3.5 Circulation System

The circulation system within residential developments comprises roads for vehicular movement and pedestrian access ways. Detailed requirements for the establishment of these systems are presented in Section 8.1; however, basic guidelines are outlined here as follows:

1. The road system should comprise a hierarchy of residential streets designed to facilitate clear, safe, and efficient access but to discourage through traffic. To discourage through traffic, short loop streets and cul-de-sacs should predominate. The road hierarchy in residential areas comprises arterial, collector, minor, access, and minor access roads (Figure 3.8).
2. For safer turning movements, three-way junctions rather than four-way intersections should be provided within residential developments.
3. The length of cul-de-sacs should not exceed 150 metres and the width of the reserve no less than 8metres.  Cul-de-sacs should not normally service more than 20 residential plots.
4. Pedestrian routes may take the form of sidewalks associated with roadways, or designed as an independent system of footpaths or as an integral part of the open space system. A combination of these methods may also be employed in residential areas. Pedestrian ways should be at least 2 metres in width.

FIGURE 3.8
HIERARCHY OF ROADS IN A SUBDIVISION

In comprehensively planned developments appropriately located, designed, and landscaped recreational open space must be provided. The open space system should comprise a hierarchy of spaces for private, semi-private, and communal use and facilitating a variety of recreation activities. The system could be utilised to structure the overall development.

Recreational open space facilities should be planned as a linked system comprising such facilities as parks, playfields, playgrounds, riverside parks, buffers, and pathways. Parks and playfields could be associated with other community facilities such as schools and community centres. The planning of the open space system should also facilitate pedestrian movement to other community facilities provided that adequate provision is made for safety and security.

Where active recreation facilities are provided within the public open space area, adequate screening should be provided between that area and other adjoining uses.

Recreational open space requirements for various scales of residential development are presented in Table 3.1, while the basic characteristics of the facilities are outlined in Table 3.2. Figure 3.9 provides an illustration of desirable location of public open space.

The development of the open space is the responsibility of the developer and should proceed together with construction of the residential units and supporting facilities.  Development of the open space area or a major portion thereof, should be completed prior to the occupation of homes within the subdivision.

In submitting an application for development, developers will be required to state how the phasing and preparation of the open space will coincide with the construction of units, as well as the type of facilities which will be provided within the open space area.

On completion of the development, maintenance of the open space areas will be the responsibility of the developer until such time as alternative arrangements are made.

3.7 Community Facilities

Access to an adequate level and range of community facilities is an important aspect of a good quality of life. Within new residential developments land will be required to be allocated for recreational facilities, educational facilities, and commercial and other public facilities in relation to the projected population.

Establishment of these facilities, which can be provided by the private sector, should proceed along with construction of the housing units to the fullest extent possible. Completion of the facilities should be phased to coincide with occupancy of the units.

FIGURE 3.9
LOCATION OF PUBLIC OPEN SPACE

The requirements for the provision of community facilities in residential developments of various sizes are shown in Table 3.2, while Table 3.3 outlines requirements for selected community facilities.

In neighbourhood and community level projects, shopping and other public facilities (community centre, postal service, health facility, library, government branch offices) may be grouped to form a well designed and readily accessible service centre strategically located in the development. Service centres should be provided with adequate parking, loading, lay-byes and shelters for public transport, landscaping, street furniture, public toilets, and telephones. The centres should however be located such that surrounding residents would not be affected by any associated nuisances (noise, traffic, fumes, dust, and odours).

3.8 Employment Sites

Within large scale comprehensive developments the developers may be required to allocate land for light or service industry and other employment activities which would not adversely affect the amenity of the residential area.

Industrial zones would best be located with easy access to the external road system, downwind of the development, and buffered from residences and schools by open space and other nonresidential uses. Depending on the scale of the project the industrial area may be developed for an industrial building complex, multi-producer unit or for industrial plots.

3.9 Utilities

The availability of adequate utility services is essential for the comfort, health, safety, and convenience of the occupants of residential developments. Depending on the level of development proposed (Section 9), provision should be made for water supply, wastewater management, storm water drainage, solid waste disposal, electricity, and telecommunications.

General requirements for the provision of these utilities are presented in Section 8.

Table 3.2: Community Facilities Requirements by Type and Size of Residential Development*

* Descriptions of the individual community facilities are provided in Table 3.2.

Table 3.3: Types of Community Facilities in Residential Developments

Table 3.4 outlines standards for residential plot development. The standards are presented for five (5) residential zoning districts, which are essentially categorised on the basis of density of development. The general development form and locational characteristics of the five zones may be outlined as follows:

R1: Low density residential development comprising mainly detached single family housing on large plots in suburban areas and in rural areas, where infrastructure services (sewerage, piped water supply) are not readily available.

R2: Low density residential development comprising mainly detached single family housing on medium size plots in urban and suburban locations.

R3: Medium density residential development comprising mainly small plot detached single family housing and a mixture of semi-detached, duplex, and townhouse development in urban and suburban locations, which are adequately serviced with sewage disposal facilities and other infrastructure.

R4: Medium density residential development comprising mainly townhouses and low rise apartment buildings in urban and suburban locations.

R5: High density residential development comprising mainly medium and high rise apartment buildings in urban locations.

The standards presented represent general guidelines for normal plot development situations. Special or unique situations may require the determination of particular guidelines to meet the circumstances. For example, localised situations such as steep slopes may affect standards for density or intensity of development; larger setbacks may be required along certain major roads and highways and from watercourses and shorelines; and odd-shaped or very large plots may require special setbacks or building height limits.

It is to be noted that the standards are presented either as maximum standards (density, floor area ratio, plot coverage, building height) or minimum standards (plot size, setbacks, parking provision). Planning permission will generally not be granted for any development which exceeds maximum plot development standards or is less than minimum standards. However, it should not be assumed that development could automatically be carried out at the standards listed in the Table. The particular characteristics of specific plots may warrant the application of special development standards that vary from those normally applied.

The actual types and intensities of development permitted on individual plots and in particular areas can be obtained from development plans and policies or through consultation with the National Physical Planning Commission or submission of an application for planning permission.

Table 3.4: Residential Site Development Standards

NOTES: