Hobart Interim Planning Scheme 2015 Amendment to the Height - PowerPoint PPT Presentation

Hobart Interim Planning Scheme 2015 Amendment to the Height Standards in the Central Business Zone Information Session Agenda  Background to the Central Business Zone development standards  Summary of existing standards  Height Standards Performance Criteria Review – Leigh Woolley  Summary of proposed amendments  Questions

Central Business Zone Provisions Central Area Review  Central Area Background Report (CABR)  Main components of Central Area review: o Zone boundaries, status of land uses and use standards o Selective street block attribute analysis – lot sizes, height, setbacks, access points, street widths, heritage listings o Shadow modelling in selected streets

Overshadowing Figure 1 : Diagram showing the length of shadow for noon at the equinox and winter solstice across a 20m wide road.

Heritage  Extent of listing on each property reviewed  Heritage listings in Central Area overall increased from 132 to 255  Identification of height and setback standards for development:  At the street frontage for sites adjacent to listed places  On developable land at the rear of a listed building

Outcomes Changed Zoning Structure and Land Use  Single Central Business Zone combining Central Retail and Central Commercial and Administrative  Separate Particular Purpose Zone for the Royal Hobart Hospital  Active Frontage Overlay that provides for a range of non – shop front uses to be permitted or discretionary provided they are above ground floor level, including residential

Zones

Active Frontage Overlay

Standards – Height (22.4.1)

Acceptable Solutions A1 Building height within the Central Business Core Area in Figure 22.2 must be no more than: (a) 15m if on, or within 15m of, a south-west or south-east facing frontage; (b) 20m if on, or within 15m of, a north-west or north-east facing frontage; (c) 30m if set back more than 15m from a frontage; A2 Building height within 10 m of a residential zone must be no more than 8.5 m.

A3 Building height within the Central Business Fringe Area in Figure 22.2 must be no more than: (a) 11.5m and a maximum of 3 storeys; (b) 15m and a maximum of 4 storeys, if the development provides at least 50% of the floor space above ground floor level for residential use;

Performance Criteria

The Amenity Building Envelope has been developed with regard to heritage, streetscape, scale, wind tunnelling effects and solar penetration. The 20m height at the northwest/northeast facing frontages maintains a 1:1 ratio of street:building height for the purposes of townscape aesthetics and maintaining a human scale. The 15m height and subsequent 45 degree building envelope angle at southwest/southeast facing frontages maintains sufficient solar penetration to the opposite side of the street and also helps to control air and wind turbulence.

P1 - Development: (a) contained within the Amenity Building Envelope illustrated in Figure 22.3 must demonstrate through siting, bulk and design that it does not significantly adversely impact on the streetscape and townscape values of the surrounding area; (b) outside the Amenity Building Envelope illustrated in Figure 22.3 must only be approved if: (i) it provides significant benefits in terms of civic amenities such as public space, pedestrian links, public art or public toilets … ..; and (ii) the siting, bulk and design does not significantly negatively impact on the streetscape and townscape of the surrounding area; and

(iii) the design demonstrates that it will minimise unacceptable wind conditions in adjacent streets; and (iv) for city blocks with frontage to a Solar Penetration Priority Street in Figure 22.2, the overshadowing of the public footpath on the opposite side of the Solar Penetration Priority Street does not unreasonably impact on pedestrian amenity.

Heritage Height Standards A4

A5

22.4.3 Design Standards Acceptable Solutions:  pedestrian entry  provision of windows and door openings at ground floor level in the front façade  limits on the expanse of blank walls  screening of mechanical plant and equipment  roof-top service infrastructure within the design of the roof;  security shutters over windows or doors  awnings over public footpaths  heritage considerations

Commercial Zone Building Height A1 Building height must be no more than: (a) 11.5m high and a maximum of 3 storeys; or (b) 15m high and a maximum of 4 storeys, if the development provides at least 50% of the floor space above ground level for residential use. A2 Building height within 10 m of a residential zone must be no more than 8.5 m.

Historic Heritage Code  Heritage places in Central Area and those in Heritage Precincts 

Heritage Precincts

 Place of Archaeological Potential

PSA-17-3 Amendment Summary The amendment inserts:  a Desired Future Character Statement (Clause 22.1.3)  additional performance criteria (Clause 22.4.1 Building Height) These set out the townscape and streetscape elements that must be considered in relation to proposed developments that do not meet the acceptable solutions in relation to height. The performance criteria in clause 22.4.1 are also amended to require development to make a positive contribution to streetscape and townscape values.

Specific Amendments Clause 22.1.3 - a desired future character statement for the Central Business Zone based on the statement in Appendix 1 of the Woolley report . The statement is drafted in response to city centre development scales (regional, precinct and individual development). The statement addresses matters such as:  not obscuring critical view lines between the waterfront and kunanyi / Mount Wellington;  reduced bulk where height increases;  ensuring light into streets and public spaces;  avoiding proposals that would result in individually prominent buildings.

Clause 22.4.1 Building Height Objective – The objective of the building height standard is amended to specifically refer to townscape and view lines as a consideration. Clause 22.4.1 P1(a) – This amendment requires development in the core area, within the amenity building envelope, to make a positive contribution to the streetscape and townscape values of the surrounding area having regard to the criteria in P1(b).

Clause 22.4.1 P1(b) – This amendment requires development in the core area, outside of the amenity building envelope to make a positive contribution to the streetscape and townscape values and identifies the townscape elements requiring consideration including:  the identified view lines;  reinforcing the urban form;  buildings providing a lightness in form and reducing bulk and mass as they get higher;  avoiding a continuous wall of tower forms;  the desired future character statement in clause 22.3.1. A new subclause P1(b)(vii) is also inserted to allow consideration of the impacts of overshadowing of public open space.

Clause 22.4.1 P3(a) – This amendment requires development in the central business fringe area, within the amenity building envelope to make a positive contribution to the streetscape and townscape values of the surrounding area. Clause 22.4.1 P3(b) – This amendment requires development in the central business fringe area, outside of the amenity building envelope to make a positive contribution to the streetscape and townscape values and identifies the townscape elements requiring consideration which are the same as those in the core area: The introductory paragraph is also amended to be consistent with 22.4.1(b) with the ‘overriding benefits in terms of economic activity’ criteria being replaced with ‘significant benefits in terms of civic amenities’.

The amendments do not change the numerical standards in relation to height. Council has requested a further report be prepared addressing the additional analysis required in relation to the following:  the preparation of design guidelines;  modelling of buildings in certain locations;  development of spatial principles to inform appreciati on of the ‘urban amphitheatre’;  designation of additional view protection planes;  height control planes and specification of maximum height limits.

The amendment and supporting information can be found on the Council’s website – www.hobartcity.com.au Representations may be made by any person in writing addressed to: General Manager, City of Hobart GPO Box 503, HOBART 7001 or by email coh@hobartcity.com.au by 1 September 2017. Any representations received will be considered by both the Council and the Tasmanian Planning Commission before a final determination is made as to whether the amendment should be supported, amended or rejected.