Kel Twite has more than 20 years’ experience in the planning and development industry, having worked across local government and private consulting sectors. He has extensive experience across a range of areas including complex redevelopment sites and development planning issues. Kel is also a respected expert witness and regularly appears before the Victorian Civil and Administrative Appeals Tribunal.

Today, he reflects on the Victorian government’s proposed changes to the Better Apartment Design Standards to encourage developments to interact with their existing neighbourhoods.

The Victorian Government intends to introduce a ‘Phase 2’ set of Better Apartment Design Standards which focuses on “the relationship between new apartment developments and the amenity of existing neighbourhoods”. This will occur through the introduction of three new standards and variations to five existing standards.

The proposed changes do not have a great impact on large scale projects but will pose some challenges for smaller scale apartment projects.

landscaping

The changes proposed to the existing landscape standard appear relatively benign, however the number of components which make up the standard appears excessive and will likely lead to Councils concluding the standard is often not met.

For instance, the standard now seeks for landscaping to be provided within building frontages, which is often neither practical nor desirable. On the other hand, the clarification that planters can be provided in lieu of deep soil area is a positive change.

Communal open space

The changes proposed to the existing communal open space standard in my opinion exacerbate three existing problems.

Firstly, it fails to recognise that communal open space provided indoors can be of equal, if not greater use, for residents given its all-year useability.

Secondly, it expands upon the incorrect presumption that all apartment residents wish to use, and pay for, communal open space.

Thirdly, it continues to ignore that a public open space contribution is still required which is intended in a general sense to cater for the demands of additional residents.

The requirement to provide communal open space for small scale apartment buildings will likely prove challenging both spatially and in obtaining Council agreement that the space is satisfactory.

building facades

The proposed new external walls and materials standard simply reinforces the assessment already undertaken by planners and urban designers. I would prefer to see more industry training given to understanding how to interpret materials and finishes and other relevant considerations like weathering.

wind

In principle I support the new wind impacts standard but question its simplistic nature and whether unnecessary wind reports would now require commissioning. I would prefer this standard to be the subject of greater analysis prior to implementation to better understand the thresholds, e.g. site location, building height/ width, presence of podiums/ canopies, at which a wind report should be required.

street amenity

The proposed changes to the integration with the street, access and site service standards tinker at the periphery of the main issue. Whilst I support seeking the better integration of services into developments, until such time as the service authorities themselves show a degree of flexibility, site frontages will often retain a largely ‘inactive’ portion.

construction impact

The final proposed change is a new construction impact standard. In my opinion this standard will simply reflect the normal practice of Council’s imposing a construction management plan condition on larger developments.

In summary, I consider the amendments largely build upon existing planning principles and are unlikely to raise any significant additional spatial constraints for larger scale projects. However, small-scale apartment buildings may face greater challenges with some aspects of the proposed changes.

The Department aims to report back with its findings and issue a final set of ‘Phase 2’ standards for implementation in early-mid 2020.

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