Design Statement Guidance

Understanding the key characteristics of your neighbourhood can help achieve more from your project and ensure that it responds appropriately to the surrounding neighbourhood.

Each project can have positive and negative impacts beyond the site boundaries, and the cumulative effect of developments in an area can influence the quality and enjoyment of a neighbourhood. A neighbourhood analysis enables the design and development team to fully understand the wider environment and community that the proposed development will be part of.

1. The range and level of detail of the neighbourhood context analysis will be dependent on the scale and complexity of the project, and the scale and significance of the anticipated effects.
2. It is important to define the extent of your neighbourhood. In some instances, this will relate to a suburb with clear boundaries. If less obvious, a 400m radius circle can be used. This equates to a five-minute walking distance, which is how far people will happily walk in order to meet their daily needs.
3. The attributes of a neighbourhood can include landform and natural environment, street patterns, transport and movement, land use, built form character, and areas of cultural and historical significance.
4. The result of a neighbourhood analysis is often one or two A3 pages, consisting of annotated maps, supporting text and a collection of photos.

2.2.1 Natural and cultural environment

This analysis should identify which elements within the wider neighbourhood contribute to the amenity and character of the site. This should include:

1. How the site fits into the broader landform including ridgelines, gullies, geological features etc, and what is the predominant landscape character – the layers that sit on top of the landform (e.g. vegetation - native or exotic, built environment etc).
2. Where the public open spaces, green networks and biodiversity corridors in the neighbourhood are that the site can connect to or enhance.
3. The location of watercourses, coastlines, floodplains or overland flow paths that affect the site, and that the site could connect to or enhance.
4. The places of cultural importance and/or historic heritage are located and that could be used in the proposed design to reinforce local identity and character.

2.2.2 Movement

This analysis should identify where people want to get to and how they get there, including:

1. Pedestrian desire lines, connections, formed pedestrian paths and worn tracks through parks that people use.
2. Public transport types, routes, stations and frequencies of relevance to the site.
3. Cycling routes, networks and facilities.
4. Road function including arterial, collector and local roads, and how this affects the adjacent land-uses including access, air quality and noise.

2.2.3 Character and urban structure

This analysis should identify the built character of the wider neighbourhood, and the structure of streets and blocks. This should include:

1. Existing and historical development patterns including typical lots sizes and street orientation.
2. Predominant architectural styles and heritage character.
3. Significant landmarks or gateways and where they are located.
4. The width of streets and degrees of enclosure (building to street width ratios).
5. The block structure including block size, depth, road networks and degrees of permeability.

2.2.4 Use and activity

This analysis should identify land uses and activities in the surrounding area that may inform the location and arrangement of activities within the site.

This should include:

1. Types of activities within the neighbourhood including residential, commercial, infrastructure such as rail corridors, and open spaces.
2. Where there might be any tensions for land use types such as residential adjoining a rail corridor or light industry, of relevance to the site.

The concept plan shows how the general design principles of the form and layout of the proposal respond to the opportunities and constraints identified in the context analysis. It represents the development at a conceptual level, illustrating the main design ideas, principles and factors. For example, the general locations of built form vs. open space, hard edges vs. visual permeability, areas of activity vs private and quiet spaces, areas benefit from the solar orientation and views, the key movement paths, service areas and level changes.

The concept plan is a key communication tool for explaining the rationale for the development and should be used to during meetings with council officers, as part of the consent application, and at presentations and hearings.

The concept plan should:

1. Show how the analysis of the context led to the chosen design principles.
2. Show how the design responds to the opportunities & constraints identified previously.
3. Explain and justify the way the buildings, movement routes and open spaces are set out.
4. Demonstrate a genuine response to context and not simply justify predetermined design solutions.

The site layout plan should demonstrate the following:

1. That the building(s) and site design are integrated.
2. That the building platform(s) works within the existing site conditions.
3. That the building(s) has been placed and orientated for passive solar design.
4. That the internal layout is appropriate for the proposed uses, considering privacy, outlook, passive surveillance, views and solar access.
5. That the buildings have been placed to create quality private open spaces which are clearly defined and differentiated from public open space. That the private outdoor spaces are attractive, functional and enjoyable.
6. That the proposal respects the neighbours. The location of the neighbouring houses, windows, private open spaces and accessways should be shown.
7. That the pedestrians, cars, access, and servicing has been integrated with the design of the site and the street.
8. That the landform modification of the site integrates with the broader landform character.

For subdivision proposals the layout plan should demonstrate:

1. The mix of section types and sizes and a mix of uses and activities, to facilitate diversity and adaptability.
2. That the lot layout maximises sunshine, views and privacy and creates clear public fronts and private backs.
3. Provides convenient access, by foot, to public transport and local open spaces, and limits the use of cul-de-sacs.
4. Reduces block sizes as densities and number of residents increases.

To assist with the subdivision design, the Neighbourhood and subdivision design guidance on the ADM should be referred to.

For proposals within centres, the layout plan should demonstrate:

1. The existing and proposed active building frontages.
2. The areas of existing and proposed public open space, landmarks and gateway locations.
3. The visual prominence of the site in the context of the surrounding neighbourhood.

These plans should show how the height, scale, massing, proportions and architectural features of the building(s) respond to the site & surrounds and the future form & quality of the area.

The  proposed elevations should:

1. Provide the rationale for the proposed scale of buildings in relation to the existing or planned future character of the local area, or where relevant, the opportunities to improve that character.
2. Show the appearance of buildings and spaces, how they relate to their surroundings, and how  their appearance will support local character and distinctiveness. This does not mean replicating  the existing built form but responding in an appropriate way. Any rendered  perspectives/computer-generated images must be accurate.
3. Demonstrate how all the major design elements of the building(s) have been considered together. 
4. The general envelope of the building may be defined by development controls, but the form of the  building should be considered as an integrated whole.
5. Demonstrate the rationale for the building(s) form and elevational treatment including the roof, external walls and elevational features such as doors, windows and detailing. Explain how these elements of appearance will relate to the character of the site’s surroundings.
6. Detail how the design of the street frontage will make a positive contribution to the public realm. This includes building setbacks, front yard treatments, fencing, landscaping etc. Demonstrate how the proposed design relates to the street in terms of scale, proportion and rhythm, ground floor articulation and street activation.
7. If the immediate area does not present any positive built form elements this does not provide  justification for repeating poor outcomes such as a predominance of parking or garages. The proposal  should demonstrate that the buildings interact well with the street by encouraging activation and passive surveillance.

This should demonstrate how sunlight is to be maintained/provided to private outdoor living spaces or public open spaces within the site and on surrounding sites.

The sunlight access diagram(s) should demonstrate:

1. Where there is an infringement of a height limit or a height in relation to boundary control, how the design maintains adequate levels of sunlight access to the affected property/properties.
2. Where a residential activity is proposed, a summary of how much sunlight the area will receive during winter.

The design needs to consider the spatial relationships between built and natural elements to create a high level of amenity for public and private spaces.

The landscape and open space plans should demonstrate how the design:

1. Responds to opportunities to improve the landscape character of the site.
2. Considers the location, orientation, size, shape and function of private open spaces.
3. Provides a high level of amenity to public open spaces including passive surveillance.
4. Protects and retains any predominant landscape features including mature trees and significant vegetation.
5. Integrates the site with and reflects the valued aspects of the landscape character of the surrounding area, including working with the natural landform to minimise earthworks.
6. Integrates the landscape design with the overall site layout and building design and integrates water sensitive design with the landscaping.
7. Contributes to local biodiversity, allows for intended vegetation growth and responds to climate conditions.
8. Consideration of pedestrian desire lines and access for people of all abilities. Integration with vehicle access and parking.
9. Specifies the planting palette (species, density, pot sizes, quantities, height at maturity), layout, edging, mulching, irrigation, drainage, lighting and paving), and considers the ongoing ease and costs of maintenance.

To assist with landscape and open space design the Design guidance section on the ADM should be referred to.

The proposed development needs to create legible, attractive, safe and manageable routes that are accessible for all intended users.

The plan(s) should demonstrate how the design:

1. Responds to the existing street layout and public transport provision, and why the proposed access points and routes have been chosen.
2. Provides for safe pedestrian access, and ensures that people of all physical abilities can get to and move through the development easily and equally.
3. Minimises the number of vehicle crossing points, and designs for pedestrian priority.
4. Considers refuse collection and other servicing facilities (e.g. letterboxes).
5. Integrates secure carpark entries with the overall building design (e.g. use of semi-transparent security gates).
6. Avoids creating continuous garage doors along ground floor frontages

For developments with new public or private streets, the plan(s) should demonstrate how the design:

1. Creates a clear and consistent road hierarchy that is accessible, legible and safe.
2. Mades clear connections to existing routes and facilities. 
3. Makes it as easy and attractive to walk, cycle or take the bus as it is to travel by car.
4. Designs the street cross section to support the adjacent land uses.