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ACC DIGS Mixed Use Development Guide PDF
ACC DIGS Mixed Use Development Guide PDF
ACC DIGS Mixed Use Development Guide PDF
INTRODUCTION 5
MARKET CONSIDERATIONS 21
DESIGN CHARACTERISTICS 25
FURTHER INFORMATION 41
Adelaide Central Bus Station
WHY MIXED USE
DEVELOPMENT?
Adelaide City Council is committed The development of this guide has
to revitalising the City as the heart of been driven by a recognition of the
the State - and successful mixed use significant opportunities associated with
development is critically important to implementing sustainable mixed use
achieving this. development and a perceived lack of
practical information on how to
Development that combines different achieve this.
uses brings vitality to the City, adds
life and safety to our streets and opens This guide outlines the benefits of mixed
up opportunities which can be readily use development and provides examples
accessed by more residents, workers, of successful designs which incorporate
students and visitors. emerging trends and approaches that
create an innovative balance between a 03
Mixed use projects at a medium-rise range of uses.
urban scale can foster social cohesion,
highlight cultural values and generate It is an exciting time in the City of
significant environmental benefits. Adelaide. The current boom presents
opportunities to look at new forms
For investors and developers, mixed use of development in the City.
projects can bring higher yields, spread
risks, generate synergies between I commend this guide to anyone
complementary tenants and attract interested in making our City a
potential purchasers from a wider vibrant place.
variety of market sectors.
Rundle Street
PRINCIPLES OF
MIXED USE
DEVELOPMENT
Mixed use development creates Mixed use development should
a sense of identity and place for also appropriately manage more
residential use, and a more populated sensitive uses with regard to potential
and safer City environment. disturbance generating aspects of
other uses.
The key to successful mixed use
development is adherence to a number Of the mixed use developments that
of basic principles combined with exist in Adelaide, a large proportion
an assessment of the economic and comprise retail, commercial and
amenity synergies between residential mixes. The economic and
prospective uses. amenity synergies between these uses
promote successful development.
09
Key principles include:
Continuing technological advancements
• A sound understanding of market in building and environmentally efficient
preferences and dynamics ‘green’ techniques provide options for
• Appropriate location of uses more diverse and innovative mixing of
uses creating interesting streetscapes,
• Hours of operation for more a more populated, vibrant City
lively activities environment and greater opportunities
• Timing of service delivery to adapt under-utilised buildings.
NEW OPPORTUNITIES
Mixed use developments tend to Halifax Street
succeed within ‘destination’ locations,
for example, near Rundle Street, the Recent development activity in
Central Market and Melbourne Street. Halifax Street suggests that this area
It is important to examine each site’s holds appeal to the market due to
relationship and proximity its accessibility to the facilities of
to key attractors to make an King William Street South and public
accurate assessment. transport along Pulteney Street, which
has direct access to both Rundle Mall
Emerging locations such as the West and Unley Road.
End, Grote Street and Halifax Street
have also successfully supported mixed While parts of Halifax Street are
use development. currently being planned as a ‘transition
area’ between the Mixed Use Zone to
West End the west and residential areas to the
east of Hurtle Square, these transition
The north-west sector of Adelaide areas still provide opportunities for
will benefit from the extension of mixed use developments.
the tramline. Given the presence of
education institutions, the future Grote Street
hospital and proximity to the library
and art gallery, the potential to increase The Central Market, neighbouring
student accommodation is significant. Gouger Street and Chinatown can be
Access to public transport services is viewed as attractors for a Grote Street
another attractor. Mixed Use precinct encouraging a blend
of activity and residential use.
Adelaide Central Market
11
Hindley Street: the north-west sector of Adelaide will benefit from the extension of the tramline
Sturt Street offers opportunities for more intense, mixed use development
Former office building in King William Street has been converted to UV Apartments
The tramline and presence of cafes provide opportunities for mixed use development
in King William Street South
1
The way in which elements of the front of the building are organised or arranged to create an overall sense of building harmony.
the Green Star rating tool, developed by • The retail and commercial uses at
the Green Building Council of Australia, ground floor level have struggled
to achieve 5 Star (Australian Excellence) in terms of viability due to the site
or even 6 Star (World Excellence) status not being within a key destination
for its building components. location with relatively low levels
of accessibility and therefore limited
Noteworthy elements of this project passing pedestrian movements
include:
• The adaptive re-use of existing
• Retention of motor vehicle dealership buildings has not created a form
at ground floor and mezzanine level, and appearance representative of
including showroom, offices, service the new use
workshop, body workshop and
vehicle storage area
• Office accommodation at the
upper levels
• Retail tenancies to the ground floor Yorke Commercial Campus
frontage to Angas Street
• Use of energy efficient
design principles
Other mixed use developments
reviewed displayed aspects to be
avoided, namely:
• The design and use of the ground
floor had not successfully activated
the street
19
Embassy Apartments, North Terrace
MARKET CONSIDERATIONS
Horizons Apartments, North Terrace
The following is a brief summary of the • There has generally been a greater
market considerations for mixed use level of success with students and
development in the principal market local city workers occupying the
sectors of commercial, residential, retail residential component of a mixed
and student accommodation. use development
SYNERGISTIC USE
PRIMARY USE Office Residential Hotel/ Retail Cultural/
Entertainment Civic/Recreation
Office ** ***** **** ***
Residential *** *** **** *****
Hotel/Entertainment ***** **** **** ****
Retail ***** ***** ***** ****
Cultural/Civil/Recreation **** ***** ***** ***
* = very weak or no synergy ** = weak synergy *** = moderate synergy **** = strong synergy ***** = very strong synergy
This table should be read: primary use x synergistic use and not the other way. The primary use is the major or existing use of the site; the synergistic use is the secondary
or less intensive use.
27
Figure 2: Amenity Synergy
SYNERGISTIC USE
PRIMARY USE Office Residential Retail Entertainment Entertainment Cultural/ Education Commercial/
(hotel) (small wine bar) Civic/ Industry
Recreation
* = very weak or no synergy ** = weak synergy *** = moderate synergy **** = strong synergy ***** = very strong synergy
Note: The above frameworks are intended only as a general guide as the actual on-site support and synergy will vary from project to project and place to place, including
matters such as proximity, size and operating hours.
Rundle Street facades: rich in detail Building design expresses different uses
SPECIFIC SITE AND BUILDING
Building corner defined
DESIGN CONSIDERATIONS
It is recommended that independent design to enhance the character and diversity
advice (in particular acoustic advice) of the streetscape.
be engaged early in the design process.
From a site planning and development Key Design Principles
perspective (and in accordance with the • The façade treatment reflects the
Adelaide (City) Development Plan and activities carried out within the
Building Code of Australia), the following building, whilst respecting the size,
elements should be considered for mixed appearance and proportions of
use development. existing adjoining buildings
Site Configuration • Provide ground floor façades that
are rich in detail and interesting for
Objective
pedestrians 29
To secure an allotment of appropriate
• Integrate each use in a manner that
location, size and shape to accommodate
achieves a seamless appearance
a functional and desirable mixed
use development. • Plant and machinery used by
non-residential activities are
Key Design Principles
integrated within the building
• Clearly define spaces for pedestrians, or are suitably screened
utilities, service, parking and
• Vehicular entrance openings are
storage areas
integrated within the design of
• Establish links with the public realm the building
• Site buildings close to and oriented • Suitable relationship established
towards the street with nearby heritage buildings
• Provide covered walkways, outdoor Corner Sites
seating and landscaping where possible
Objective
• Create a walkable context that is
stimulating, legible, comfortable and To define the corner location of a
safe for pedestrians building as a focal point and landmark.
The Embassy, North Terrace: separate access for residents and cafe patrons
Aqua Apartments signage
Creating a Place – Project for Public Spaces A Tale of Two Cities – Two diverse mixed
www.pps.org/mixed_use/info/mixed_ use projects foster a sense of community and
use_approach make connections
www.buildings.com/Articles/detailBuildings.
High Density Development and Mixed asp?ArticleID=2010
Use Development
www.nahb.org Mixed use development
www.wikipedia.org/wiki/Mixed-use_
Mixed Use Real Estate Developments – How development
Mixed Use Real Estate Works
www.retailtrafficmag.com/development/ One Raffles Link
construction/retail_mixing/index.html www.architectureweek.com/2001/0502/
design_1-2.html
Retail Developers Dive Deeper Into Mixed Use
www.retailtrafficmag.com/news/dive_
deep_mixed_use/index.html
www.adelaidecitycouncil.com