A1 Site Selection and Parameters
A1.02 Site Planning
A1.01 Location
Section Summary
Prior to proceeding with a development, HCA Development Managers will prepare a Site Proximity Analysis to assess the opportunities for any given site.
HCA seeks to create new housing that is tenure blind. This refers to ensuring that any HCA developments are not easily identifiable as “a ordable” or “social” housing. Where budgetary limitations restrict choice in materials and finishes; considerable scope still exists to produce high quality design through massing, proportion, colour, and other means. Given in many cases the objective will be to maximise yield on a site, issues such as building envelope and site coverage will often be determined by the relevant planning authority.
HCA requires properties which provide good access to possible employment opportunities. Properties should also be located to be within walking distance from public transportation links to provide access to essential services. Refer to Table 01 below for Proximity to Transportation and Essential Services. If all parameters are unable to be met, HCA will review and may deem the site suitable based on determining factors such as transportation links and options, proposed tenant mix and total distance outside the specified proximity. It is desirable to ensure a high concentration of HCA housing is not situated in any one locality. Project sites should generally contain no more than 25-30% of the total dwelling numbers on any particular site. This generally refers to high-density developments. Low-density and SDA sites should maximise the yield aiming for a minimum of 4 to 5 dwellings per site with consideration being given to the Onsite Overnight Assistance (OOA) requirements of the SDA developments.
Site Planning considerations Checklist:
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Promotion of high quality architectural and urban design outcomes. Commitment to site responsive design, including retention of significant trees and the protection of neighbouring amenity through adherence to the objectives of State based Residential Development Standards ie. Clause 55 Rescode Assessment (VIC). Adherence to mandatory requirements, design objectives, and the respectful interpretation of discretionary requirements. Promotion of sustainable development outcomes including an existing commitment to high quality internal amenity. Crime Prevention Through Environmental Design (CPTED) principles are to be used in the planning and design of any development Minimise any site earthworks (extent of cut and fill required). Ensure good connections between living spaces and private outdoor spaces. Determine the appropriate number of car spaces to be provided early in design process. Where there is a reduction in car parking proposed ratios are to be determined on a case-by-case basis in consultation with HCA Site planning is to provide maximum opportunities for residents to access public transport.
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All dwelling mixes should be discussed and agreed to with HCA during the briefing stage of the project.
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Note: the number and concentration of SDA dwellings on a single site is also subject to density restrictions, described in the SDA Rules found at www.ndis.gov.au. All proposed tenancy mixes and concentrations are to be approved by HCA. HCA has a strong emphasis on long-term, quality social and a ordable housing to support lower income households to live close to services, transport and jobs. It is essential that our developments promote sustainable communities that create opportunities to support formal and informal resident connections underpinned by quality, durable and long-lasting design.
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Secure bicycle storage to be provided, wherever possible.
Consideration should be given to how the design can be flexible at a site scale to enable a change of tenure and/or disposal over time with clear and separable ownership patterns. All entries to dwellings should consider weather protection, individual identity, street presence and private access wherever possible to maximise the resident’s ability to identity and feel a sense of ownership of their dwelling. Provide developments that respond to the features of the Sites and the surrounding areas. This includes protecting trees and landscape features considered significant where possible. Any development should also respond to the heritage, character, topography and environmental features of the Sites such as solar access, views, noise and wind. Consider opportunities to provide activation of street frontages to create activity at di erent times of the day.
Table 01: Proximity to Transportation and Essential Services Public Transportation
800m
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Local Shops
1.5km
Regional Centres or High Streets
3km+
Schools
2km
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Day Care Centres
2km
Medical Facilities and other services
1.5km
Note: These proximities are HCA’s preferred distances to essential services. If any distances are unable to be met, any shortfalls are to be reviewed with HCA.
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Housing Choices Australia | Design Guidelines
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