City of Perth | City Planning Scheme No.2
Planning Policy Manual - Section 4.5.1 – Bonus Plot Ratio
Amended March 2015
14
Bonus Plot Ratio
Planning Policy Manual – Section 4.5.1
eligible for up to 40% bonus plot ratio. The awarding of bonus plot ratio will also be subject
to compliance with the Maximum Bonus Plot Ratio Plan contained within City Planning
Scheme No. 2.
There is no requirement for the special residential use in a mixed use development to form
part of the maximum plot ratio, however the bonus floor area must be used for the special
residential use. Where bonus plot ratio is granted for a special residential use as part of a
mixed use development the relevant bonus plot ratio floor area must be used for the guest
rooms or apartments and not for shared ancillary facilities or amenities.
Where bonus plot ratio is granted for development that incorporates a special residential
use, the special residential use must be maintained in its entirety (including any base plot
ratio used) for a minimum period of ten years in accordance with Clause 46A of City Planning
Scheme No. 2. This ten year period will commence from the date the special residential use is
lawfully occupied. In the case of high quality hotel accommodation granted bonus plot ratio
of up to 40%, a change of use incidental or ancillary to the primary hotel use will only be
permitted where the Council is satisfied that the hotel will maintain compliance with the
High Quality Hotel Design Criteria that determine high quality accommodation.
7.1
Design Criteria
Special residential uses shall be designed in accordance with the provisions of City Planning
Scheme No. 2 Policy 3.9: Special Residential (Serviced and Short Term Accommodation)
Policy.
In the case of mixed use development, the design of the development must ensure that
conflict between the uses is minimised. A separate lobby will be required to be provided for
the special residential use. Special residential guest rooms or apartments will also be
required to be separated from other uses by being located on separate floors of the building.
In addition, hotels seeking bonus plot ratio must provide the following basic facilities and
amenities:
a lobby/reception area;
back of house/administration facilities, including housekeeping areas to enable a fully
serviced hotel to function, staff ablution/locker facilities, office space and storage areas;
and
bathrooms within guest rooms which incorporate at a minimum a basin, shower and
toilet. Laundry facilities shall not be provided within hotel guest rooms.
7.2
High Quality Hotel Design Criteria
To be eligible to be awarded bonus plot ratio of up to 40% for a hotel use, high quality fully
serviced hotel accommodation is required to be provided. The hotel will be required to meet
the design criteria listed under Section 7.1 to be eligible for up to 20% bonus plot ratio and in
addition the applicant must provide evidence to demonstrate that the hotel will provide high
quality visitor accommodation (consistent with what would be expected in an international ‘5
star’ standard hotel). This will include compliance with the specific essential facilities and
amenities listed under Section 7.2.1 and provision of a minimum of four of the additional
facilities and amenities listed under Section 7.2.2.
The listed facilities and amenities are commonly and consistently provided within high
quality hotels within capital cities in Australia and overseas. The list is not intended to be
limiting, as it is recognised that amenities and facilities within high quality hotel
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City of Perth | City Planning Scheme No.2
Planning Policy Manual - Section 4.5.1 – Bonus Plot Ratio
Bonus Plot Ratio
Planning Policy Manual – Section 4.5.1
developments vary significantly from development to development depending upon the size
of the hotel, the market that is being targeted and current trends. Consideration may be
given to an alternative facility reflecting new hotel trends where the applicant can
adequately demonstrate its need, value and quality. Ideally applicants will provide amenities
and facilities in excess of the minimum required.
Consideration may be given to variations to the list in the case of those hotels involving
adaptation of existing buildings including places of cultural heritage significance (as listed in
City Planning Scheme No. 2 Section 8.1: Register of Places of Cultural Heritage Significance)
where there are demonstrated constraints for floor area, structural and/or conservation
reasons.
7.2.1 Essential Facilities and Amenities
All of the following must be provided within high quality hotel development:
Communal Areas:
A dedicated lobby/reception area which is designed to a high quality to provide a
luxurious entrance and gathering area for guests. It is to have large and spacious
proportions which will adequately accommodate a 24 hour reception, concierge facility
and generous seating and gathering areas.
A restaurant integrated into the design of the hotel and accessible from inside the hotel.
A lounge bar/cocktail bar integrated into the design of the hotel, accessible from inside
the hotel.
A swimming pool of a size which is proportional to the number of hotel rooms to
adequately cater for the number of hotel guests likely to be using the pool.
Guest Rooms:
Minimum internal area of 35m
2
(including bathrooms and excluding balconies).
The following must not be provided:
Kitchens (excluding kitchenettes) and laundry facilities within guest rooms or elsewhere in
the hotel accessible for use by hotel guests.
7.2.2 Additional Facilities and Amenities
A minimum of four of the following must be provided within high quality hotel development:
A gymnasium / health club of a size which is appropriate to the size of the hotel and
accessible from inside the hotel.
A day spa for personal care treatments such as massages and facials, accessible from
inside the hotel.
Additional restaurant/s integrated into the design of the hotel and accessible from inside
the hotel.
A ballroom with a minimum area of 350m
2
.
Conference / meeting rooms – a minimum of four rooms of sizes which are proportional
to the size of the hotel. The rooms may be designed to be interconnected with a
minimum combined area of 100m
2
.
A business centre of a size which is proportional to the number of hotel rooms to
adequately cater for the number of hotel guests likely to use the centre. It should provide
City of Perth | City Planning Scheme No.2
Planning Policy Manual - Section 4.5.1 – Bonus Plot Ratio
Amended March 2015
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Bonus Plot Ratio
Planning Policy Manual – Section 4.5.1
secretarial services and business support such as computers, printers and scanners with
internet access, photocopying, faxing facilities and new technologies.
A corporate/VIP/club lounge of a size which is proportional to the number of hotels rooms
to adequately cater for the potential number of users. It should provide exclusive
facilities such as seating, dining and bar facilities, for guests who are members of the hotel
club or staying in executive guests rooms.
Shop/s integrated into the design of the hotel and accessible from inside the hotel to
cater for hotel guests needs.
7.3
Required Documentation
To enable the assessment of proposals seeking bonus plot ratio for a special residential use
the applicant shall submit a comprehensive planning report with the development
application which details compliance with the provisions of City Planning Scheme No. 2 Policy
3.9: Special Residential (Serviced and Short Term Accommodation) Policy.
In the case of a special residential use proposed as part of a mixed use development, the
management plan required to be submitted in accordance with City Planning Scheme No. 2
Policy 3.9: Special Residential (Serviced and Short Term Accommodation) Policy shall include
details of the proposed design elements and operational procedures for separation of uses
and avoidance of potential conflicts between all uses and between all of the different
occupants and patrons.
In addition to the above, to enable a detailed assessment of proposals seeking bonus plot
ratio specifically for a hotel use, the applicant must demonstrate within the planning report
compliance with the Design Criteria listed within Section 7.1 and the High Quality Hotel
Design Criteria listed within Section 7.2, as applicable depending upon the bonus plot ratio
which is being sought. Plans submitted with the application shall also contain sufficient
detail to be able to determine compliance.
8.0
MINOR BONUSES FOR ELIGIBLE DEVELOPMENTS APPROVED PRIOR TO
GAZETTAL OF CITY PLANNING SCHEME NO.2
The intent of this bonus plot ratio category is to enable developments approved prior to the
gazettal of City Planning Scheme No. 2 to achieve a minor bonus plot ratio to undertake
minor internal alterations or provide enhanced levels of street activation. To be eligible, the
development must have been approved with a total floor area of building(s) on the lot which
is in excess of the current maximum plot ratio by at least 20% and does not qualify for
transfer of plot ratio. The applicant will be required to provide evidence to confirm the total
floor area of the development approved by the Council.
Such an additional bonus plot ratio is not an automatic entitlement and will only be
considered where the additional plot ratio is the result of an internal renovation of the
building and does not result in any change to its bulk, height or scale or for exceptional
development at street level that makes a significant contribution to the community and the
urban design and environment of the city.
For those developments approved prior to the gazettal of City Planning Scheme No. 2 with a
total floor area on the lot which is in excess of the current maximum plot ratio but which still
qualify for transfer plot ratio, this is recommended as the most appropriate means of
accessing plot ratio for internal alterations or street level activation (refer to City Planning
Scheme No. 2 Policy 4.6.2: Transfer Plot Ratio).
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Planning Policy Manual - Section 4.5.1 – Bonus Plot Ratio
Bonus Plot Ratio
Planning Policy Manual – Section 4.5.1
8.1
Minor Bonus Plot Ratio Expressed Above Street Level
8.1.1 Essential Criteria
The minor bonus plot ratio must result from the renovation and/or upgrading of the
internal layout of the building to suit contemporary needs.
The minor bonus plot ratio must not prejudice the compliance of the building with the
Building Code of Australia, Council By-Laws or any other legislative or policy requirement
relating to safety, provision of services, utilities and so forth.
The minor bonus plot ratio must not necessitate any change to the bulk, height or scale of
the building.
8.2
Minor Bonus Plot Ratio Expressed at Street Level
8.2.1 Essential Criteria
The minor bonus plot ratio must be used for commercial uses (excluding offices) that
promote pedestrian interest and activity at the street level.
The proposed development must make a positive contribution to the streetscape and/or
public domain and be comfortable and easily accessible for pedestrians.
8.2.2 Performance Requirements
The use should be of such design, dimensions and proportions as to produce a usable and
comfortable environment for pedestrians, and be in keeping with the scale of surrounding
buildings.
The use and its space must be available to the public for the maximum time which can be
considered reasonable given the facility’s location in the city, its primary function and its
site context.
The use must provide universal access and variations in levels should be avoided
wherever possible.
The use should have some weather protection (from wind, rain and summer sun), to
encourage year-round use.
Where appropriate, adequate landscaping and seating of a high quality should be
provided. Particular attention should be paid to the provision of seating around the edges
of the space both in terms of amount and orientation.
The design and detailing of the use/space must ensure the safety and security of the
users, particularly at night. Particular regard should be given to lighting, the form and
location of planting, the layout of the space, the avoidance of entrapment areas and
opportunities for passive surveillance from within the site and from surrounding sites.
The design of all structures, materials, fixtures and furniture should be of high quality.
The extent of bonus plot ratio awarded for the facility will be based on:
The area of land proposed for the use;
The importance of the use and activity to the city; and
The extent to which the proposal benefits or disadvantages the subject site.
City of Perth | City Planning Scheme No.2
Planning Policy Manual - Section 4.5.1 – Bonus Plot Ratio
Amended March 2015
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Bonus Plot Ratio
Planning Policy Manual – Section 4.5.1
8.3
Required Documentation
To enable a detailed assessment of proposals involving minor bonus plot ratio expressed at
street level the applicant shall submit the following information with the development
application:
A comprehensive planning report which addresses all of the essential criteria and
performance requirements.
Coloured perspectives or photomontages of the facility during the day and night from a
pedestrian view point (including A4 and A3 coloured copies).
Where requested by the City depending on the nature of the proposal:
o
a wind impact assessment of the proposed facility prepared by a suitably qualified
consultant. The report is to identify and analyse the effects of wind conditions on
pedestrians on the site and on adjoining land and document measures to reduce
impacts;
o
an access statement undertaken by a suitably qualified consultant, demonstrating the
proposal's compliance with universal access principles and the obligations of the
Disability Discrimination Act 1992;
o
a lighting plan undertaken by a suitably qualified consultant;
o
a landscape plan identifying the design, location, dimensions, levels, materials and
colour of all soft and hard landscaping areas, ramps, seating and other furniture;
o
a Safer Design Site Assessment (in accordance with the City of Perth Safer Design
Guidelines) and a management plan addressing safety and security.
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