Darwin Pocket Neighbourhoods Project

RAAF TINDAL Northern Territory, Australia

February 2013

THE DARWIN POCKET NEIGHBOURHOODS PROJECT

planning design place

CONTENTS

Urban Design Report RAAF Tindal

EXECUTIVE SUMMARY Naturally Tropical, Naturally Belonging What Are Pocket Neighbourhoods?

Why Use Pocket Neighbourhoods?

The New Benchmark in Design

3 5 7 9

SETTING THE CONTEXT Principles and Objectives Climate Tropical Precedent Surrounding Area Site Analysis

11 13 15 17 19

MASTER PLAN Climate Responsive Techniques

20 22

CREATING COMMUNITY Central Open Space Pocket Greens Community Garden

25 27 29

CONNECTING THE COMMUNITY Footpaths and Passages Entry Avenue Edge Drive Mews Courts Existing Roads

TROPICAL ARCHITECTURE Objectives Climate Responsive Housing House Types Rhythm Variation

40 40 40 50 52

TROPICAL LANDSCAPE Overview Master plan Water Management Strategy Central Open Space Pocket Greens Community Garden Planting Palette Materials and Lighting

55 57 59 61 63 65 66 70

STAGING

72

APPENDIX A • Documentation of Housing Types

75

31 33 35 37 39

Urban Design Report • RAAF Tindal • 1

NATURALLY TROPICAL, NATURALLY BELONGING Over 28 years ago, Defence articulated a design philosophy for Top End bases which married a respect for military traditions with the creation of a tropical ‘sense of place’ and climate responsive buildings to create liveable communities.

The legacy of this vision is evident in the early stages of Tindal, Larrakeyah and RAAF Darwin - highly sought after addresses

by Defence families. The families who live in these places know they share something extraordinary in military life - a model of community that provides a missing link in people’s longing for home.

In later stages, and symptomatic of development in the Top End at this time, southern solutions in engineering, density, housing and landscaping began to be transplanted to this unique climate. Air conditioning became a necessity rather than a choice with the net effect being a diminishing of the tropical lifestyle. These issues combined with the cyclical nature of postings has increased the difficulty of establishing meaningful connections with neighbours leading to social isolation.

“...to create a sense of place, designed for and located in the tropics making Tindal a pleasant community environment...”

Tindal presents an opportunity to reconcile the timeless values of the original design philosophy with the latest innovations in community design, placemaking and Defence housing to create Pocket Neighbourhoods within a cohesive and liveable community.

Tindal RAAF Base Design Philosophy (1983) Original photo: Troppo Architects

Urban Design Report • RAAF Tindal • 3

WHAT ARE POCKET NEIGHBOURHOODS? Pocket Neighbourhoods are a form of settlement where a cluster of houses front onto a small park. The Pocket Green acts like a shared yard and is designed specifically to foster a sense of community and facilitate meaningful connections within these communities.

The Pocket Green becomes a meeting space where residents connect daily, either on their morning jog; on their way to the swimming pool; playing with friends; or having a barbeque.

The intimate size of the green makes users comfortable on their own or in a small group and the limited number of houses fronting the greens enables residents to develop a sense of ownership quickly.

By creating a space where residents naturally congregate it provides the opportunity to meet neighbours informally and for children to meet new friends easily.

Urban Design Report • RAAF Tindal • 5

WHY USE POCKET NEIGHBOURHOODS? Designed to rapidly foster a sense of belonging, Pocket Neighbourhoods will assist military families to meet neighbours and establish friendships more quickly than conventional development patterns.

Defence families face unique challenges associated with the transitory and isolated nature of postings. The way the community is designed can have an immense impact on the quality of life. Regular relocation for new postings, combined with extended absence during deployments, can cause a range of hardships including stress on marital and parental relationships, social isolation in remote areas, post traumatic stress syndrome, loss of sense of place and lack of engagement with the community. These difficulties can have an immense impact on the productivity and general wellbeing of Defence personnel.

Developing a range of on-base friendships, engaging in social activities and feeling part of a community is essential in order to develop a strong support base through difficult times. Pocket Neighbourhoods can greatly assist in a number of ways: •

•

Encouraging informal social interaction which helps residents to meet neighbours and develop friendships more quickly, creating a sense of belonging; The intimately sized greens and integrated architecture and landscape design enables residents to feel comfortable in a new environment, particularly in Tindal which experiences one of the highest heat discomfort rates in Australia;

•

Features such as shade structures with barbeques, community gardens, community sheds, and hardstand areas in the shared mews courts provide a range of activities for residents and opportunities for social interaction.

•

The connected greens make walking and cycling the most convenient and enjoyable way to get around. This forms the foundation for healthy lifestyles, greater family recreation time and increased community interaction. Creating the environment for healthier and happier families will ultimately assist Defence employees perform at their best.

Urban Design Report • RAAF Tindal • 7

THE NEW BENCHMARK IN DESIGN The expansion of RAAF Tindal provides an integrated response to social challenges, tropical climate and regional identity and sets a new benchmark for Defence communities.

The Master Plan for 100 houses detailed in this report showcases world class approaches to community-oriented design; healthy living; passive cooling techniques at the scale of the lot and the neighbourhood; tropical landscaping; site sensitive natural stormwater treatment; and climate responsive housing.

Pocket Neighbourhoods can be tailored to suit all Defence locations and are an ideal response to the challenges and requirements of Defence families.

Urban Design Report • RAAF Tindal • 9

Setting The Context

PRINCIPLES & OBJECTIVES 30 years ago a design philosophy was developed for Tindal, based on the location, climate, economics and Defence culture.

Whilst technical aspects have been refined with modern building techniques, the principles espoused remain valid today. Our approach to the current expansion of the Married Quarters is consistent with the design principles that the existing base was founded on. From the early development of a vision, through concept development to final documentation, the principles have constantly been referred to and used to inform decisions. This will ensure an outcome that responds to the Defence personnel requirements and the specific site conditions, showcases best practice design, and will create a place of lasting value.

Six key design objectives have guided the development of the master plan: 1. Accommodate 100 houses to meet Defence requirements;

Conventional Development:

Garage at front

+

Verandah at side

2. Arrange houses in clusters of 8-12 households around a shared common green to establish a series of Pocket Neighbourhoods where people can meet neighbours, establish social bonds and enjoy a sense of community and place;

+

Central breezeway

+

Front driveway

=

Disconnected front yard and verge

3. Provide a central recreational space with a sheltered gazebo, playground, barbeque facilities and other amenities to promote community interaction and identity; 4. Promote walking and cycling as a healthy lifestyle by linking the greens and other features with shaded paths; 5. Promote sustainable practices in master planning, landscape design, stormwater management and built form to respond the tropical climate and reinforce a sense of place; and

Pocket Neighbourhoods:

Garage at rear

+

Verandah at front

+

Central breezeway

+

Mews Courts

=

Continuous Pocket Green

6. Create a sustainable community which can become a model for Defence housing and assist in addressing issues such as social isolation and post-traumatic stress syndrome.

Pocket Neighbourhoods provide the same floorspace, private outdoor space and parking area as conventional developments. The difference lies in how these elements are arranged with Pocket Neighbourhoods providing a more community based and climatically appropriate outcome.

Urban Design Report • RAAF Tindal • 11

Setting The Context

CLIMATE

10

10 DARWIN

Weipa

RAAF TINDAL

Katherine Wyndham

Cooktown

15

15

Cairns

In order to develop an effective response to climate, understanding the temperature range, prevailing winds and rainfall patterns is fundamental.

Broome Tennant Creek

Townsville

South Latitude 20 o

20

Mount Isa

20

Mackay Exmouth

Alice Springs

Newman

Carnarvon

25

Longreach

Warburton

Rockhampton

Maryborough

Charleville

25

BRISBANE

Coober Pedy Yalgoo

Geraldton

Climatic zone

Bourke Kalgoorlie-Boulder

30

Eucla

Broken Hill

Ceduna

Coffs Harbour Tamworth

30

Climatic data and the Building Code of Australia identifies RAAF Tindal as being within the Tropical (Zone 1) climate zone, distinguished by high humid summers and warm winters. The key characteristics for Tindal include:

Whyalla

PERTH Esperance

Bunbury Albany

Albury-Wodonga

35

Ballarat

1 High humid summer, warm winter

Newcastle SYDNEY Wollongong CANBERRA

Mildura ADELAIDE

2 Warm humid summer, mild winter 3 Hot dry summer, warm winter

35

4 Hot dry summer, cool winter

MELBOURNE

1. Annual mean maximum temperature ranges between 30 and 38 degrees all year round. It is noted that Tindal has one of the highest ratings in Australia for heat discomfort;

5 Warm temperate 40 Source: Your Home Technical Manual, Commonwealth of Australia 110

115

120

125

6 Cool temperate

40

Launceston

7 Mild temperate

HOBART

130

135

140

145

150

8 Alpine

2. Prevailing east to south-east winds 10-20km/hr year-round; and

155

Prevailing Winds

3. The majority of rain occurs during a wet season lasting between November and March. Falls greater than 200mm in a 24 hour period have been recorded.

Temperature 20%

Given the extreme nature of this climate it is important that passive design elements, including capturing and cooling breezes and treating the torrential stormwater runoff, are addressed at the scale of the master plan through to individual buildings and landscaping.

40 10%

30 20 10

10%

0

J

F

M

A

M

J

J

A

S

O

N

D

*Source: Bureau of Meteorology averages 1985 - 2010

20%

Mean wind 9am Wet season (Oct - April)

Mean wind 3pm Wet season Oct - April)

N

0-10km/hr

10-20

20-30

Mean maximum / minimum temperature (OC)

Rainfall

>30

300 10

10

%

20

%

30 50

%

%

%

30

%

40

%

20

200

%

40

%

50

100

%

0

Mean wind 9am Dry season (May - Sept)

Mean wind 3pm Dry season (May - Sept)

J

F

M

A

M

J

J

A

S

O

N

D

Mean rainfall (mm)

Urban Design Report • RAAF Tindal • 13

Setting The Context

TROPICAL PRECEDENT Source: Pocket Neighbourhoods, Ross Chapin

1

Florida: Pocket Neighbourhoods.

2 Bahamas: white roofs reflect heat and masonry construction provides thermal mass and longevity.

A variety of places within similar climatic zones around the world were researched to inform the design. The research focused on low-tech, low-cost solutions which have proven to be successful and could be tailored to Tindal to enhance the project’s climatic response and sense of place.

Key ideas from the research include:

3

China: enclosed lush shaded courtyards reduce ambient temperature.

4

• Courtyard houses with breezeways, shaded verandahs and cooling landscapes are an ideal housing type.

Other features, such as roof vents, awnings and white roofs and walls to reflect heat have also proved to be effective;

Bali: open courtyards allow lot ventilation.

• Pocket Neighbourhoods (clusters of 8-12 households fronting onto a shared common space) are ideal for creating a strong localised character and sense of place and enable neighbours to develop connections easily and passively. These outcomes are extremely important for the Tindal residents given their transient nature, physically isolated setting and for support needs when a partner is absent on service;

5 Queensland: verandahs provide shade and ventilation.

6. Broome: verandahs provide shade and ventilation.

Source: Geoffrey Bawa

• Although each neighbourhood has different qualities and characteristics, there are a number of underlying design patterns evident in all successful neighbourhoods including:

- Front verandahs are critical to fostering neighbourly connections; - Vehicle parking is located at the rear of houses and is typically accessed from mews courts; and - Shaded pedestrian paths promote walking between Pocket Neighbourhoods reducing vehicle dependency.

• A combination of long greenways and courtyard greens orientated to capture breezes may reduce ambient air temperatures; • Native ground covers, shrubs and trees with minimal turf can create cool shaded landscapes that are suited to the harsh climate; and • Stormwater is best managed through a climate responsive and approach to engineering which mimics natural hydrology (refer Construction Plan).

1 Source: Cox Richardson

7 Uluru: roof ventilation and shade.

2 8

Sri Lanka: shaded courtyards and rain gardens for passive cooling.

9

3

10 8 Latitude 14.62O S

4 6 7

5

Longitude 132.13O E 9 United Arab Emirates: cool shaded courtyards wor effectively in the desert.

10 Guatemala: cool shaded hardscape courtyards.

Urban Design Report • RAAF Tindal • 15

Setting The Context

SURROUNDING AREA

Existing on-base housing

Shade/ privacy elements designed to allow airflow

Use of dense planting and generous eaves for shade

Prior to commencing design work for Tindal, the project team undertook a reconnaissance trip to the Top End, including a site inspection of RAAF Tindal.

During this visit, the team met with RAAF personnel to understand project requirements and other matters to be considered during the master planning process.

Key observations included:

Wide, unshaded streets exacerbate heat discomfort

1. Existing streetscapes are similar in character to suburban estates found in temperate climate zones in southern Australia. The streetscapes appeared to suffer from urban “heat island” effect, and did not have a strong sense of place or community; 2. Traditional approaches to stormwater engineering are not adequate to address flows during the wet season; 3. Large front lawns are of little value to households and require significant irrigation; and

Typical streetscapes characterised by greenery and red earth. However the long straight design allows vehicles to speed and looks a long distance to walk in the heat; the wide roads create a heat island effect, the front lawns are of limited value, and there are no footpaths under the trees where the shade exists.

Conventional stormwater techniques are inadequate for the site and climate

4. The site is flat and characterised by a xeriscape landscape of native grasses and trees.

On this trip and through subsequent discussions, the team was made aware of issues associated with a large fruit bat population which inhabits Tindal and the nearby town of Katherine on a cyclical basis. The RAAF has recently established a position on appropriate trees species and heights to minimise the impact from fruit bats, which has been respected and improved upon in this project.

Existing tracks through the site

Existing rock outcrops on the site

Existing vegetation on the site

Urban Design Report • RAAF Tindal • 17

Setting The Context

Stu

art

Hw

y

SITE ANALYSIS

Site Existing on-base housing

Location Plan

The detailed site survey informed the physical attributes and constraints to be addressed through the master plan design process.

Key aspects included: 1. The topography is gently undulating and naturally drains towards the existing street; 2. The location of mature existing trees which may be retained or celebrated if desired; 3. Two infrastructure easements located towards the north - west corner of the site; 4. Existing roads and intersections providing connections to existing housing; 5. A rock face which establishes a logical northern edge to the project; 6. Rocks within the project boundary which may be retained or celebrated if desired; and 7. Prevailing winds which filter through the length of the site.

Sealed road

Infrastructure easement

Gravel track 0.5m contour Existing tree Drainage flow Rock outcrop Prevailing wind Existing house

N

Site Survey (source: Craig and Rhodes)

Urban Design Report • RAAF Tindal • 19

ad

o yR b rs

tte

Ba

9

8

7

2 2

2 8

3 2 8 1

10

2 6

Newham Circuit

8 10

9 7

4 2 8 8 2 5 4 9

MASTER PLAN N 0 metres

100

200

Creating Community

Connecting the Community

Built Form

1. Central Open Space

5. Shaded Footpaths

9. New Courtyard Housing

2. Pocket Greens

6. Entry Avenue

10. Existing On-Base Housing

3. Community Garden

7. Edge Drive

4. Linear Green/ Ventilation Corridor

8. Mews Court

Urban Design Report • RAAF Tindal • 21

Master Plan

CLIMATE RESPONSIVE TECHNIQUES Hot afternoon sun Best

Bad

Bad

N

Worst

Good

OK Prevailing SE breeze

LOT ORIENTATION

VENTILATION CORRIDORS

90% of lots orientated within 15 degrees of east-west to minimise the building frontage to the hot direct sun in the east and west.

Strategically aligned wide vegetated verges create naturally cooling ventilation corridors.

Prevailing SE breeze

Prevailing SE breeze

Through evapo-transpiration, the greens function like an evaporative air conditioner, cooling the ambient air temperature naturally and allowing houses to cool quickly

Hard surfaces store heat and radiate it at night, filtering warm air through houses

POCKET GREENS

HOUSING DISPOSITION

EVAPO-TRANSPIRATION

A patchwork of Pocket Greens create natural air conditioners throughout the neighbourhood.

Strategically aligned lots and generous vegetated side setbacks maximise ventilation between houses.

The Pocket Greens create a network of natural air conditioners that cool the ambient air temperature, particularly in the evening.

Urban Design Report • RAAF Tindal • 23

Creating Community Indicative render of RAAF Tindal

CENTRAL OPEN SPACE The Central Open Space is the main community gathering place, the heart of the new neighbourhood.

Located adjoining the existing settlement and on the new entry road, it creates a highly visible defining character for the neighbourhood and provides for community interaction, healthy lifestyles, and tropical identity.

This park is the largest space in the master plan and is complemented with a range of facilities including childrens playground, a large gazebo with tables and chairs, barbeque facilities and a large turf kick about space.

Urban Design Report • RAAF Tindal • 25

Creating Community Indicative render of RAAF Tindal

POCKET GREENS Pocket Greens are the everyday social spaces, the locally shared outdoor living rooms that provide physical and social connections for the families clustered around them.

The Pocket Greens are a series of linear parks that form a strong pedestrian network and green corridors between housing frontages. Each of the seven greens has narrow, shaded footpaths on either side, close to the front verandahs of houses, natural swales and ground covers for stormwater conveyance, turf for recreation, and a shade structure with seating for socialising.

The greens form the core element for creating an environment that fosters social interaction, healthy lifestyles and creates a strong sense of place. They will become the defining memorable feature of the community.

Source: Pocket Neighbourhoods, Ross Chapin

Urban Design Report • RAAF Tindal • 27

Creating Community Source: WWF

COMMUNITY GARDEN Community Gardens are rapidly gaining popularity all over the world for their community-building benefits as much as their environmental and economic value.

In addition to being able to grow fresh organic food and aiding food security, Community Gardens offer the opportunity to learn about food growing techniques, meet other community members, socialise, and be part of a connected community.

The garden will be tailored to Tindal’s climate and use species that do not attract fruit bats. Plants may include citrus, olives, herbs and nuts.

Also associated with the garden will be a community shed which neighbours can share to fix boats, pursue craft hobbies, share tools and knowledge and learn new skills.

Urban Design Report • RAAF Tindal • 29

Connecting the Community

1.0m

2.0m

1.0m

PASSAGE

FOOTPATHS & PASSAGES To promote a healthy lifestyle by encouraging walking and cycling, the master plan provides a comprehensive network of shaded pedestrian paths linking all houses to the areas of highest amenity.

The design also breaks all journeys into a series of short, interesting routes to make it easier both physically and psychologically for residents to achieve the required 30 minutes of daily exercise in the hot Tindal climate. A series of shorter routes reduces the perception of distance compared to long straight routes, and provides resting points along the journey.

In addition to the main footpaths, a network of passages traverse through the middle of the community (coloured beige on plan above) providing a secondary route that links the Pocket Neighbourhoods, Central Open Space and Mews Courts. The passages will be overlooked by houses and verandahs and planting will typically comprise of low height native xeriscape or low maintenance introduced species such as bamboo.

Urban Design Report • RAAF Tindal • 31

Connecting the Community

1.0m

0.3

1.5m PATH

1.0m

1.5m

VARIED WIDTH

1.5m

SWALE

LAWN

SWALE

1.0m

5.5m SHARED STREET

VARIED WIDTH

1.5m

VERGE

PATH

0.3 1.0m

ENTRY AVENUE The identity of a neighbourhood starts with a distinct sense of arrival.

The Entry Avenue demarks the start of this experience, taking in wide views of the adjoining Central Open Space and leading residents to the Pocket Neighbourhoods.

The Avenue will be tree lined to add a sense of formality and distinguish this thoroughfare from the naturalistic Edge Drive and smaller Mews Courts.

Urban Design Report • RAAF Tindal • 33

Connecting the Community

1.0m

0.3

1.5m

VARIABLE WIDTH

7.5m

PATH

SWALE + NATIVE XERISCAPE

SHARED STREET

DESERT SCRUB

EDGE DRIVE Neighbourhood definition requires edges. The Edge Drive provides a contrasting experience where the tropical oasis of the Pocket Neighbourhoods meets the natural bush.

The geometry of the Edge Drive creates the appearance of five smaller street sections rather than one long stretch of road, making the journey more interesting and psychologically less confronting. The alignment of the Edge Drive has also been designed to capture breezes and offer a variety of views into the project and desert landscape, such as the exposed rock face. The footpath follows the alignment of houses whilst the road curves to create a swale of varying widths used to manage stormwater.

The Edge Drive will be a shared thoroughfare for vehicles, cyclists and pedestrians and it is anticipated that it will become a popular extension of the broader circuit around the base which residents currently use for exercise.

Urban Design Report • RAAF Tindal • 35

Connecting the Community

1.0m

2.0m

Variable Width Mews Court Section

2.0m

1.0m

MEWS COURTS Mews Courts offer more than a street or lane; their multiple uses can bring together adults, children and neighbours.

The Mews Courts are shared pedestrian and vehicle spaces which not only provide vehicle access to houses, but also provide additional space for repairing a vehicle or boat, setting up a skateboard ramp, or establishing a community garden.

The Mews Courts also provide opportunities for rain gardens which form part of the project’s “light imprint” approach to managing stormwater during the wet season.

The Mews Courts are designed as very slow speed environments and therefore have narrower pavement widths and tight kerb radii. Vehicle tracking paths through the Mews Courts will accommodate the turning requirements of garbage and removal trucks. Limited planting will break up the hardscape, conceal infrastructure and provide shade where needed.

Urban Design Report • RAAF Tindal • 37

Connecting the Community

VARIABLE WIDTH EXISTING ROAD

SWALE

1.5m PATH

0.3

1.5m

EXISTING ROADS The master plan is fully integrated with the existing road network which is proposed to remain unchanged. There will be two new road connections onto Newham Circuit and one onto Battersby Road. There are also six Mews Courts connections to Newham Circuit and one onto Battersby Road. All new connections respect the existing street design and geometries to provide a seamless extension.

Urban Design Report • RAAF Tindal • 39

TROPICAL ARCHITECTURE The proposed Tropical Courtyard Home marries tropical traditions in living and community building with modern Defence requirements.

Objectives

Climate Responsive Housing

The objectives of the Tropical Courtyard Home are to:

All house types incorporate simple design principles observed in existing tropical settlements around the world which help to create comfortable living environments that are also energy efficient and water sensitive. These include:

1. Celebrate and enhance the experience of living in a tropical environment; 2. Create an appropriate and relevant architecture which meets Defence requirements; 3. Incorporate an appropriate response to the micro climate including passive solar design, natural cross ventilation and to capture prevailing breezes; 4. Ensure building design facilitates community interaction;

1. Deep (3m) shaded verandahs to create outdoor living rooms overlooking the Greens and promoting community interaction; 2. Thin building wings, breezeways and roof vents that promote natural ventilation and cooling;

5. Maximise contemporary lifestyle opportunities, such as indoor / outdoor living; and

3. Roof pitch set at 33 degrees to optimise roof ventilation for passive cooling as well as solar access for hot water and photovoltaic systems.

6. Embody materials, forms and colours that are appropriate to the tropical climate, region and site.

4. White masonry walls and light sheet metal roofs to reflect heat;

SHADING

VENTILATION

House Types

5. Central private courtyard to create evening cooling through evapo-transpiration; and

Houses are designed with large verandahs and awnings to maximise shading throughout the day.

Two basic courtyard house types are proposed, each of which have been configured to optimise shading and breezeflow for their respective orientation.

6. Integrated planter boxes with native ground covers and shrubs to retain and treat stormwater from roofs before entering swales. The planters also shade walls from direct sun, cool breezes before entering houses and provide privacy without fencing.

The long and narrow format of the housing enables effective cross ventilation and the central breezeway running the length of the house enables through flow.

COURTYARDS

INTEGRATED LANDSCAPE

Houses are designed around courtyards for evening cooling effect.

Integrated planters accommodate roof runoff before draining into swales.

Courtyard House Type 1 is designed for lots generally oriented east-west and Courtyard House Type 2 is designed for lots generally orientated north-south.

Both house types are designed for lots that are 20m wide x 30m deep (600m2). All lots in the master plan meet this dimension, with some corner lots being slightly larger.

Two variations for House Type 1 have also been developed for Squadron Leaders and Commanding Officers which incorporate enhanced specifications.

Urban Design Report • RAAF Tindal • 41

Tropical Architecture

HOUSE TYPE 1 Designed for lots generally oriented east-west, this is a standard 4 bedroom, 2 bathroom tropical cottage with central breezeway and private courtyard. There is also a detached double garage and boat storage area at the rear. The house is compliant with DHA Design and Construction Specifications (Dec 2011) and silver level of the Liveable Housing Design Guidelines (May 2011).

House Type 1 locations Documented House

Front elevation

Urban Design Report • RAAF Tindal • 43

Tropical Architecture

HOUSE TYPE 2 This is the second type of tropical cottage designed for lots generally oriented north-south. Consistent with House Type 1 there are 4 bedrooms, 2 bathrooms, central breezeway and private courtyard. There is a detached double garage and boat storage area at the rear and the house is compliant with DHA Design and Construction Specifications (Dec 2011) and silver level of the Liveable Housing Design Guidelines (May 2011).

House Type 2 locations Documented House

Front elevation

Urban Design Report • RAAF Tindal • 45

Tropical Architecture

HOUSE TYPE 3 This house type has been designed for Squadron Leaders with enhanced specifications including an additional living room and downstairs bathroom, larger bedrooms and a larger side yard. The two storey form creates greater street presence reinforcing the higher rank and the houses are located in premium locations overlooking the central open space.

House Type 3 locations Documented House

First floor

Ground floor

Front elevation

Urban Design Report • RAAF Tindal • 47

Tropical Architecture

HOUSE TYPE 4 Designed for Commanding Officers, this is the premium house type with enhanced specifications including an additional living room with verandahs to front and rear creating a superior entertaining space, larger kitchen, additional downstairs bathroom and guest room with ensuite, larger bedrooms and enhanced finishes and landscaping. The combination of the two storey form plus full width frontage creates a commanding street presence reflective of the rank.

House Type 4 locations Documented House

First floor

Ground floor

Front elevation

Urban Design Report • RAAF Tindal • 49

Tropical Architecture

RHYTHM The proposed building types incorporate some consistent key elements to achieve a sense of harmony and rhythm throughout the neighbourhood and reinforce the tropical sense of place.

ROOFS

WALLS

OPENINGS

ATTACHMENTS

• Simple roofs including simple pitched, gable or pyramid forms.

• Ground floors are raised by 600mm above ground level as both a social and climatic response to the tropical climate.

• Window and door headers are set at 2.4m.

• Consistent pitch of 33 degrees to optimise ventilation as well as solar access hot water and PV systems.

• Wall heights are 3.5m from the elevated floor.

• Verandahs are generally 3m deep to allow outside dining with a minimum depth of 2.4m which allows an outdoor table and seating.

• Roofs to be finished in light colour sheet metal to reflect heat.

• Walls are white rendered masonry to reflect heat.

• Windows and doors are vertically proportioned.

• Openings reveal the depth of the masonry wall.

• Verandahs incorporate louvres or shade screens and ceiling fans to ensure they offer cool outdoor environments.

• The verandah header is set at 2m.

• Roof vents encouraged to achieve the stack effect and assist with natural ventilation and cooling. Roof ridge is ideally set at 5.6m.

• Eaves to be a minimum of 1m deep.

Urban Design Report • RAAF Tindal • 51

Tropical Architecture

VARIATION The housing types can be easily adapted to create a number of variations in response to the specific lot shape, corner condition and slope and to create visual interest throughout the neighbourhood.

Using only the Courtyard House Type 1, this elevation study illustrates how the verandahs and building wings can be manipulated to achieve a balance between individuality and an overall sense of harmony in the streetscape.

As well as creating variety, the manipulation of verandahs and building wings can also create houses specifically designed for corners which provide frontage to both the pocket park and the street or pedestrian passage.

Additional individuality to each building may be further achieved through the use of colour on the trim, balustrade, louvres and screening.

Urban Design Report • RAAF Tindal • 53

TROPICAL LANDSCAPE OVERVIEW The landscape approach draws inspiration from the existing site which is set amongst the Karst landscape of ancient limestone formations, rocky escarpments, eucalyptus forest and savannah woodland, as well as the tropical savannah climate,with distinct wet and dry seasons and high annual rainfall that often occurs in a short period.

The landscape master plan aims to reflect these site characteristics and incorporate a water strategy that mimics the site’s natural hydrology.

To achieve this, a series of pocket parks and central green corridors have been developed to soften and set built form within the site, provide water flow paths throughout the site during high flow events, and provide active and passive recreation opportunities for residents.

Tree planting has been sensitively chosen to discourage fruit bat roosting while still aiming to provide residents with green infrastructure shade and cooling amenity.

Carefully chosen feature trees are located in key areas to strengthen view lines. This view strategy allows key view lines to terminate at specific focal points and feature trees. This links the pedestrian journey throughout the entire site, by breaking the overall journey into smaller segments through the provision of key nodal points.

Shaded streets, pathways and open spaces have been designed to create high pedestrian connectivity throughout the neighbourhood. As well as providing a site responsive design, this community-orientated tropical response informs the landscape strategy and aims to encourage a healthy lifestyle, increase opportunities for cycling and walkability and provide climatic protection.

Urban Design Report • RAAF Tindal • 55

4

3 3

3

6 5

8

3 6

2 1 9

3

9

4

7 3 Feature tree

Street tree type 1

Street tree type 2

3

Open space tree type 1

Open space tree type 2

Community fruit tree (fruit bat safe)

Palm tree

Existing tree

Turf

N

LANDSCAPE MASTERPLAN Verge feature low ground cover

Native ground cover

Native ground cover

1. Entry Avenue; 2. Central Open Space; 3. Pocket Park; 4. Edge Drive; 5. Community Garden;

6. Perimeter earth bund; 7. Major swale; 8. Existing rock outcrop and high point; 9. Existing stormwater pit.

0 metres

100

200

Urban Design Report • RAAF Tindal • 57

Tropical Landscape

WATER MANAGEMENT STRATEGY Swales with pebble base and stabilising vegetation for Pocket Parks.

The landscape strategy incorporates an over arching water strategy which aims to mimic the site’s natural hydrology and low infiltration qualities.

In contrast to pipes and storage sumps this strategy promotes the use of swales to convey water across the site during high flow events and filtering the water through native plants and soil compositions. The strategy comprises a hierarchy of vegetated swale systems with:

Turf swales as proposed in the Central Open Space

• Planter boxes integrated with houses to capture initial stormwater runoff; • Pebble swales with low vegetation on batters between lots leading to the Pocket Greens; • Flush kerbs on all streets and mews courts to shed stormwater to roadside swales;

Pebble swale between lots

• Swales in Pocket Greens and on roadsides comprising a combination of rehabilitated endemic vegetation (savannah grassland species within base) and larger vegetation including low trees on batters. Smaller feature swales can include river stone pebble/gravel within the swale base and low vegetation on batters. Batters should not exceed 1:6 unless restricted in width; and • Gently sloping turf swale in the Central Open Space kick about area. Batter slopes more aligned to 1:50 with longitudinal directional flow averaging 1:500, or as directed by civil volume / flow calculations.

Internal street drainage with flush kerbs

Urban Design Report • RAAF Tindal • 59

Tropical Landscape

1

1.

Perimetre earth bund

2.

Edge Drive

3.

Pedestrian path and shaded tree corridor

4.

Pedestrian passage between lots

5.

Existing rock outcrop to be retained where possible and/ or relocated and used as informal

2

seating & feature boulders within garden beds.

3

6.

Feature shrub planting

7.

Shade structure & barbeque area

8.

Large open space for active recreation, also accommodates shallow turf swale.

9.

4

Feature shrub planting

10. Pedestrian path and shaded tree corridor

A

11. Entry Avenue

CENTRAL OPEN SPACE

12. Pebble swale between lot boundaries

5

13. Major swale O Open space tree type 1

The Central Open Space is the largest parkland in the master plan and is the main community gathering place.

O Open space tree type 2

6

Street tree type 1

7

Street tree type 2

Houses will front onto this space, with adjacent paths to provide connectivity to each house and throughout the park. Lining these pedestrian paths will be shady avenues of feature trees.

Community fruit tree (fruit bat safe)

8

AA

Palm tree

Within the north section of the open space there is an existing rocky outcrop, part of which is recommended to be retained.

This feature is to be supplemented with native planting to replicate the surrounding contextual landscape of the savannah woodland and eucalyptus forest. A large open area of turf will serve as the main active recreation area in the northern section of the married quarters. A shade structure with seating and barbeques will provide a recreational gathering point for the broader community.

E Existing tree Feature shrub planting

9

Feature ground cover

10 Native ground cover type 1

13

11 12

Native ground cover type 2 Turf

N 0 metres

Central Open Space Master Plan

20

40

Section A-AA Central Open Space (not to scale)

Replicating the natural hydrology, it is suggested two turf swales will meander along either side of the rocky outcrop, and then continue into the southern section where the turf swale will widen out into one large open area suitable for active recreation. Feature trees are scattered along the perimeter of the open space to provide climatic protection and resting points.

Canopy shade trees Street trees

Shade structure House frontage looking onto park

Path

Road

Path

Swale Turf swale

House frontage looking onto park

Path

Urban Design Report • RAAF Tindal • 61

Tropical Landscape 1

1.

Edge Drive

2.

Garden bed and feature planting including low ground covers and shrubs

3.

Swale with vegetation and river pebble base to stabilise

4.

recreation

2 5.

Shaded pedestrian path

6.

Pedestrian passage

7.

Shade structure, seating and open area for

3

B

Open turf kick about areas for active

residents to enjoy with portable barbeques

4

8.

Shaded pedestrian path

9.

Pebble swale between lot boundaries

POCKET GREENS

10. Pedestrian crossover bridge with durable composite material

5

11. Major swale

6

Seven Pocket Greens provide a series of more intimately sized everyday social spaces that form a strong pedestrian network.

Open space tree type 1 O

7

Open space tree type 2 O Street tree type 1

BB

Street tree type 2

Two linear paths, each adjacent to the front of houses, provide clear connection throughout the Greens and to individual houses.

Community fruit tree (fruit bat safe)

8 Palm tree

Smaller volume/flow rate swales within the Pocket Greens feature suitable planting to stabilise slopes and can comprise a river stone pebble base to create lush shady corridors for passive recreation. Alternatively, in wider areas, swales open out and are vegetated with turf to form kick about areas suitable for active recreation. These active areas also provide communal amenity through the provision of shade structures, informal seating opportunities and gathering spaces.

Existing tree E

9

Feature shrub planting

10

Feature ground cover Native ground cover type 1

Each Green has a slightly varied swale configuration and features a different species of non-fruit bat attracting fruit trees to encourage interaction and exchange between groupings of houses, ensure a strong sense of place, and offer variation and interest throughout the spaces.

Native ground cover type 2

11 Turf

The Pocket Greens are linked via a series of pedestrian passages running between houses that are overlooked by adjacent houses. Planting in these connection passages will include low native vegetation or introduced non-spreading bamboo to provide interest and screening, ensuring an intimate pedestrian journey.

Section B-BB: Pocket Park (not to scale)

Feature Tree

House frontage looking onto park

Minor swale with low vegetation to stabilise banks and pebble base Path

Shade structure and climbing plants

House frontage looking onto park

N Low seating 0 metres

20

40

Path

Urban Design Report • RAAF Tindal • 63

Tropical Landscape 1.

Mews Court

2.

Fruit trees and gravel mulch

3.

Feature tree

4.

Minor compacted gravel paths between rows of fruit trees to provide access

5.

Pedestrian path

6.

Raised planter beds and seating with productive

1

planting 7.

2

Shade structure and seating area with feature paving.

3 4

CC

8.

Localised turf for passive recreation

9.

Fruit orchard and garden bed

10. Community shed

5

11. Pebble swale to capture and redirect water

COMMUNITY GARDEN

between lot boundaries

6

O Open space tree type 1

7 O Open space tree type 2

To encourage and reinforce a healthy lifestyle and promote a strong community atmosphere, the master plan includes a centrally located Community Garden.

8

C

Street tree type 1

9 Street tree type 2

10 Community fruit tree (fruit bat safe)

This Community Garden will feature a grove of fruit trees, specifically chosen as they are not attractive to bats. At the eastern end of the Garden a series of raised productive gardens and fruit trees are proposed. Within the raised garden beds a range of herbs and productive plants may be cultivated, which residents can utilise, and add to, as they take ownership of the gardens. The raised garden beds could be constructed either as gabion walls or utilising local stone to further integrate the site’s theme and material palette. It is recommended that the raised gardens beds are constructed with a wide edge that could be used as informal seating.

Palm tree

11

Existing tree E Feature shrub planting Feature ground cover Native ground cover type 1 Native ground cover type 2 Turf

N 0 metres

20

40

A community shed will offer a shared workspace for neighbours to pursue hobbies, learn new skills and socialise. A shade structure is also located within the orchard, creating a shady gathering and meeting point.

Section C-CC: Community garden (not to scale)

Raised gardens with productive planting Shade structure and climbing plants Laneway

Garden beds and feature trees

Path Community Shed

Compacted gravel

Laneway

Urban Design Report • RAAF Tindal • 65

Tropical Landscape

PLANTING PALETTE The Landscape Master plan features a mixture of exotic and local plant species that complement the site’s soil conditions and tropical environment.

FEATURE TREES

PALMS

FRUIT TREES

Brachyciton acerifolius Illawarra Flame Tree Height to 20m Spread to 8m

Livistonia rotundifolia Footstool Palm Height to 12m

Citrus latifolia ‘Taihitian Lime’ Lime Height to 3m Spread to 3m

Citrus grandis ‘Pumme Red’ Pomello Height to 4m Spread to 3m

Citrus paradisi ‘Star Ruby’ Grapefruit Height 4-6m Spread 4m

STREET TREES

POS TREES

Citrus reticulata ‘Imperial’ Mandarin Height to 3m Spread to 3m

Citrus sinensis ‘Valencia’ Orange Height to 4m Spread 2-4m

Citrus x limon ‘Eureka’ Lemon Height to 4m Spread 2-4m

Citrus x limon ‘Meyer’ Lemon/Orange hybrid Height to 2-3m Spread to 2m

Olea europa ‘Manzanillo’ Olive Height 4-8m Spread 3-5m

Punica granatum ‘Rosavaya MT’ Pomegranate Height to 4m Spread to 3m

Careful research and consideration has been taken to select species that do not attract bats. The suggested planting palette is also aligned with recommendations and guidelines outlined in the Department of Defence Document, Environmental Clearance Certificate.

Along the streetscapes Tabebuia argentia, and Brachychiton ‘Belladonna’ are located to provide dense shade, visual amenity and a distinct edge treatment between the existing natural vegetation and development area (e.g. along the Edge Drive of the northern boundary of the site).

Within the public open space areas, key feature trees, Brachychiton acerifolius are allocated to provide shade, strengthen the proposed view strategy and are located in key focal areas to terminate view lines.

To continue to provide shade and visual amenity within the public open space areas both Plumeria species and a variety of fruit trees will be used. The fruit trees are predominantly Citrus species along with pomegranate and olives chosen for their ability to tolerate the tropical conditions and to encourage communal harvesting. Citrus sp., Punica granatum (Pomegranate) and Olea europa (Olive) do not attract bats as they are either unpalatable without treatment (Olea europa) or have a hard, fleshy rind or skin which bats are unable to penetrate.

Tabebuia argentea Caribbean Trumpet Tree Height 4-6m Spread 3-5m

Plumeria obtusa Frangipanni Height to 8m

Spread 5-8m

Climbing plants have been selected to grow against the shade structures to provide natural cooling and shade in the tropical climate. Passionfruit (Passiflora caerulea ‘Panama Red’ is included in this list and like the fruit trees will not attract bats).

All planting beds will consist of a mix of local and exotic shrubs and ground covers which are water wise, enable good passive surveillance, uninterrupted views between pedestrians and vehicles and to enhance visual and environmental amenity. Some vegetable and herb species have been selected to encourage the community to physically interact and gain reward from their open spaces. All vegetable species selected are not liable to attract bats and will provide ongoing crops with a minimum of maintenance.

Brachychiton ‘Belladonna’ Flame Tree/Kurrajong Height 6-9m Spread 4-6m

Plumeria obtusa ‘Petite Pink’ Dwarf Frangipanni Height to 4m Spread 2-4m

Urban Design Report • RAAF Tindal • 67

Tropical Landscape

GROUND COVERS

CLIMBING PLANTS

HERBS

Bougainvillea spectabilis ‘Smartie Pants’ Height to 2-3m

Bougainvillea spectabilis ‘Glouchester Royal’ Height 2-3m

Bougainvillea spectabilis ‘White Cascade’ Height to 2m

Evolvulus alsinoides Dwarf Morning Glory Height to 0.5m

Heliotropium bracteatuum Height 0.25 - 0.5m

Allium tuberosum Garlic Chives Height to 0.3m

Coriandrum sativum Coriander Height to 0.3m

Ipomoea batatas Sweet Potato (edible) Height 3m

Pandorea jasminoides Bower of Beauty Height to 3m

Passiflora caerulea ‘Panama Red’ Passionfruit (edible) Height to 2m

Mentha spicata Mint Height 0.3m

Ocimum basilicum Thai Basil Height to 0.3m

Origanum vulgare Oregano Height to 0.2m

Polygonum odoratum Vietnamese Mint Height 0.3m

Cymbopogon citratus (edible) Lemongrass Height to 1.5m

Themeda triandra Kangaroo Grass

GRASSES/STRAPPY LEAVED PLANTS

LARGE SHRUBS

Aloe arborescens Krantz Aloe

Acacia humifusa Height to 1-3m

Adenium obesum Desert Rose

Brachychiton paradoxum Desert Kurrajong Height 2-3m

Grevillea goodii Good’s grevillea Height 1-2m

Hymalayacalamus porcatus ‘Nepalese Blue’ Bamboo Height to 3m

Baeckaea virgata ‘Dwarf’ Twiggy Heath Myrtle Height to 1m Spread to 2m

Grevillea formosa Mt Brockman Grevillea Height to 1m Spread to 2m

Hymenocallis caribaea Caribbean Spider Lily Height 0.5 - 1m Spread 0.5m

Citrus x limon ‘Eureka’ Lemon Height to 4m

Citrus sinensis ‘Valencia’ Orange Height to 4m Spread 2-4m

MEDIUM SHRUBS

Height 1-3m

Height 2-3m

Asparagus officinalis (edible) Asparagus Height to 1.5m

Spread 2-4m

Crinum angustifolium Swamp Lily Height 0.5m

Triodia basedowii Spinifex

Triodia pungens Soft Spinifex

Height to 1m

Height 0.6m

Height to 1.5m

INDICATIVE PLANTING STYLE IMAGES

SMALL SHRUBS

Citrus sinensis ‘Valencia’ Orange Height to 4m Spread 2-4m

Chrysopogon latifolius Height 0.5m

Citrus x limon ‘Eureka’ Lemon Height to 4m

Spread 2-4m

Climbing plants trained to grow over shade structure to provide shade, interest and dappled shadows

Indicative images of boards to provide connection across swales

Indicative planting around houses to enclose private/public spaces and view lines

Open lawn area and low formal planting to provide areas of passive recreation

Urban Design Report • RAAF Tindal • 69

Tropical Landscape

ROCK WORK

MATERIALS AND LIGHTING Landscape materials for the master plan have been selected to complement the tropical savannah climate and environment character of the Tindal RAAF site.

In addition, the proposed material palette aims to suggest local and robust materials which are site responsive and promote a strong ‘sense of place’.

Proposed materials include utilising existing site rock, pebbles and gravel to create landscape features within open space, garden beds and informal seating areas in the gathering spaces.

Paving is proposed to be light coloured to reduce heat loading and improve pedestrian legibility..

The suggested lighting strategy is to provide a good balance of lighting levels for vehicle movement, pedestrian activity and to assist with residential passive surveillance, lowering the risk of crime and lifting pedestrian comfort within these areas.

The landscape and pathway areas will be lit using both bollard and overhead solar pole lights evenly spaced to ensure adequate lighting levels.

All light fittings including bollards will be corrosion resistant and fit for purpose for the Tindal area. Also, LED lighting and solar pole lighting will be used where appropriate.

Utilise existing site rocks

Indicative style images, rock incorporated into garden beds

SHADE STRUCTURES

Shade structures can incorporate patterns into the structures using metal and perforated metals, and creeping foliage adds greenery.

Informal shade structure with gathering and seating space

Shade structure and open hardscape area with informal rock seating

Shade structure with rock seating walls and gravel areas.

LED street lights

Solar street lights poles

Uplighting for feature trees

Indicative style of shelter lighting

Textured inlay paving treatment

Decorative Feature Concrete Paths - Rock salt finish

Exmouth pink 20mm gravel

Local rocks, gravels and pindan soils to create textural interest

Gabion Wall - Informal Seating

Gabion Container & Feature planting

Low concrete seating wall

Low concrete seating wall - detail image

LIGHTING

Bollards along paths

MATERIAL PALETTE

Indicative style - Light coloured paving treatment

Dura composite - suggested material for pedestrian crossings

LOW WALLS

Gabion rock wall

FURNITURE

Local boulders and informal seating

Provide robust & low maintenance furniture

Urban Design Report • RAAF Tindal • 71

STAGING The master plan and associated landscape, engineering and servicing has been designed to be implemented on a staged basis. Stage 1 includes 50 houses, the complete Edge Road, Entry Road, Central Open Space, Community Garden and four Pocket Greens.

FUTURE STAGE

FUTURE STAGE

STAGE 1 0 metres

100

N

200

Urban Design Report • RAAF Tindal • 73

Documentation of House Types

HOUSE TYPE 1

APPENDIX A

Urban Design Report • RAAF Tindal • 75

House Type 1

House Type 1

Urban Design Report • RAAF Tindal • 77

House Type 1

HOUSE TYPE 2

Urban Design Report • RAAF Tindal • 79

House Type 2

House Type 2

Urban Design Report • RAAF Tindal • 81

House Type 2

HOUSE TYPE 3

Urban Design Report • RAAF Tindal • 83

House Type 3

House Type 3

Urban Design Report • RAAF Tindal • 85

House Type 3

House Type 3

Urban Design Report • RAAF Tindal • 87

HOUSE TYPE 4

House Type 4

Urban Design Report • RAAF Tindal • 89

House Type 4

House Type 4

Urban Design Report • RAAF Tindal • 91

House Type 4

Urban Design Report • RAAF Tindal • 93

planning design place

Level 4 | 17 Randle Street | Surry Hills NSW 2010 T: +61 2 8202 8000 | www.robertsday.com.au Title: Prepared for: Prepared by: In conjunction with: Report Design Reference: Status: Date:

Urban Design Report: RAAF Tindal Defence Housing Australia & Department of Defence Roberts Day Craig and Rhodes, UDLA Image & Brand Management CRR TIN RD4201C Final February 2013

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