Low Rise Buildings

ULDA guideline no. 07

Draft for consultation - not government policy April 2011

www.ulda.qld.gov.au

 Urban Land Development Authority 2011 The information contained herein does not represent Commonwealth, State or Local Government policy. The Urban Land Development Authority does not guarantee or make any representations as to its accuracy or completeness, nor will they accept any responsibility for any loss or damage arising from its use.
This guideline is printed on 100 per cent recycled paper.

Introduction
This guideline outlines the Urban Land Development Authority (ULDA) standards for the planning and design of low rise buildings in Urban Development Areas (UDAs) in Queensland. Alternative, innovative solutions which do not comply with the following standards, but meet the UDA-wide criteria or related provisions of Interim Land Use Plans (ILUPs) are encouraged. This guideline relates predominantly to housing up to 3 storeys in height, but could also apply to low rise mixed use and single-purpose commercial, retail and community buildings. Refer also to ULDA Guideline No 10 Industry and Business Areas. This guideline should be read in conjunction with the provisions of UDA development schemes and ILUPs. A development scheme or ILUP may specify a different standard.

Building setbacks*
Lot width <7.5m
ground first+

Lot width 7.5 - 9.9m

ground first+

Lot width 10.0 - 12.4m

ground first+

Lot width 12.5 - 14.9m

ground first+

Lot width 15.0 - 19.9m

ground first+

Lot width 12.0m+

ground first+

Front Side B-to-B Rear 2nd front Park side/rear

2.4 0.0 0.0 0.0^ 1.0

2.4 0.0 0.0 0.0 1.0

2.4* 0.9 0.0 0.9 1.5

2.4 0.9 0.0 0.9 1.5

2.4* 0.9 0.0 0.9 1.5

2.4 0.9 1.0 0.9 1.5

2.4* 1.0 0.0 0.9 1.5

2.4 1.0 1.0 1.0 1.5

2.4* 1.0 0.0 0.9 1.5

2.4 1.5 1.0 1.0 1.5

2.4* 1.2 0.0 1.0 1.5

2.4 2.0 1.0 2.0 1.5

or minimum 0.0m to veranda/balcony

Lots less than 7.5m wide are serviced by a rear lane *4.5m to garage or carport door ^1.0m to garage or carport door where lane is <6.0m wide B-to-B = built - to - boundary wall See ULDA guideline no. 09 Centres, for setbacks where mixed uses aggregated in low rise centres * Building setbacks measured to outside of wall

Built-to-boundary wall length and location

Lot width <7.5m Maximum length* 80% Lot width 7.5 - 9.9m 75% Lot width 10.0 - 12.4m 70% Lot width 12.5 - 14.9m 65% Lot width 15.0 - 19.9m 60% Lot width 12.0m+ 55%

* Maximum length of built-to-boundary wall measured as percentage of boundary length Buildings on lots less than 10.0m wide may be built to more than one boundary Buildings on sloping sites, in particular narrow detached housing lots (less than 15.0m wide) are built to the boundary on the low side of the lot and founded deep enough to allow an adjoining lot to be cut to an appropriate depth Mixed use, commercial, retail and community buildings can be built to the boundary for 100% of side and rear boundaries and up to 75% of front and street boundaries - where frontage indicated on Plan of Development and subject to site conditions and car parking arrangements

Low rise buildings guideline - Draft for consultation - Not government policy

Site coverage*
Lot > 10.0m wide Site Coverage 60% Lot <9.9m wide 75% Multiple residential lot <700m2 75% Mixed use Single purpose commercial, retail or community buildings Up to 100% depending on side conditions and car parking arrangements

80%

* Site coverage is the percentage of the lot area covered by roof, measured to the outermost projection of the roof.

Off-street parking and driveways

One-room, 1 bed dwellings, and 2 bed dwellings on any lot - 1 covered space per dwelling Other - 2 spaces per dwelling, one which must be covered. May be tandem spaces For lots without rear lane access: Double garages not permitted on single storey dwelling on a lot less than 12.5m wide Double garages not permitted on any lot less than 10.0m wide Double garages may be permitted on a lot 10.0+m wide and less than 12.5m wide where the dwelling is more than one storey in height, and where: the garage is setback at least 1m behind the main face, excluding balconies, of the dwelling AND the garage doors are articulated, comprise a mix of materials and colours, or are staggered The maximum width of a driveway: House serving a double garage shall be 4.8m at the lot boundary serving a single garage shall be 3.0m at the lot boundary Other than the above, on lots with a frontage of less than 12.5 metres: the maximum width of a garage shall be no more than 40% of the lot frontage tandem parking with a setback from the property boundary to the garage of 4.5 metres is required double width garages not permitted Maximum of one driveway per dwelling Minimum distance of a driveway from an intersection of one street with another street 6.0 metres The minimum distance between driveways on the same lot is 3.0 metres at the boundary, except in the case of lots on lanes where driveways to additional dwellings can be combined with driveways to parking spaces for other dwellings on the same lot 1 space per dwelling unit 1 space for every 4 dwellings for visitor parking Multiple residential 1 space for car washing Variations to car parking provision may be appropriate in close proximity to public transport stops

Low rise buildings guideline - Draft for consultation - Not government policy

Commercial, retail, community General

1 space per 30m2 of gross floor area Up to 50% of car parking spaces may be provided off site, where in close proximity to the site and in accordance with a parking management plan Other than the above, in accordance with criteria and/or standards referred to in a Development Scheme or ILUP

Private open space - residential

Ground Area and dimensions Minimum 12.0 m2 with a minimum width of 2.4m Accessible from a living room Other Adequate space to accommodate a table, chair, planting, barbeque and shade Maximum gradient not exceeding 1 in 10 Minimum 25 per cent of the area of the site and: provided in addition to the private open space areas Multiple residential communal open space minimum dimension of 4.0m has a maximum gradient not exceeding 1 in 10 designed and located so that it is subject to informal surveillance from dwellings on the site separated from any private areas by a fence or landscaping N/A Accessible from a living room Screened drying area Upper levels (including in loft dwellings) Balcony or roof area open to the sky, with a minimum area of 5.0 m2, and a minimum dimension of 1.2m

Street address - residential

Front door Clearly visible and identifiable from street or within lane Covered entrance minimum 0.9 x 0.9m CPTED One habitable room with windows facing the street Sidelight window to front door Address each street frontage or park with inclusion of the following design elements in the related facade: verandas porches Park or second street frontage awning and shade structures variation to roof and building lines inclusion of window openings use of varying building materials.

Low rise buildings guideline - Draft for consultation - Not government policy

Street address - commercial, retail, community

Front door Verandah Active frontage Clearly visible and identifiable from street or from within car park or park Minimum 3.0m wide veranda over footpath for length of built-to-boundary wall facing street Minimum 50% of built-to-boundary wall facing street to comprise clear windows, doors, or fixed glass

Building articulation - general

All buildings with a width of more than 10 metres that are visible from a street or a park articulated to reduce the mass of the building by one or more of the following: windows recessed into the facade Wide buildings balconies, porches or verandas are provided window hoods are provided shadow lines are created on the building through minor changes in the facade (100 millimetres minimum). Carports and garages Compatible with the main building design in terms of height, roof form, detailing, materials and colours Incorporate two or more of the following design elements: verandas roof overhangs window hoods/screens awnings and shade structures.

Building diversity and climate

Privacy
Outlook from the first or second storey windows, terraces and decks and other private, communal or public areas is obscured or screened where a direct view at a distance closer than 9.0 metres would otherwise be available into the private open space or a living room of an existing dwelling Where screening is required, provide by solid opaque screens or perforated panels or trellises that are permanent and have a maximum of 50 per cent openings, windows have a minimum sill height of 1.5 metres, or opaque glass is utilised Noise Appropriate sound-amelioration to walls where buildings are attached, on adjoining lots and built to the same boundary, or within 2.0m of a dwelling on an adjoining lot

Visual

Low rise buildings guideline - Draft for consultation - Not government policy

Fencing
Fencing, screening or level changes to provide privacy but still allow for overlooking of the street and park to promote casual surveillance Ground level private open space facing street Front fences and walls, where provided, include one of the following: solid front fences and walls should be no more than 1.2 metres high if containing openings that make it more than 50 per cent transparent, the maximum fence height should be 1.8 metres, and be solid to a maximum height of 1.2 metres if the dwelling has a frontage to a street with traffic volumes in excess of, or projected to exceed, 10,000 vehicles per day, or where the main private open space is in front of the dwelling, the maximum height for solid front fences and walls should be 1.8 metres. Ground level private open space facing park Lanes

Fencing no more than 1.5 metres high and predominantly open in nature

Screen fence 1.8 metres high to private open space, car parking and service areas Integrated fence design to: non-access roads

Key locations

high visibility open space areas where integrated housing construction is proposed on multi-family and grouped terrace and row housing lots.

Lofts and other small dwellings

Size Building height Entry Overlooking Materials Service areas Ventilation No minimum or maximum building size, except secondary dwelling/house where maximum building area is 60m2 Maximum 2 storeys, including garage level Clearly identifiable and addressed front door and undercover point of entry Windows in first floor rooms have minimum sill height of 1500mm or have privacy screening Low maintenance building materials and non-reflective finishes on exterior No external drainage or other pipes Screened drying and rubbish bin areas behind the main face of the dwelling At least two openings to all habitable rooms, including internal and louvred windows to facilitate cross ventilation

Low rise buildings guideline - Draft for consultation - Not government policy

Contact Us
Visit our website at: www.ulda.qld.gov.au Write to us at: Urban Land Development Authority GPO Box 2202 Brisbane QLD 4001 Telephone us: 1300 130 215 Fax us: (07) 302 44199