO Box GEORGE STREET QLD 4003.

3 Forewords Council of Mayors (SEQ) South East Queensland is a region renowned for liveability, our tin and timber houses, leafy streets and subtropical neighbourhoods. We are blessed with pristine natural landscapes, world class beaches and rural settings. Vibrant urban areas are part of our surroundings as our region grows, changes, diversifies and prospers. Good planning is needed to preserve what is best about living in SEQ while building the communities of the future. The Next Generation Planning handbook provides a planning toolkit to address these challenges. It is about improving affordability while ensuring liveability. It is about bringing more choice and better housing designs to SEQ. These guidelines are not statutory but provide ideas for people to choose what may apply to their own situation. Next Generation Planning will help planners to strengthen the regions identity in future development, especially new residential communities and renewal areas. Good planning today is essential to create the liveable communities of tomorrow. Councillor Campbell Newman The Right Honourable, the Lord Mayor of Brisbane, and the Council of Mayors (SEQ) Chairman

4 State Government Population and economic growth over recent years has brought many benefits as well as new challenges for South East Queensland. Managing growth while maintaining our regional character and enviable lifestyles is the reason that the Queensland Government, working with local governments, prepared the South East Queensland Regional Plan It is also the reason why the Queensland Growth Management Summit was held in March 2010, and why a new dedicated agency - Growth Management Queensland - was established to provide leadership in growth management. I am pleased that Next Generation Planning continues this collaboration between local and State governments. By studying some of SEQ s best housing, streets and neighbourhoods, the designs, strategies and references in Next Generation Planning will provide invaluable guidance when developing new planning schemes. The Next Generation Planning handbook forms another key step in the delivery of a comprehensive suite of planning tools for Queensland, delivered as part of Qplan; Queensland s planning, development and building system. Qplan incorporates all aspects of planning, from state planning policies and regional planning, right through to the local government planning schemes and building codes that influence the streetscapes in our neighbourhoods. Qplan includes a series of statutory tools to underpin Queensland s planning framework, as well as non statutory guidelines such as the Next Generation Planning handbook. Next Generation Planning builds upon the SEQ Regional Plan and provides the detailed guidance necessary to ensure that our growth is smart growth, and to make certain that our lifestyles and housing remain affordable for the next generation of South East Queenslanders. The Honourable Paul Lucas MP Deputy Premier, Attorney-General, Minister for Local Government and Special Minister of State

5 Federal Government Access to affordable and liveable housing is a key to building sustainable communities and a sustainable Australia. The National Housing Supply Council estimates the shortfall of housing supply nationally to rise to 308,000 dwellings by This pressure is particularly acute in places like South East Queensland that have experienced significant population growth. Improvements in land use and planning can make a considerable contribution to housing supply and affordability. I am pleased to be able to work with my colleagues in the state and local governments on this important project that will assist in accelerating housing and planning reform in South East Queensland. The fund provides grants to local governments and state and territory agencies to reduce housing related infrastructure and planning costs, and to pass these savings on to home purchasers. It is an important component in the Australian Government s $20 billion commitment to understanding and addressing issues affecting housing affordability. I am pleased to support this handbook through the Australian Government s Housing Affordability Fund and applaud the work of the Council of Mayors (South East Queensland) and the Queensland Government who have worked in partnership to produce it. If fully adopted across the region, the measures in the Next Generation Planning Handbook can streamline the assessment process for residential development by reducing assessment complexity - thereby reducing delays and costs. One of the great challenges for local governments across Australia is how to deliver developments that are supported by the community and efficient for industry. The handbook illustrates how planning can be done in a way that integrates the social, economic and environmental needs of the community. Funding for this project was provided through the Australian s Government s $450 million Housing Affordability Fund. The Hon Tony Burke MP Minister for Sustainability, Environment, Water, Population and Communities

6 Table of contents About this handbook 1 The need for a consistent approach 2 Affordable Living 3 Smart Growth in SEQ 3 Form-based codes 4 SEQ Place Model 4 Creating this handbook 5 How to use this handbook 5 PART A The guidelines Sub-regional and district scale The SEQ Place Model Natural Places (P1) Rural Places (P2) Rural Townships (P3) Next Generation Suburban Neighbourhoods (P4) Urban Neighbourhoods (P5) Centres of Activity (P6) CBDs (P7) Specific Use Places (P8) Neighbourhood (local) scale Walkability Neighbourhood structure Block size and structure Street Network Subtropical design Housing choice Street Scale Complete streets Neighbourhood streets Connector streets Rear lanes Intersections Pedestrian crossings Kerbs Shelter and shade On-street parking Water Sensitive Urban Design Lot and building scale Detached houses on wide lots Detached houses on narrow lots The plexes duplexes/triplexes/quadplexes/quinplexes Row houses Secondary dwellings 47

7 4.6 Live/work buildings Low rise apartments Medium and high rise apartments Consistent lot types and dimensions Off-street parking Addressing the street Build to the slope Height Space around the house Carports and garages 58 PART B Planning scheme modules Sub-regional and district scale SEQ Place Model in a strategic framework SEQ Place Model in a strategic plan mapping Neighbourhood (local) scale Neighbourhood scale module Street scale Street scale module Lot and building scale Performance outcomes for lot and building scale Detached houses on wide lots Detached houses on narrow lots Duplex The plexes (triplex, quadplex, quinplex) Row house or terrace house Live/work (dual street frontage) Low rise apartments Medium and high rise apartments Secondary dwellings (granny and Fonzie flats) Consistent lot types 110 PART C The study behind this handbook The Next Generation Planning Project and Model Code for Smart Growth Choosing a methodology The study and its results Illustrated case studies Selected results 155 References and further reading 183 Glossary 189 Acknowledgements 191

8 About this handbook Next Generation Planning is about new ways of planning for the suburbs, towns and cities of South East Queensland (SEQ). This handbook identifies four Next Generation Planning concepts: - Affordable Living - Smart Growth - Form-based Codes - SEQ Place Model. At their core, these concepts are about making places great for people, and ensuring they can afford to live there. The key products in this handbook are strategic and statutory planning tools, in the form of the SEQ Place Model and supporting neighbourhood, street and lot and building scale planning techniques; including planning scheme modules designed to promote easy delivery of a range of housing. The inspiration for this handbook came from the great places of SEQ, studied in detail in its preparation. It deliberately focuses on the key variables which really make a difference. Where other good work has already been undertaken on urban development standards in Queensland, it cross references to them. The Next Generation Planning handbook is a joint project of the Council of Mayors (SEQ) Next Generation Planning initiative under the Australian Government s Housing Affordability Fund (HAF) and the Queensland Government s Growth Management Queensland, based on the Smart Growth directions in the South East Queensland Regional Plan (SEQ Regional Plan). 1

9 The need for a consistent approach Inconsistencies in planning scheme requirements can cause delays and contribute to the costs for housing. Sometimes, housing products common in one area are not permitted in another. Even apparently innocuous matters can have major implications for house builders - floor plans can require redesign for small variations in widths and setbacks. South East Queensland varies from coastal to rural hinterland to capital city, but local variation does not need to be at the expense of common sense. The size of a door, width of a room, or the size of a garage do not vary across the region. Focussing on residential development, this handbook promotes a consistent approach to planning and gives detailed examples and appropriate criteria to allow Councils to explore such an approach for themselves. Consistency in criteria such as lot frontages, street widths and building setbacks does not mean standard local character. Features such as the topography of a place, building materials, tree species and architectural style can be more effective in creating local character. For common development like housing, lengthy application processes add cost, but often have little effect on outcomes. This handbook advocates the use of Form-based codes which strictly regulate key outcomes of new development, while at the same time providing a greater certainty for all involved about the appearance of buildings allowing quicker, more cost effective development assessment. 2

10 Affordable Living Smart Growth in SEQ Affordability of housing is a challenge in most high growth regions and SEQ is no exception. In 2009, the Council of Mayors (SEQ) secured HAF funding for its Next Generation Planning project, designed to address housing affordability. Affordable living is about more than just the cost of housing. It brings to account a range of factors, including the size, type and cost of housing we choose, how we move around and the resources we use. Many factors can influence housing affordability the type of housing; the climate; construction costs; land and infrastructure costs; approval processes; the cost of borrowing money; and the overall supply and demand for housing. But there are many other important influences on the affordability of living in SEQ, such as access to transportation options, access to employment, services and education, and the consumption of energy and other natural resources. Many households in SEQ need two cars and travel long distances to work and services. Their house may be affordable, but the time and money involved in this travel can cause financial stress. Many local areas also don t offer variety in housing choices to meet household needs as their housing requriements and lifestyle change over time. This handbook focuses on Affordable Living. It puts forward consistent Next Generation Planning tools designed to contribute to Affordable Living through better strategic and local planning. It also promotes consistent planning scheme provisions to reduce cost through more certainty and more efficient development assessment processes. In the second half of the 20th century, much of the western world catered for growth of its cities by expanding outwards along major roads. In SEQ, the result of this approach was large, dispersed tracts of detached housing, or urban sprawl. As a result, many parts of the region are now heavily car dependent and characterised by long commutes and significant lag times in providing important community infrastructure. For many people, the Australian dream of owning a home is achievable only at the fringe of cities. The reality of the dream often means significant travel time and cost for residents to access their daily needs. The sustainability of this approach has come into sharp focus more recently, particularly with the challenges of climate change, energy dependence, demographic change, public health and infrastructure funding. New ways of planning have emerged to address these challenges, including the smart growth movement in North America. In Queensland, the SEQ Regional Plan embraces smart growth principles such as: - a more compact urban form - the need to create quality housing for people of all income levels - a focus on designing walkable neighbourhoods - creating distinctive, attractive communities based on a mixture of land uses - providing for a variety of transportation choices and reduced car dependency - protecting the region s natural landscapes - targeting new development to accessible infill locations - prioritising use of existing infrastrcture. This handbook is also an outcome of the SEQ Regional Plan program intent to prepare a Model Code for Smart Growth to help achieve these goals. 3

11 Form-based codes SEQ Place Model A code is a set of rules used in planning schemes and other regulating documents to govern development. They are an important component of the Queensland planning framework, and deal with aspects like building height, setbacks, car parking rates, street widths and open space provisions. Form-based codes are a new type of code. They place an increased emphasis on the physical form of buildings and infrastructure, and use graphics to clearly illustrate the required form of new development, such as new buildings, streets or parks. This emphasis on form provides more certainty to planners and communities about what new development will look like and how it will function. In turn, this certainty can allow assessment regimes to be streamlined, as the impacts of development are known from the start. For this arrangement to work, formbased codes tend to be more prescriptive in nature. The planning scheme modules in this handbook promote a more Form-based approach to codes; designed to create consistency and certainty, to simplify and deregulate housing approval processes, and to promote affordable living and great places. The research underpinning this handbook suggests that settlements in SEQ can be understood as a series of place types, each with common characteristics, similar land use mixes and intensities of development. The SEQ Place Model identifies eight place types in SEQ from the study of well known locations around the region. Each place type is recognisable by its function, special qualities, intensity, character and housing forms. These include natural areas, rural areas, rural towns, next generation suburban and urban neighbourhoods, mixed use activity centres and CBDs. While the SEQ Place Model is a useful framework, it is not suggested that all place types will be found in all local governments in SEQ. The SEQ Place Model is designed to promote a more compact urban form, including increased availability and diversity of housing for people of all income levels, walkable neighbourhoods, attractive mixed use communities, access to transportation choices, reduced car dependency, and protecting our natural landscapes. The SEQ Place Model is designed as a way of planning strategically about a local government area and is a useful communication tool in describing the elements that make up each place. It provides a practical and useful tool to plan strategically for a range of connected communities based on Smart Growth and Affordable Living principles. The SEQ Place Model is described in more detail in Part A of this handbook. The role of the SEQ Place Model in the strategic planning frameworks of SEQ planning schemes is described further in Part B. 4

12 Creating this handbook How to use this handbook This handbook is based on research of best practice and emerging approaches used nationally and internationally; and uses an empirical approach to the analysis of a wide range of places and housing in the SEQ region. The places in SEQ examined during the preparation of this handbook were selected based on the quality of the urban environment; the community s aspirations to live, work and visit these locations; and affordable living characteristics the best of the best urban environments that SEQ has to offer. Land suitability was not a key factor in selecting these places as it was considered that land constraints such as bushfire, flood, landslide and cultural heritage had previously been taken into account. This handbook respects the wide range of useful work already done and avoids duplication. Instead, it focuses on SEQ as a distinct region and uses empirical evidence based on SEQ s natural and built environment to inform the range of Next Generation Planning themes. This work establishes a sound basis for the themes of the guidance including: - diversity of housing types and lot dimensions - walkable neighbourhoods as the appropriate urban structure tool for quality neighbourhoods - use of grid street pattern and rear lanes - modest average dwelling sizes, allowing increased vegetation in back yards - consistent street designs - simplicity and clarity is important it is more useful to focus on the key variables rather than to regulate everything - a level of prescription assists in achieving desired outcomes - a modular approach, involving a package of issue based code modules - reduced levels of assessment for development due to increased certainty and efficiency of the development process (which can affect affordability). This handbook identifies new planning tools reflecting four key Next Generation Planning themes of Affordable Living, Smart Growth, Form-based codes and the SEQ Place Model. It provides a practical resource for planners, designers and developers to implement these tools in planning schemes and when designing or assessing development. It is also designed to equip those people involved in creating new communities in SEQ, with a more consistent approach which in turn saves time and money for all involved. The handbook is intended to be used as a guide. It is expected that the SEQ Place Model and neighbourhood scale planning guidelines and modules will require adaption depending on local circumstances. Although not exhaustive, the street and housing typologies in Part B summarise good innovations to allow for their ready integration into SEQ Council planning schemes. There will be other innovations in housing, and this handbook does not mean to exclude these. The handbook has a particular focus on the Next Generation Suburban Neighbourhoods (P4) and Urban Neighbourhoods (P5) in the SEQ Place Model, as these are most relevant to promoting Affordable Living outcomes (and there is already a lot of great work being done for other place types, including local area plans for Centres of Activity (P6) and CBDs (P7). Part A of this handbook provides detailed guidelines on aspects of the four Next Generation Planning themes. Part B provides modular planning scheme provisions designed to allow implemention of these concepts into SEQ Council planning schemes. Further adaption of these modules will be needed to satisfy planning scheme requirements. Finally, this handbook is structured by scale, which is illustrated in the diagram on page 6. The diagram indicates the relationship between scale, the Next Generation Planning concepts and their application to different chapters of a planning scheme. 5

13 Scales of planning in SEQ OUR STATE STATEWIDE PLANNING OUR REGION REGIONAL PLANNING OUR COUNCIL NGP Guidance SEQ place model Neighbourhood structure, walkable neighbourhoods Complete streets SUB REGIONAL PLANNING Housing choice for affordable living MY TOWN DISTRICT PLANNING Strategic framework MY NEIGHBOURHOOD LOCAL PLANNING Structure plans for declared master plan areas MY STREET MY HOME Levels of assessment Local plans Zoning Informs Planning Scheme SITE PLANNING Thinking about planning at different scales helps put planning scheme provisions in context, and ensures the right issues are addressed at the right time. The planning concepts in this handbook have relevance to different scales of planning, and to different parts of a Queensland Planning Provisions planning scheme. The diagram above illustrates these relationships. 6

14 PART A The guidelines This part of the handbook provides guidelines for governments and industry about planning and delivering affordable and sustainable communities. They are arranged in a simple format one issue at a time. The guidelines are informed by the research undertaken in the preparation of this handbook and include relevant examples. The guidelines are ordered by scale as follows: 1.0 Sub-regional and district scale 2.0 Neighbourhood (local) scale 3.0 Street scale 4.0 Lot and building scale.

15 1.0 Sub-regional and district scale The key sub-regional and district scale concept is the SEQ Place Model a strategic planning tool that can also be a powerful communication tool to understand planning for an area. This part of the guidelines covers: 1.1 The SEQ Place Model 1.2 Natural Places (P1) 1.3 Rural Places (P2) 1.4 Rural Townships (P3) 1.5 Next Generation Suburban Neighbourhoods (P4) 1.6 Urban Neighbourhoods (P5) 1.7 Centres of Activity (P6) 1.8 CBDs (P7) 1.9 Specific Use Places (P8)

16 Natural Places (P1) Rural Townships (P3) Rural Places (P2) Next Generation Suburba The SEQ Place Model The research underpinning this handbook suggests strongly that settlements in SEQ can be understood as a series of places, which have common characteristics, similar land use mixes and intensities of development. These range from natural areas, rural areas, rural towns, areas with predominantly suburban housing and more urban areas of significantly differing densities, through to mixed use activity centres and CBDs. This handbook illustrates these place types together in the SEQ Place Model. It identifies a progression of much loved natural and human habitats in SEQ, recognisable by their function, special qualities, intensity, character and housing forms associated with each place type. This SEQ Place Model is a handy way of thinking about, and planning for, a local government area, or a large scale planning project such as a major new greenfield community. The model has potential application to urban growth areas and existing suburbs at the discretion of local governments. The model can help organise different parts of a local government area towards achieving similar strategic planning outcomes, and inform the distribution, balance and role of each place. The SEQ Place Model drawing (above) provides a snapshot of the main characteristics. Each place type is further described in sections 1.2 to

17 Urban Neighbourhoods (P5) CBDs (P7) n Neighbourhoods (P4) Centres Of Activity (P6) Part B of the handbook explains how the SEQ Place Model can be used in a planning scheme to: - describe a menu of quality place types found across a local government area - explain the recipe for creating each place type, such as the housing mix, scale and urban form that is characteristic of each place type - provide the ingredients in the form of code provisions, zones and levels of assessment Note: The SEQ Place Model shows a series of common, useful place types. Intensity of development is indicated, as is residential and non-residential uses and public transport. The form and intensity of place types are expected to overlap. The SEQ Place Model is an illustrative concept and does not show the non-linear corridors and special use places of cities, nor does it indicate a quantum for any place type. Further, depending on the strategic context of each local government area not all place types may be applicable. 10

18 Lookout at O Reilly s Natural Places (P1) Areas essentially untouched by human habitation Natural Places are areas dominated by the natural environment. They perform essential functions as green space, ecological and regional landscape areas which are vital to protecting our ecological assets and biodiversity, provide access to natural experiences and a landscape setting for their surroundings, including many towns and cities. Typical examples include national parks and similar publicly owned, relatively undisturbed areas. Some privately owned land will have the same attributes. In the SEQ Regional Plan, Natural Places are usually found in the Regional Landscape and Rural Production Area, although natural features like rivers, beaches and bushland in urban areas can also be Natural Places. 11

19 Sunshine Coast Hinterland one of the rural places of the region Rural Places (P2) The broad rural parts of the region Rural Places are mostly used for rural production, from less intense activities like cattle grazing, to more intensive cropping and animal husbandry. Some are used for forestry and carbon sequestration. Non-production functions such as small scale tourism and rural industries are also present. These places are important for their rural production and contribute to the landscape setting of the region. Housing is mostly single dwellings on farm properties for those who live and usually work on the land. Some of these places are used for rural living, where people live on large lots but don t use them for any substantial rural production. While rural living is an element of rural places, this is secondary to rural production in smarter communities. Rural Places are predominantly in the Regional Landscape and Rural Production Area of the SEQ Regional Plan, but are also found in the Urban Footprint (e.g. rural in nature but identified for urban development in the future) and Rural Living Area. 12

20 Rosewood exemplifies rural townships Rural Townships (P3) Small settlements surrounded by rural places Rural Townships centre on a mixed use, low scale main street, usually with traditional awnings over the footpath. The mix of uses is often eclectic, with shops, halls, churches, schools, industry, a park and housing jumbled together, bound together by the character of the street and the buildings. Rural Townships are characterised by a range of housing, predominantly detached on lots larger than found in suburban and urban neighbourhoods. Other types of housing in Rural Townships, such as duplexes and aged care facilities, cater for people in these areas as their housing needs change. Rural Townships have a range of local community facilities and services but rely on larger centres for higher order uses such as employment, hospitals, education and cultural facilities, universities and theatres, as well as major shopping centres. They are, and should continue to be, based on a traditional grid street pattern, which give them a robust structure which is easy to navigate. Rural Townships with public transport, like railway towns, can have potential for further urban development. Urban expansion of these places would extend existing grid pattern to reflect the traditional character of the place. 13

21 North Ipswich exemplifies the next generation suburban neighbourhood Next Generation Suburban Neighbourhoods (P4) Characterised by walkability between a range of housing and a central focus Next Generation Suburban Neighbourhoods (P4) offer housing choice, from detached houses and duplexes to row houses, shop-top housing and even live/work buildings. While detached houses are most common, many detached houses are on smaller lots. Attached housing in these neighbourhoods are often on lots with particular attributes, like corners, lots with rear lane access and locations close to open space, centres or public transport. Non-residential uses in P4 neighbourhoods meet the day-to-day needs of residents. Housing in these places is within easy walking and cycling distance to a wider range of facilities including shops, schools, parks and public transport. Next Generation Suburban Neighbourhoods (P4) are generally low in scale and comprise well landscaped environments. These neighbourhoods provide dwellings per hectare, as envisaged by the SEQ Regional Plan for significant greenfield areas. P4 streets are characterised by street trees providing shade and character, and shared use by cars, bikes and pedestrians. They are usually grid-based, making it easy to find your way around. P4 neighbourhoods are mostly located close to Urban Neighbourhoods (P5) and Centres of Activity (P6) where residents can readily access higher order services and facilities. They are always in the Urban Footprint in the SEQ Regional Plan. P4 neighbourhoods are different from many existing suburban areas common throughout SEQ and can be distinguished by their walkability, housing choice and access to public transport, jobs and services. Greenfield and existing areas identified by local governments for urban renewal are most likely to exhibit characteristics that make them suitable for P4 neighbourhoods. It is not expected or intended that all existing suburban areas will transition into P4 neighbourhoods. 14

22 Urban renewal areas of Bulimba exemplifies Urban Neighbourhoods Urban Neighbourhoods (P5) Higher density, walkable, mixed use neighbourhoods Urban Neighbourhoods may be older suburbs closer to centres or parts of new communities that are planned to achieve this outcome from day one. They have good public transport access and have been developed or redeveloped over time at higher densities and with a greater mix of housing and uses than Next Generation Suburban Neighbourhoods (P4). Detached houses are found in these areas, but usually in small pockets and with a more urban setting. These neighbourhoods take different forms, from areas where medium density or low to medium scale buildings are dominant to higher density places with high rise buildings. Urban Neighbourhoods provide greater than 30 dwellings per hectare, and sometimes as many as 100 dwellings per hectare. They are often transit oriented. Higher density Urban Neighbourhoods usually have a number of Next Generation Suburban Neighbourhoods (P4) nearby. Urban Neighbourhoods are characterised by mixed use, providing ready access to a range of shopping, community and other local services and places of employment such as small to medium scale offices. Housing not in a mixed use setting is within easy walking and cycling distance to these other uses and public transport. Urban Neighbourhoods have a sense of enclosure at the street level provided by small building setbacks, with the built form character usually dominant. Their streets are characterised by street trees, which provide shade and character, footpaths for walking and roadways shared by cars and bikes. They are usually grid based and connected in a way that make it easy to find your way around. Urban Neighbourhoods are always in the Urban Footprint in the SEQ Regional Plan and usually near Centres of Activity (P6), CBDs (P7) and Next Generation Suburban Neighbourhoods (P4). 15

23 South Bank exemplifies this place type Centres of Activity (P6) Concentrations of non-residential activities at the focus of transport networks These centres have concentrations of nonresidential activities like shopping but are also centres for employment, higher education and entertainment. They come in various scales, from local to district and regional, and are more varied in character than suburban and urban neighbourhoods. They are a focus of transport networks, and a hub for public transport and local pedestrian and cycling systems. Centres of Activity also contain housing, usually apartments. They provide residents in and around the centres with ready access to the range of uses and employment they offer. Vibrancy flows from their mix of uses, particularly at the street level. They are important meeting places and focal points for their communities. Their streets are lined with mature trees, which provide shade and character, footpaths for walking trips and roadways shared by cars and bikes. They are usually grid-based and connected in a way that make it easy to find your way around. Regionally significant Centres of Activity are identified in the SEQ Regional Plan. Many more local, district and neighbourhood centres exist across the region. They have a strong sense of enclosure at the street level, with little or no building setback to the street. The man made part of its character is dominant, but punctuated by squares and urban parks. 16

24 Toowoomba CBD CBDs (P7) The centre and heart of a city CBDs are the centres of cities. They are the biggest centres, with the widest range and greatest intensity of activity in the city. They are also the heart of a city, and usually the place that most people think of when it is mentioned. They are laid out in a grid, and at the centre of transport networks, for public transport, cycling and pedestrians. Their streets are lined with street trees, have hard footpaths for walking trips, and roadways shared use by cars and bikes. They are urban environments. Buildings dominate the streets, although the streets are important elements of their character. Their large scale and intensity provides a vibrancy unlike any other part of the city. They are the key focal point for their communities, as places to work, do business, for entertainment or just to enjoy. They are meeting places, with squares and urban parks. CBDs are important to the economy of the city, both as centres of production and consumption. 17

25 The Port of Brisbane is a typical Specific Use Place Specific Use Places (P8) Limited use, often large places that do not fit into other place types These places are restricted to a small number of locations where a large single use or focus does not fit into other place types, and takes a quite different form to those other place types. In these places, housing usually has a very minor role, if at all. Particular examples include places such as industry areas, ports, prisons and large sport and recreation facilities including stadiums. They are recognised as a different place, because their scale and nature mean they have a quite different form that does not integrate with the other place types in the SEQ Place Model. The purpose of this place type is to recognise these particular places, rather than to encourage the continued use of single purpose zonings for places such as large shopping centres, which have the ability to be integrated into other place types. 18

26 2.0 Neighbourhood (local) scale The creation of walkable mixed use neighbourhoods, in contrast to sprawling, single use residential development, is fundamental to the more sustainable urban form which Next Generation Planning aims to achieve. This means each neighbourhood contains a mix of uses and housing types, organised with a street network, block size, and structure which is appropriate to its place type and maximises its walkability to its key focal points including public transport. This part of the Guidelines covers: 2.1 Walkability 2.2 Neighbourhood structure 2.3 Block size 2.4 Street network 2.5 Subtropical design 2.6 Housing choice

27 The design of Varsity Lakes town centre promotes walkability Walkability A key attribute of Next Generation Planning The climate of SEQ is ideal for walking most times of the year. Walkability is a fundamentally important part of neighbourhood design. Walking is encouraged and enhanced when there is something to walk to (destinations such as shops, jobs, public transport stops, community facilities, parks, open spaces or just neighbours), something to walk on (a footpath) and an easily understood direct route to get there. Appropriate street network design makes walking easy with direct routes and memorable vistas, which might include distinctive buildings, parks, open spaces and distinct landmarks. Streets need to have appropriate shelter from the sun with street trees or awnings, and be overlooked by development with casual surveillance to improve safety. High fencing adjoining streets, parks and public spaces should be avoided as these create unattractive environments with little opportunity for passive surveillance. 21

28 Five minute walking catchments promote a more sustainable urban form Neighbourhood structure Neighbourhood design is fundamental to sustainable, walkable urban form Next Generation Suburban Neighbourhoods (P4) and Urban Neighbourhoods (P5) are designed for walkability using a five minute walking catchment (400 m) around a focal point or centre. This central focus is also a key part of neighbourhoods and can involve a mix of local shops and offices, and/or some community uses, such as library or primary school, and local parks. The mix of nonresidential uses depends on the context. For many suburban locations, a small park and bus stop might be all that is expected, while many Urban Neighbourhoods (P5) demonstrate a wider range of amenities. Most parts of the neighbourhood are within a five minute walk of this central focus. Note that in transit orientated development precincts, walking catchments of five, 10 or 15 minutes may be an appropriate structuring tool (Queensland Government, 2010e). All housing is part of a neighbourhood and all neighbourhoods provide a variety of housing types, with the range and balance of this housing reflecting their place type in the SEQ Place Model (see 2.6). The centre of the neighbourhood is located close to or adjacent to an existing (or planned) public transport routes, on the local through street network in accessible and visible locations. This street network connects to nearby centres and larger neighbourhood and town centres. These routes are also efficient public transport routes for buses, light or heavy rail. Neighbourhood design respects natural landform and systems, including drainage. This means minimising cut and fill when designing streets and lots and integrating with the existing landscape. 22

29 The block sizes of North Ipswich provide for a range of lot sizes and housing diversity Block size and structure A basic tool of place building Block sizes are scaled to create a mix of lots that can accommodate development and housing of varying scales and intensities. Block sizes encourage walkability, but are not so small as to create more streets than needed as this impacts on affordability. Typical blocks are 2-3 times longer than their width; with lengths (in P3, P4, P5 places) between m and widths around 50-80m. This allows flexibility for a range of lot sizes to provide for a variety of housing which will vary according to place type. Centres of Activity (P6) and CBDs (P7) require a wider range of block dimensions to suit centre design. Streets surrounding blocks can be of differing functions, scales and traffic volumes, which allows each street to have different forms of development. Blocks closer to centres have higher intensity development with land use and built form transitions across rear boundaries. Rear lanes are a feature of block size and structure. Blocks that front onto busier through streets that cannot have direct driveway access can have higher density development using rear lanes for vehicle access, with the housing still addressing the primary street frontage. These lanes can be used in appropriate locations, for example, opposite parks or centres, to create high quality streetscapes and to provide pedestrian safety and amenity through a consistent street rhythm not disturbed by driveways and car parking. Lanes also provide opportunities for different housing forms that aid affordability, such as row housing and Fonzie flats. The ends and corners of blocks allow for more diverse and denser housing types as these sites have more street frontage and more opportunities for pedestrian and vehicle access. Streets along end blocks can be the busier ones that lead to centres. This also assists walkability and legibility. 23

30 An interconnected grid system provides direct routes for pedestrian, cyclists, public transport and cars Street Network Build modified grids fit for purpose, use laneways for walkability and amenity This study indicates street networks work best when they are interconnected, usually grid based, and respond to the existing regional street pattern and geometry, topography of the site, waterway corridors, significant vegetation and desired open spaces. Streets orientated close to north/south or east/west enable appropriate climate orientation of lots and buildings. Streets are different, each with a function and scale to suit movement requirements and to accommodate different scales and forms of development. Busier streets can accommodate a greater variety and density of development. Fine grained street networks encourage active forms of transport, walking and cycling. Streets closer to centres are generally closer together to create a finer grain of smaller block sizes. A detailed method for designing a street network is outlined in Complete Streets: Guidelines for urban street design (Institute for Public Works Engineering Australia, 2010). The street network should provide direct and easily understood choices of routes to walk, cycle and drive to centres, public transport and other community destinations in the locality. 24

31 Subtropical Design in South East Queensland A Handbook for Planners, Developers and Decision Makers Subtropical design A defining characteristic of SEQ Sympathetic design for climate creates a more sustainable built form and lifestyles that require less energy use, and provides for more affordable living. South East Queensland has a subtropical climate which has become a defining characteristic of design in the region, responding to the lifestyles of its inhabitants, while acknowledging the history and traditions of the place. For more information, refer to Subtropical Design in South East Queensland A Handbook for Planners, Developers, and Decision-makers, (Queensland University of Technology, 2010a). Subtropical design places importance on topographical features and natural drainage processes in determining the optimal pattern of development. In also includes design features such as good shelter and shade, indoor/outdoor living relationships, lightweight construction, prominent roof forms and overhangs, hoods on windows and design for sun and breezes with good orientation. 25

32 Broadbeach offers a range of housing options Housing choice Housing choice contributes to Affordable Living Households in SEQ are becoming more diverse and generally smaller. More than half comprise only one or two people, while families with children remain a major group. Average household size has decreased from five in the early 1900s to 2.6 in 2006, and predicted to be 2.4 by 2031(Queensland Government, 2010g). This creates an increasing need for varying housing types and sizes. At the same time, our houses have been getting larger, so that Australia has amongst the largest average dwelling sizes in the world (ABS, 2005). This disparity has exacerbated the affordability challenge. Smaller housing options in the marketplace can address this issue, and industry, government and consumer changes are needed to allow this to happen. There is a direct connection between providing a choice of housing and affordable housing. Variety in housing types attract a variety of household types with different incomes, social and cultural backgrounds and household sizes. Providing a range of housing types in more places means that affordable living can be achieved more generally, rather than concentrated in a few places. It also means people can relocate in their existing community as their housing needs change. In later sections, this handbook identifies a range of housing types for SEQ including detached houses, secondary dwellings (such as granny and fonzie flats), small multiple dwellings (3-5 dwelling units), row houses, live/work dwellings, low rise, medium and high rise apartments. The diagram on the following page indicates how housing choice can be achieved across the SEQ Place Model. Many housing types have the added advantage of using land and materials more efficiently, allowing flexibility to adapt to the changing needs of households over time, including work from home arrangements. 26

33 P2. RURAL PLACES P3.RURAL TOWNSHIPS P4. NEXT GENERATION SUBURBAN NEIGHBOURHOODS Detached houses on wide lots Detached houses on narrow lots The plexes Duplexes/ Triplexes/ Quadplexes/ Quinplexes Housing Typologies Row House Live/Work Building Low Rise Apartment Medium and High Rise Apartment 27

34 P5. URBAN NEIGHBOURHOODS P6. CENTRES OF ACTIVITY P7. CBDs Detached houses on wide lots Detached houses on narrow lots The plexes Duplexes/ Triplexes/ Quadplexes/ Quinplexes Row House Housing Typologies Live/Work Building Low Rise Apartment Medium and High Rise Apartment 28

35 3.0 Street Scale Street function and design depends on its context in the SEQ Place Model and the neighbourhood. Streets are critical for movement, but have several other important functions too. These include access to properties, parking, utilities and services, biodiversity and most of all, placemaking. Depending on the context of an individual street, the priority of these functions will vary, and street design must respond appropriately. This part of the guidelines covers: 3.1 Complete streets 3.2 Neighbourhood streets 3.3 Connector streets 3.4 Rear lanes 3.5 Intersections 3.6 Pedestrian crossings 3.7 Kerbs 3.8 Shelter and shade 3.9 On-street parking 3.10 Water Sensitive Urban Design

36 Grey St, South Bank incorporates cycle ways in the road network Scarborough St, Southport incorporates wide pedestrian footpaths and crossing points Complete streets Successful streets are places for people, not just movement Moving people and goods efficiently is essential to maintaining prosperous, sustainable communities. Our roads link people and places all across the region and form the backbone of the movement network in SEQ, connecting suburbs, towns and rural areas. While streets are critical for movement, they have several other important functions too. These include access to properties, parking, utilities and services, biodiversity and most of all, placemaking. Depending on the context of an individual street, the priority of these functions will vary, and street design must respond appropriately. Streets in Centres of Activity and CBDs were carefully designed with footpaths, street trees, lighting, seating and other elements that collectively contribute to the public realm and streetscape. Complete streets in SEQ integrate with an appropriate scale and form of neighbouring buildings, and also exhibit that SEQ subtropical essence, through materials, fences, shade, landscaping and other elements. More detail of the principles of quality street design can be found in Complete Streets: Guidelines for urban street design (Institute for Public Works Engineering Australia, 2010). In this study, the most successful streets blend their movement function with placemaking. The best residential streets were often simply designed and featured large street trees. 31

37 Abbott St, New Farm a classic neighbourhood street Neighbourhood streets The best neighbourhood streets are places in their own right In SEQ, most residents live in neighbourhood streets. They are the most abundant of streets, stitching our residential and mixed use neighbourhoods together and providing access to homes and sometimes workplaces. As the name suggests, these streets are local in nature, providing access to properties in a neighbourhood but having a relatively minor traffic function. Neighbourhood streets also have many other functions, they are used to service properties with water, electricity and other services and provide routes for walking and cycling for recreation as well as commuting. They are also used for parking and maintain important stormwater conveyance and local biodiversity functions. The best neighbourhood streets identified in this study did not have a prominent traffic function. Even when neighbourhood streets were wide, the space was often dominated by substantial trees, not asphalt. Other streets are narrower and lined with attractive buildings and gardens, instead of blank fences or empty unused yards. Neighbourhood streets are as important to placemaking and neighbourhood character as they are to movement and property access. Historically, street widths have been devised for many reasons, but this study identifies a common neighbourhood street typology comprising of a 7-8 m wide carriageway in a 15 m reserve (up to 20 m in older areas). Where wider verges are found, they were generously landscaped. Wider streets enable plenty of space for walking and cycling, a good relationship between buildings on either side of a street, and adequate space for vehicles, parking and trees. 32