Site controls
General
This Master Plan provides a number of essential site controls, but seeks to achieve successful architectural and urban design outcomes through the specification of performance standards rather than prescribing materials, colours and the like.
Location on site
To the degree that this is possible it is desirable that buildings that are 'friendly' to natural ventilation are located along the central spine or the lake frontage, while buildings that require air conditioning should be located in the secondary building zone. Similarly, buildings that will require frequent servicing by vehicles (such as those that produce large volumes of waste) would be located nearer to the roads and further from the central spine.
It is essential that no buildings (except lightweight shelters) be constructed below the 10 metre contour, as the saturated soils below this contour are unsuitable for building.
Sub-topics
Setbacks and building lines
Massing and height
Building entrance
Community safety and crime prevention controls
Setbacks and building lines
General
Buildings along the central spine shall be built to the nominated building line along their full elevation. Pedestrian arcades of four metres width shall be included at ground level to accommodate continual pedestrian and disabled users access for the full length of the axis. Buildings located off the central spine shall also have pedestrian arcades for the full length of their respective front elevations; the width of such arcades is to be determined by location and usage patterns but should not be less than three metres. Buildings fronting the lake are subject to similar controls.
Buildings elsewhere on campus may be set back from any or all of the building lines provided that neither the overall character of the campus nor the required pedestrian circulation system via verandahs and arcades are compromised by this.
Back to top
Massing and height
General
The original Master Plan limited massing through the number of storeys and view lines in prescribing that the height of all buildings, except for designated Special Use Buildings, should not exceed three storeys. It also noted that designated `Special Use' buildings may exceed the three storey height limitation by one storey to four storeys to emphasise their significance in the overall planning composition.
These guidelines are amended to specify an envelope height for the front row campus buildings, accepting that different facilities will have different floor-to-floor specifications. The adjacent diagram indicates the limiting envelope.
This height limitation is to maintain a broad perspective of the site and keep overall development below a canopy of trees and greenery. The diagram illustrates this principle.
Massing
In general it is preferred that, with the exception of buildings that are required to serve an iconic purpose, mass should be located away from the pedestrian frontages.
Height
In addition to the height limitations imposed, it is a requirement that each building should generally be of uniform height. The purpose of this limitation is to ensure that the campus retains its low-rise tropical character and does not become a place of spires and pinnacles. It should be possible to interpret this requirement in a way that transcends architectural fashion.
Building entrance
General
The linear arrangement of buildings allows each separate building to develop a significant frontage. In order to support pedestrian use and activate the landscaped areas, each building should have its major entrance on this frontage. Such entrances should be clearly identified with the building and be accessible from an arcaded walkway. Together with this requirement, there exists the possibility for clearly defined central ‘walk-through' openings and access to central circulation atriums.
The entrance should be legible; people should not be forced to hunt for it. In addition, the main entrance should be unmistakeable, and other entrances should announce their nature by means of design devices that make the status of the entrance evident on approach, and not only upon arrival.
Back to top
Community safety and crime prevention controls
CPTED
It is not the purpose of this document to specify CPTED measures that will suit all development types and situations. However, it should be acknowledged that adherence to basic CPTED principles can guide development projects to reduce crime, and enhance community safety.
Specifically , attention is drawn to the Queensland Government Crime Prevention Through Environmental Design Guidelines (due for release in April 2007).
All projects for development or redevelopment will require a statement detailing consideration of CPTED principles and how they are considered and incorporated in the project design.
There are a number of generic elements that apply to CPTED. Some of these are outlined below and should be taken into account in development design and the development assessment process. These elements include:
- Sightlines
The inability to see what is ahead because of sharp corners, walls, topographical features, landscaping, shrubs or columns is a serious impediment to feeling and being safe. These same features provide concealment for crimes such as assault, robbery, burglary, vandalism and graffiti. Designers shall maximise 'visual permeability' and opportunities for 'natural surveillance' and avoid 'blind' corners, especially on stairs, in corridors, and in the location of toilets. Special consideration must be given to car parks and pedestrian/bicycle routes.
- Entrapment spots
Entrapment spots are small, confined areas, adjacent or near frequently used routes. They are typically shielded on three sides by opaque barriers such as walls or vegetation. For example, dark recessed entrances, loading docks, gaps in vegetation along paths, toilet airlocks, small courtyards or certain architectural features may create entrapment spots. Entrapment spots are to be avoided either through design, such as maze entry systems in toilets, or by restricting access to the space by using hardware such as gates/grilles. Where an entrapment spot is unavoidable, it shall be lit to a minimum of 30 lux and brought to the attention of University.
- Isolation
Isolated placement of facilities such as toilets, public telephones, car parks, bus stops, pedestrian paths and tunnels, after-hours computer and science laboratories, libraries, etc. can increase fear on the part of the users and the increase opportunities for crime. Designers shall give careful consideration to mitigating the sense of isolation by using techniques such as incorporating windows to overlook pedestrian routes and locating the above mentioned facilities adjacent high circulation areas where opportunities for 'natural surveillance' are enhanced. Toilets shall not be located within isolated corridors or adjacent to a fire exit.
- Loitering
Designers shall avoid locating toilets or bathrooms adjacent to public telephones, external seating, vending machines, notice boards, or any other item that may legitimise loitering in the vicinity of the toilet.
- Transitional space and signage
The ability to easily navigate the university campus reduces confusion and enhances confidence on the part of students, staff and particularly visitors. Designers shall incorporate techniques such as landscaping, changes in texture and/or colour, placement of furniture, etc. to aid with 'legibility' of the site and clearly define the transition from public to semi-public to semi-private to private space. Where signs are used, their meaning shall be clear and unambiguous, and they shall be strategically located at entrances and near the intersections of corridors and paths.
The successful application of CPTED concepts requires designers to consider not only the proposed building and the activity which it supports, but also its relationship to neighbouring buildings and activities whether on or adjacent to the campus. Protective security measures shall be integrated with CPTED strategies, where appropriate, to further reduce crime risks and enhance personal safety.
University safety and crime prevention design standards
The University Safety and Crime Prevention Design Standards have been developed on the understanding that the University will be the sole occupant of the building. If a commercial or shared tenancy is contemplated then additional advice should be sought from the University.
The philosophy behind these recommendations is:
- to combine like areas in function to the one area or cell-like areas. This allows for easier methods of securing areas and enhances the 'need-to-know' principle of security. In areas such as laboratories, the economics of concentrated locations support security considerations
- to enable the efficient upgrading of the security of the building or the individual cells within the building
The University Safety and Crime Prevention Design Standards include guidelines on the following elements:
- peripheral security
- perimeter security
- specific functional areas security
- security storage
- security and access control systems
- closed circuit television
- security lighting
- emergency call points
- fire detection systems, and
- commissioning
The University Safety and Crime Prevention Design Standards will be applied as required to all built environment planning and developments. Where variations to the design standards are recommended they are to be referred to the University for approval. These design standards are to be considered in conjunction with the application of CPTED principles outlined above.
Security Operational Plan
The University Security Operational Plan details the objectives and methodology for security operations and in particular the deployment and use of human resources. The objectives of the Security Operational Plan influence the safety and security measures, and CPTED strategies, that are to be designed into the built environment. Consideration must be given to the interoperability between the designed, technical, and human resources elements of this community safety and crime prevention planning.
The Security Operational Plan includes the following elements:
- standards of performance
- qualifications and licensing
- deployment of security human resources
- operation of Security Control Room
- security patrols
- mobility
- communications
- training
- standard operational procedures
- security operational, and
- personal protective equipment
Back to top