Mid-rise designs

All mid-rise patterns apply in areas where the Low- and Mid-Rise Housing Policy and the Transport Oriented Development (TOD) reforms apply, wherever residential flat buildings are permissible with consent. 

The corner lot patterns (Corner Lot Apartments 01 and 02) also apply in TOD and low- and mid-rise housing areas, wherever shop top housing is permissible with consent.

The large lot patterns (Large Lot Apartments 01, 02 and 03) apply in any location across the state where residential flat buildings of this scale are permissible with consent, subject to the exclusions in Chapter 7 of the Housing SEPP.

All mid-rise patterns provide bin rooms for the onsite storage of bins for 3 waste streams: general, recycling and organics (i.e. FOGO) and a bulky store for large items being discarded.

Mid-rise patterns require weekly waste collection for each waste stream. For mid-rise development up to and including 24 apartments, bins must be wheeled out by the building management for kerbside collection by the council. For any pattern development with more than 24 apartments in a location where the council requires it, on-site waste collection must be provided.

Regardless of the method of waste collection, all pattern book development applications must be accompanied by a waste management plan.

The position of vehicle crossings must be provided as shown in the pattern documentation. Depending on the site orientation, some patterns allow a mirroring of the plan (this may assist in the avoidance of any obstructions).

Should an applicant want to remove an obstruction from the path of the driveway, then an application for this will need to be made to the relevant authority.

The mid-rise patterns provide alternatives for apartment yield and mix that deliver more affordable, diverse, and space-efficient housing options. While an applicant can choose from the options available in the pattern, individual patterns are limited in the maximum provision of any single apartment type. This maximum is set by the development standards of the pattern and contributes to increasing housing diversity and choice.

The relative position, size, and orientation of all internal rooms and external openings must be in accordance with the apartment layouts and elevations provided in the pattern, including for any mirrored layouts where applicable.

Internal fixtures and fittings are at the discretion of the applicant; however, wardrobes and storage provisions are set as minimum requirements. In adjusting internal fixtures and fittings, there can be no reduction in clearances specified in the patterns. Such clearances include, but are not limited to, those required to provide apartments that achieve Australian Building Codes Board livable standards.

All mid-rise patterns are designed with liveability and accessibility in mind, promoting healthy communities and more opportunities for people to age in place. A minimum of 10% of mid-rise apartment layouts can be adapted to suit the Australian Standard for Adaptable housing and each pattern demonstrates how a layout may be modified to suit accessibility.

The remaining layouts in any given pattern have, as a minimum, been designed to meet the Livable Housing Design Standard set by the Australian Building Codes Board (ABCB). Some layouts go further and meet the requirements of the ABCB’s Beyond Minimum Standard.

The level of livability or adaptability of each individual layout is the minimum set by the pattern. All DA proposals using mid-rise patterns must comply with the livability or adaptability requirements of that pattern. These considerations provide housing choice for a wide cross-section of community and promote equitable, liveable and accessible housing for all.