ARC, Sydney
ARC, Sydney by Koichi Takada Architects for Crown Group Arc is made up of two 26-storey, 80-meter high towers. The mixed-useA well-integrated mix of different
Location and
Siting
Scale and
Massing
Massing
Plan and
Layout
Layout
Boundaries and EdgesBoundaries and edges are an integral part of the urban design process, defining the limits and transitions between different spaces, providing a sense of place through visual, social, and physical cues.
Elevational Treatment
Tall Buildings
Boundaries and Edges
Introduction
Well-designed places clearly define the boundaries for private, shared and public spaces, making it more likely that occupants will use, value and take ownership of them.
The impact of a site’s boundaries on the immediate surroundings and the way in which the building(s) interact with the edges and ground around the site should be considered at the outset as an integral part of the design. Boundary treatments should be integral to the design of the building and landscape.
Practical aspects of the site layout should not be overlooked. Strategies for fire and emergency access, cleaning, repairs, waste collection, and rooftop plant and equipment should be considered when planning the site. The design impact of these aspects should be fully considered and sensitively incorporated into the building design.
Features of tall building boundaries and edges
- Well-articulated, active ground floors
- Well landscaped sites with appropriate spacing between buildings
- Contextually appropriate boundary treatments
- Active boundaries
- Hidden servicing and plant
TBBE 1
Ground floor articulation
CODE
Description
Compliance
CODE
The ground floors of tall buildings must be well-designed and articulated to create a human scale and add interest at street level.
Description
Double or triple height ground floor spaces should be created to help deliver a human scaleThe use within development of elements which relate well in size to an individual human being and their assembly in a way which makes people feel comfortable rather than overwhelmed.. The quality of material, detailingThe details of a building are the individual components and how they are put together. Some are a deliberate part of the appearance of a building, including doors, windows and their surrounds, porches, decorative features and ironmongery. Others are functional, although they can also contribute to the appearance of a building. These include lighting, flues and ventilation, gutters, pipes and other rainwater details. Detailing affects the appearance of a building or space and how it is experienced. It also affects how well it weathers and lasts over time., glazing and fenestration should articulate the street level interface as a distinct section of the building. This should integrate into the rest of the built environment.
Particular consideration should be given to the materials and detail used at ground floor level where materials should enhance the street level experience and respond to the local context.
Compliance
Applicants should demonstrate in their submission how this element of the Code has been complied with.
Documents required:
- Facade design analysis
- Floorplans
- Site plans
- Elevation and section drawings
- Code requirement signposted in the Design and Access Statement
Principles of activating ground floor
Building is set back with an outdoor area for ground floor cafe
Building is set back at first floor to allow small terrace area for users above
The tall building overhangs at first floor to create a retail collonade
TBBE 2
Active ground floor uses
CODE
Description
Compliance
CODE
Tall buildings must incorporate active frontages at ground floor level.
Description
The design of the ground floor should encourage active uses, particularly night time uses to create activity throughout the day. In cases where topography results in the ground floor storey being above street level, additional design thought is needed at both levels to ensure a satisfactory junction.
Compliance
Applicants should demonstrate in their submission how this element of the Code has been complied with.
Documents required:
- Facade design analysis
- Floorplans
- Site plans
- Elevation and section drawings
- Code requirement signposted in the Design and Access Statement
Examples of using active different land uses on ground floor
A variety of land uses can be used to activate ground floor and they should be mixed to ensure people activity throughout the day.
Offices and retail leisure units on bottom three floors. The first floor can overhang to create a covered collonade for certain uses.
Retail, cafes, restaurants or other leisure uses on bottom two floors of building with parking podium to rear
Key
- Residential
- Workplaces (includes offices, workshops, research facilities)
- Active uses (includes retail cafes, restaurants, leisure uses)
Offices on two ground floor levels with basement parking to allow access to rear communal area
Residential uses are possible on ground floor but should be set back to allow for private space between public boundary
TBBE 3
Landscape coding requirements
CODE
Description
Compliance
CODE
The applicant must demonstrate that the proposed layout has been informed by a site wide landscape strategy, that includes landscaping proposals, sustainable drainageSuDS are a natural approach to managing drainage in and around properties and other developments. Sustainable drainage measures are ones which avoid adding to flood risks both at a development site and elsewhere in the catchment by replicating natural drainage processes. SuDS work by slowing and holding back the water that runs off from a site, alleviating flooding and allowing natural processes to break down pollutants. systems and biodiversity net gain requirements which comply with the best practice guide and coding requirements set out in the ‘Landscape and Nature’ section of this code.
Description
Nature contributes to the quality of a place, and to people’s quality of life, and it is a critical component of well-designed places. Natural features are integrated into well-designed development. They include natural and designed landscapes, high quality public open spaces, podium decks, street trees, and other trees, grass, planting and water. Trafford’s identityThe identity or character of a place comes from the way that buildings, streets and spaces, landscape and infrastructure combine together and how people experience them. is largely characterised by the extensive tree cover and mature planting across the Borough. These places have been created in the past through the bold visions of previous generations. To maintain this identityThe identity or character of a place comes from the way that buildings, streets and spaces, landscape and infrastructure combine together and how people experience them. it is important that this tradition is continued.
Compliance
Applicants should demonstrate in their submission how this element of the Code has been complied with.
Documents required:
- Site Wide Landscaping Strategy (may be incorporated in the Design and Access Statement)
Area types:
- In New Places – High Rise, High Density, this should be delivered in accordance with the masterplan, parameter plans or Design Framework for the site
TBBE 4
Boundary treatments
CODE
Description
Compliance
CODE
Boundary treatments must be in keeping with the surrounding traditional context. Where boundaries are required to delineate between public and private space they must be complementary to the design of the facade and not impinge accessible approaches to entrances.
Description
Boundary treatments should be informed by high quality traditional examples in the surrounding area. In Trafford this will typically be a low brick or stone walls with hedges. In rural areas boundary treatments may vary and should be influenced by a site’s historic context. Use robust, high-quality for boundary treatments. Boundary treatments should be used to clearly define the public and private domain. Inclusion of landscape increases biodiversity and can soften edges.
Compliance
Applicants should demonstrate in their submission how this element of the Code has been complied with.
Documents required:
- Site plan, landscaping plan, elevational drawings.
- Code requirement signposted in the Design and Access Statement.
Area types:
- In New Places – High Rise, High Density, this should be delivered in accordance with the masterplan, parameter plans or Design Framework for the site.
- Where traditional boundary treatments remain on an infill development site, applicants should demonstrate how these will be retained and repaired, with any mature landscaping, including hedges, behind them.
TBBE 5
Gates
CODE
Description
Compliance
CODE
Gate piers and gates must complement the boundary treatment, reflect the surrounding context in both design and height.
Description
Gates should be side hung with apertures in the top half to allow visibility to enhance natural surveillance. Sliding gates should be avoided as they reduce the ability to adequately landscape a site.
Compliance
Applicants should demonstrate in their submission how this element of the Code has been complied with.
Documents required:
- Site plan, landscaping plan, elevational drawings.
- Code requirement signposted in the Design and Access Statement.
Area types:
- Where traditional boundary treatments remain on an infill development site, applicants should demonstrate how these will be retained and repaired, with any mature landscaping, including hedges, behind them.
TBBE 6
Historic boundary treatments
CODE
Description
Compliance
CODE
Historic boundary treatments must be retained and new openings kept to a minimum.
Description
Walls and associated planting should be repaired and enhanced where required. The retention of historic boundary treatments is important to ensure local distinctivenessThe positive features of a place and its communities which contribute to its special character and sense of place. and protect the characterCharacter includes all of the elements that go to make a place, how it looks and feels, its geography and landscape, its noises and smells, activity, people and businesses. This character should be understood as a starting point for all development. Character can be understood at three levels; the area type in which the site sits, its surroundings and the features of the site. of the streetsceneAll spaces and features which form the street environment, including buildings, street furniture, fittings and finishes and green infrastructure and open spaces..
Compliance
Applicants should demonstrate in their submission how this element of the Code has been complied with.
Documents required:
- Site plan
- Landscaping plan
- Elevational drawings.
- Heritage Statement if required by the Council’s Validation Checklist.
- Code requirement signposted in the Design and Access Statement.
Tall building boundaries and edges case studies
Kingsland Road, London
Kingsland Road by Henley Halebrown for Thornsett This project combines an 11-storey apartment building providing 68 affordable homes and a 350-pupil primary school, with shops
Egham Gateway
Egham Gateway master plan by Allford Monaham Morris Egham Gateway is a new mixed use developmentA well-integrated mix of different land uses which may include retail, employment, leisure and other service uses with decent homes of different types and tenures to support a range of household sizes, ages and incomes. in the Runnymede borough of Surrey. Four mixed useA well-integrated mix of different land uses which may include retail, employment, leisure and other service uses with decent homes of different types and tenures to support a range of household sizes, ages and incomes.
