2. DEFINITION OF STANDARDS

2.1 Overview

The term “development standards” refers to those site planning and zoning standards which are applied to development proposals in an effort to achieve conformity with established land use policy and other regulations in order to ensure a better quality of life for citizens.

The formulation of a rational and consistent set of development standards is important to the efficient operation of any system of development control.  While a certain degree of flexibility is necessary in the application of these standards to particular sites, the establishment and use of minimum desirable standards are essential if development is to proceed in an orderly and rational manner and the most efficient and productive use is to be made of land resources.

Adherence to the adopted standards will facilitate the consideration of applications and hence expedite the approval of development proposals.

This manual presents site planning and zoning standards to guide the planning and implementation of development projects. Essentially, site planning standards are concerned with the planning and design of neighbourhoods or communities in terms of providing guidance for the provision, siting, and spatial relationships of specific uses such as residential areas, industrial development, and community facilities and amenities (shops, schools, recreational open space, religious institutions). At a more detailed level, site planning standards provide guidance for the design of the individual land use components including the design of subdivisions, the design of streets, and the installation of utilities.

Zoning standards refer to the types and intensities of uses that are permitted within specified districts, and the respective plot development standards that are applied thereto. The main categories of permitted land uses adopted in development control policies are presented in Table 2.1.

FIGURE 2.1
FLOOR AREA RATIO

Development standards for specific sites include standards governing the intensity of commercial use, residential density, plot coverage, off-street parking and loading requirements, and the percentage of the site area to be devoted to open space.  Also included are standards with respect to the location, size, and height of buildings, building line setbacks, coverage and space about buildings, as well as the purpose for and the manner in which buildings may be used.  The following sections provide definitions of these development standards and explain the rationale behind particular standards.

2.2 Floor Area Ratio

Floor Area Ratio (FAR) is an expression of development intensity as represented by the ratio of the total or gross permitted floor area of a building on a site to the area of the development site (Figure 2.1).

Specific FAR standards for different uses within areas are established in order to control the bulk of building and the intensity of activity, thereby controlling the intensity of development to the level which can be accommodated adequately by existing or planned infrastructure facilities.

2.3 Residential Density

Residential density is a measure of the intensity of residential development on a specified site or within a specified geographic area.  This density is usually expressed in terms either of the number of dwelling units or of the number of bedrooms per unit of the land area.  In the case of hotel development density is usually expressed in terms of bedrooms per unit of land area. 

Residential density may be calculated on the basis of gross or net land area. Gross land area refers to the total land area of a development site. Net land area refers to the total land or site area minus the area allocated to streets, public parking, playgrounds and other non-residential facilities.

Density standards are used to control the extent of residential development at a particular location in order to:

• Harmonise the proposed development with the environmental character of the wider area.
• Ensure that the development can be serviced adequately by the existing and proposed infrastructure and social facilities and recreational open space.
• Ensure that the proposed development is in balance with the function of the particular area.
• Respect the rights of residents to enjoy adequate light, ventilation, views and privacy.

The actual gross or net density which is permitted on a particular development site depends on the size of that site, the physical characteristics of the site, and the general density standard established in relevant plans and policies for the area in which the site is located.

Table 2.1: Computation of Gross and Net Densities

(i). Relationship of Gross and Net Residential Densities

FIGURE 2.2
BUILDING COVERAGE

Table 2.1: Computation of Gross and Net Densities (Cont’d) 

 (ii). Application of Gross Residential Density

(iii). Application of Net Residential Density

2.4 Building and Site Coverage

The building coverage standard determines the maximum area of the site which may be covered by the outermost walls or structural support of any building. This standard is expressed as a percentage of the total site area (Figure 2.2).

The percentage of the site which may be covered by buildings varies with the type of use permitted, intensity of development, setback requirements, the location and topography of the site, and the character of the general area.

Maximum building coverage standards are designed to ensure that there is adequate available space on the site to allow for the reception of adequate natural light and air to buildings on site and in the immediate vicinity.  The form and massing of buildings is controlled by the use of building coverage in combination with FAR as shown in Figure 2.3.

The standards governing site coverage determine the maximum area of a site which may be covered by the outermost wall of a building together with all other paved surfaces.  This standard is also expressed as a percentage of the total site area.

The percentage of the site which may be covered by buildings and paved surfaces varies with the type of use permitted on the land, the location and topography of the site, and the character of the general area.

Maximum site coverage standards are designed to ensure that there is adequate available space on the site:

• To facilitate natural drainage and infiltration to water recharge areas.
• To allow for satisfactory landscaping.

Figure 2.4 illustrates the manner in which site coverage is computed.

FIGURE 2.3
RELATIONSHIP BETWEEN F.A.R.
AND BUILDING COVERAGE

FIGURE 2.4
SITE COVERAGE

FIGURE 2.5a
MINIMUM BUILDING SETBACK

FIGURE 2.5b
SETBACKS ON CORNER LOTS

2.5 Building Height

The standard for building height indicates the maximum elevation to which buildings will be permitted.  This standard is usually expressed in terms of number of storeys or as a linear measure. 

When expressed in linear measure, the height will be measured to the highest point of the roof structure. The base datum for building height is normally taken as the lowest level of the ground on which the building rests.  On sites which slope downwards from the access road the base datum may be taken as road level.

Standards governing the maximum permitted building height are applied in order to:

• Attain compatibility in the size and scale of buildings located in any area.
• Ensure the availability of adequate natural light and ventilation to all buildings on site and in the surrounding areas.
• Control the form and massing of buildings within an area.
• Afford the privacy of occupants of buildings.
• Safeguard or enhance significant views.

For any given site the maximum permitted building height varies with site conditions, character and scale of buildings in the area, proposed use of the site, and other standards for site control in the area such as FAR and site coverage allowed.

2.6 Building Setbacks

The standard governing the minimum building setback specifies the minimum distance which a building must be set back from property boundaries at ground and/or upper floor levels and/or eave lines.  The building setback is the shortest plan distance perpendicular to the respective property boundary and the external surface of the outermost walls of the building.

The front building setback is measured from the front of the building to the front property boundary which is usually the boundary of the road reserve.  This front setback is often referred to as the building line distance.  In special cases however, the front setback is measured from the edge of the adjacent footpath, the edge of the curb, or the edge of the carriageway.  On corner plots two front setbacks will be required in addition to setbacks from the other boundaries (Figure 2.5).

Standards governing the minimum building setbacks are applied in order to:

• Provide a buffer zone between adjacent buildings for privacy, particularly in residential areas, and to minimise fire hazards and allow access for fire fighting equipment.
• Prevent the discharge of rainwater from roofs of buildings into adjoining properties.
• Ensure adequate natural light and ventilation to all buildings.
• Facilitate landscaping in front of buildings, thus improving the streetscape, and to provide space for outdoor activities.
• Provide adequate sight lines for motorists at corner plots.
• Allow for future road widening where necessary.

2.7 Building Orientation and Siting

Building orientation and siting refer to the placement of a building on a site in relation to such factors as climate (solar radiation, rain, wind, etc.), views, site features and development standards, and character of neighbouring development.

The basic objectives of orientation and siting standards are:

• To take advantage of views and vistas afforded by the site.
• To take advantage of the micro-climate of the site.
• To permit a certain measure of privacy to occupants of the site and adjoining properties.
• To minimise nuisances caused by incompatible uses on adjacent lands.
To facilitate the natural drainage of the site.

2.8 Vehicular and Pedestrian Access

Vehicular and pedestrian access standards refer to development specifications for roads, driveways, parking and loading facilities, and pedestrian facilities. Essentially, these standards are applied in order to provide for safe, convenient, and efficient access.

Road development standards refer to the specifications for road alignment and capacity including such features as horizontal and vertical curves and widths of road reserves, carriageways, and sidewalks. All separate parcels of land must have access to a public road or right-of-way, and vehicular access whenever possible.

Driveways provide convenient access to living units and parking areas and should be located and designed so that vehicles may enter and leave the site safely. The design and construction of driveways should facilitate the proper drainage of surface water from the site.

Parking standards specify the minimum number and the dimensions of spaces required for the parking of vehicles within the curtilage of a site. Off-street parking requirements are specified in order to avoid contributing to traffic congestion and other problems which can result from on street parking, and to ensure that activities on the site can be conducted in a safe and efficient manner. The number of off-street parking spaces required on individual sites will be determined by the nature and scale of the activity being conducted in the context of the overall land-use transportation policy for the wider area. In certain circumstances, consideration may be given to the provision of off-site parking facilities in the vicinity of the development site.

Where it is proposed to erect a new building or to extend an existing building for retail, industrial, warehousing, or other uses which generate truck or container traffic, provision must be made for parking, circulation, and loading/unloading of goods vehicles. Loading bays are provided in order to prevent congestion on the development site and adjoining streets, and to ensure the safety of pedestrian and vehicular traffic during loading and unloading activities. The loading standard specifies the minimum number and the dimensions of bays which are to be provided within the curtilage of the site for the servicing of goods vehicles.  The number, dimensions, and location of loading bays, will be determined by the nature and scale of the proposed activity and the location of the development.

Entrances and exits of a building should be designed so as to provide convenient pedestrian access to parking areas, walkways and adjacent streets, with particular attention being given to the needs of the physically handicapped.  Entrances and exits for the physically handicapped should be appropriately designed, conveniently located, and clearly identified.

2.9 Open Space and Landscaping

The requirement for the provision of open space indicates the minimum area of the site which should be allocated for active and/or passive recreation.  It is usually expressed as a percentage of the total site and will be determined by the density of development of the site.

Landscaping can be regarded as an essential feature of any development since it serves to enhance and complement the appearance and visual appeal of built features on the site. Landscaping plans should incorporate as many existing natural site features as possible.

The ease of future maintenance is an important consideration in designing for and landscaping of the site and will influence the choice of trees and materials to be used.