post: u18 abn: 417 1277 2070 cpted performance · avoiding the use of roller shutters or other...

BRISBANE | SYDNEY | CANBERRA

Indesign Building Pty t/a Indesign Access Post: u18 – 14 Astan Place Banyo, 4014

Head Office: 07 3267 0458 Email: [email protected]

Web: www.indesignaccess.com.au ABN: 417 1277 2070

© Indesignaccess.com.au 2017

CPTED Performance

Title: Coles Schofields

Project

Address:

Crn of Railway Terrace & Pelican Rd, Schofields, NSW, 2762.

Client: Coles Group. C/o Christiansen Obrien Architects.

Contact: Neil Christiansen

Email: [email protected]>

Prepared by: Rhys Tappenden.

Contact: 0410 559196

Email: [email protected]

Document Control

Document Number:

DDA_J0257 Status: Development

Approval 100%

Revision: 2

Design Development

Issue: B Construction

Revision Date: 19/12/17 Final

mailto:[email protected]

http://www.indesignaccess.com/


© Indesignaccess.com 2017

Revision: 2 Document Number: DDA_J0257 Issue: B Page: 2

Table of Contents

1. Introduction ....................................................................................................................................... 3

2. Objective ............................................................................................................................................ 3

3. Project Specifics ............................................................................................................................... 3

4. Overview of the Project .................................................................................................................... 4

5. Technical Requirements .................................................................................................................. 6

6. CPTED Assessment ......................................................................................................................... 9

7. Conclusion ...................................................................................................................................... 12

8. Document Use ................................................................................................................................ 12

9. Limitations ....................................................................................................................................... 12

10. Drawings and Letters Assessed ................................................................................................... 13



Related Documents

This document must be read in conjunction with, but not limited to, other project specific Performance Solutions manuals, that are applicable to this project. The table below lists the relevant documents.

Document Reference Title Status

Drawings Assessed DDA_J0257_MergedMarked_Rev1-Coles

Schofield Completed

Drawings Assessed DDA_J0257_MergedMarked_Rev2-Coles

Schofield Completed

1. Introduction

Christiansen O'Brien Pty Ltd Architects, responsible for the concept design have sought seeking the professional advice regarding Crime Prevention Through Environmental Design (CPTED), this report is set-out to accompany a Development Application (DA) to Council for the development proposal.

2. Objective

The purpose of this report is to assess the proposed development against the guidelines prepared by the NSW Department of Planning titled “Crime Prevention and the assessment of development application” under Section 79C of the Environmental Planning and Assessment Act, 1979.

Furthermore, the purpose of this statement is to provide confirmation that a senior building consultant has assessed the proposed/completed building to ensure the principles that need to be used in the assessment of development applications to minimise the opportunity for crime; Surveillance, Access Control, Territory Reinforcement and Space Management.

The following indicative CPTED statement confirms that consideration has been given to the incorporation of these principles concerning entrances, lift cores (access/exit from parking levels, commercial levels, library levels and retail levels), corridors, interrelationships with existing retail and proposed spaces, lighting, legibility and accessibility, ownership and space management, security and safety, and minimisation of ‘entrapment’ opportunities.

3. Project Specifics

Class of structure applicable to this statement The following statement is to provide confirmation

that the proposal complies National Construction

Code (NCC)/Building Code of Australia (BCA)

2016

Applicable Use Classification

(A3.2 Classifications)

Class 6 – Supermarket, Shops, Fast Food & mall

areas

Class 6 – Stand Alone retail building

Class 5 – Commercial office

Class 7a – Carpark

Note: This assessment is based on based building

vacant specialty retail/commercial tenancies at



first floor.

Common facilities required: To and within all areas required to be accessible.

Not limited to Back of House, End of Trip, Ect.

4. Overview of the Project

Site set-out includes the construction of a Coles Supermarket, Liquorland store, specialty retail shops, a childcare centre (consent is sought for the use only), provision for future street based retail and commercial space, basement and at grade parking, bulk earthworks to accommodate basement parking, pylon signs, other ancillary development and subdivision to create 3 lots.

Basement carparking is available beneath the Coles supermarket and links to the ground floor foyer by the use of two travelators or a passenger lift. Associated fire exits are located as required.

While not considered to be the principal pedestrian entrance, the allotment boundary, pedestrian accessway connecting ‘Railway Terrace’ is not a gated entrance and allows vehicle access at all 24hrs. Carparking and accessway connecting the principal pedestrian entrance remains unenclosed.



1. Image: Site Plan View – Ground Level.



5. Technical Requirements

A summary of the how the CPTED principles may be achieved by the proposed development is set out below.

A detailed assessment of the how the proposed development meets the CPTED principles and any actions required is included at Appendix A to this report.

Item CPTED PRINCIPLE DESIGN RESPONSE

S

urv

eilla

nce

The attractiveness of crime can be

reduced by providing opportunities for

effective surveillance, both natural and

technical. Strong surveillance means

people can see what others are doing

and would-be offenders are often

deterred. Effective surveillance can be

achieved by various design initiatives

1. Siting buildings and structures to face the street, other

buildings (without causing privacy issues) and

communal and public areas (such as car parks,

pedestrian access ways, playgrounds, swimming pools

or gardens);

2. Appropriately designing entrances to ensure that they

are visible from the street;

3. Avoiding or eliminating blind corners in areas where

movement is predicted (on stairs, in corridors or along

pathways);

4. Using appropriate lighting (in accordance with relevant

Australian Standards) to enable people to see, and be

seen, whilst avoiding amenity impacts upon

neighbouring properties;

5. Carrying out suitable site landscaping (where

appropriate to the context) without obscuring sight lines

or providing opportunities for the concealment of

intruders;

6. Ensuring shopfronts allow an outlook to the public

domain and have a positive streetscape appearance by

avoiding the use of roller shutters or other solid shutters;

and

7. Ensuring the appropriate location of public facilities

associated with developments such as automatic teller

machines (ATMs), telephones, bicycle storage and the

like by locating those facilities in areas of high use and

incorporating security features into their design



Acc

ess

Co

ntr

ol

Access control uses physical and

symbolic barriers to attract, channel or

restrict the movement of people in

order to make it clear where people

are permitted to go or not go. Barriers

minimise opportunities for crime and

increase the effort required to commit

crime. Conversely, illegible boundary

markers and confusing spatial

definition make it easy for criminals to

access restricted areas.

1. Providing clearly visible access to and egress from car

parks, together with adequate directions to lift wells,

stairwells and other facilities;

2. Minimising undetected access by intruders to a building

or a neighbouring property through the careful

placement of built and natural elements like carports,

fences and proposed tress;

3. Effectively using fencing or other means to delineate

private and public areas without obstructing sightlines

by high opaque barriers; and

4. Appropriately designing and installing security

measures (like open-mesh security grilles and doors)

to reduce the likelihood of unauthorised access to

buildings and communal areas whilst ensuring natural

surveillance, compatibility with the character of the

surrounding streetscape and fire safety.

Terr

ito

rial R

ein

forc

em

en

t

Territorial reinforcement is based on

the principle that people usually protect

territory that they feel is their own and

have a certain respect for the territory

of others. Fences, paving, art, signs,

good maintenance and landscaping

are some physical ways to express

ownership.

Identifying intruders is much easier in a

well-defined space.

Furthermore, an area that looks

protected, gives the impression that

greater effort is required o commit a

crime. A cared for environment can

also reduce the fear of crime.

1. Ensuring ease of building identification through clear

numbering of all buildings and individual dwellings, use

of directional signage in larger developments and other

measures to help people to locate the building and to

discourage unintended access; and

2. Ensuring boundary delineation by the use of fencing

(where appropriate) or paving changes, design

elements, planting or other features which clearly

define public and private areas.



S

pac

e M

an

ag

em

en

t

Space management and maintenance

is linked to the principle of territorial

reinforcement and ensures that space

is appropriately utilised and well cared

for. Space management and

maintenance strategies include activity

coordination, site cleanliness, rapid

repair of vandalism and graffiti,

replacing faulty or broken pedestrian

and car park lighting and removing or

refurbishing old or destroyed physical

elements.

Space management and maintenance

can be difficult to access at the

development application stage since it

relies mainly on behavioural

approaches to maintaining spaces

rather than design detail shown on

plans.

However, certain types of

developments will be required to

submit a Plan of Management (POM)

which outlines a commitment towards

the ongoing maintenance and

management of spaces and security

arrangements for a site. If the

application is approved, it must comply

with the approved POM. For a list of

development types that may require a

POM, refer to C17 under Section 2.9.5.

1. Minimising opportunities for vandalism by using certain

building materials (laminated glass, anti-graffiti paints

and clear over-sprays), design aspects (avoiding blank

walls, anchoring street or commercial furniture) and

lighting design (high mounted and protected lights);

2. Using materials which are hard-wearing (such as

masonry) to reduce maintenance and provide the basis

for an attractive, well cared for development; and

3. Providing for prompt maintenance of buildings and

places by notifying occupants how to report

maintenance problems or vandalism.






6. CPTED Assessment

Controls/Requirements Compliance Comments Action required

Natural Surveillance Openings in buildings are located and designed to overlook

public places to maximize casual surveillance. Yes The openings/windows require to be designed to

allow for also casual surveillance.

The main entry to a building should face the street. Yes Entry foyer to the buildings are visible from the roads and have glazed access to the internal pedestrian networks.

• requires surveillance upon approach alcove.

An external entry path and the foyer to a building must be direct to avoid potential hiding places.

Yes Mirrors and other mitigation measures could be implemented.

Entry lobby areas to and from car parking areas should be transparent allowing viewing into and from these areas.

Yes In these instances, mirrors and other mitigation measures could be implemented.

Landscaping must not conceal the front door to a building when viewed from the street.

Yes No soft landscaping is proposed at entries.

Pedestrian access should be well lit and maximize sight lines.

Yes In accordance with Australian Standard and above further considered should be given to sensor lighting or other priority for staff arriving and leaving after hours.

Install

Landscaping should not inhibit sight lines. Yes Any proposed landscaping throughout development will not impede sight lines.

ATM design and location are within direct view of pedestrian paths so that they can be overlooked from vantage points.

Open Next stage – Design development will raise this item further

The street number of a building must be visible from the street and made of a reflective material to allow visitors and emergency vehicles to easily identify the location of the building.

Yes A street number can be provided on-site. Install

Landscaping should be designed to maximize sight lines. Yes Any proposed landscaping throughout development will not impede sight lines.

Controls/Requirements Action Comments Action required





Active surveillance A security alarm system must be installed in a building. Open Alarms can be installed in the buildings. Install


Measures – security devices All windows and doors on the ground floor must be made

of toughened glass to reduce the opportunities for ‘smash and grab’ and ‘break and enter’ offences.

Yes All access ways are secure by installation of gates.

Unless impractical, access to an outdoor car park must be closed to the public outside of business hours via a lockable gate.

Yes The development will function such that there will be access controlled to serve basement parking secure by roller door access

CCTV system must cover all high-risk areas and including all entry areas and the laneway.

Yes CCTV surveillance can be installed. Install


Access Control Loading docks in the vicinity of main entry areas are

secured outside business hours. Yes The loading docks can include CCTV. All access

ways are secure by installation of gates.

Access to a loading dock or other restricted areas in a building must only be available to tenants via a large security door with an intercom, code, or card lock system.

Yes

Clear signage should be erected indicting staff access and should not be accessed by the general public.

Yes Signage can be installed. Install


Territoriality/ownership Site planning provides a clear definition of territory and

ownership of all private, semi-public and public places Yes Site planning effectively indicates the designation of

parts of the development as private, semi-pubic and public places.


Lighting Both natural and artificial lighting is used to reduce poorly

lit or dark areas and therefore deterring crime and vandalism.

Yes Lighting can be installed to comply.

Lighting must be provided to the following areas of a building to promote safety and security and night: A) An external entry path, foyer, driveway and car park to a building.

Yes Install

B) Shopfront. This may be in the form of motion sensitive lighting or timer lighting.

Yes Install

C) The underside of an awning. Yes Install

Lift access to a car park that are intended for night use Yes Install



must be well lit using a vandal resistant, high mounted light fixture.

The lighting in a car park must conform to Australian Standards

Yes Install

The use of lighting fixtures, and vandal resistant, high mounted light fixtures, which are less susceptible to damage in the car park and laneway areas.

Yes Install

Car parking areas should be painted in light colours which will increase levels of illumination.

Yes Install


Vandalism and Graffiti Development minimizes blank walls along all street

frontages Yes The design of the façades includes retaining walls

and glazed panels to minimise blank walls where possible.

The exterior to a building wall on the ground floor must be painted in a graffiti resistant coating.

Yes Schedule of building materials and finishes will be utilized in accordance with standards.

Install

Maintenance regimes should be implemented which ensure all public areas are well maintained.

Yes A cleaning and maintenance program can be implemented.

Cleaning regimes should be implemented which ensure all main public areas are free of rubbish.

Yes

Graffiti removal regimes should be implemented which ensure graffiti is promptly removed.

Yes Install






7. Conclusion

This report has been prepared to assess the proposed development against the performance requirements based on NSW Department of Planning and Infrastructure guidelines. In 2001, the NSW Government released Crime Prevention and the Assessment of Development Applications: Guidelines under Section 79C of the Environmental Planning and Assessment Act 1979 (EP&A Act). The Guidelines established two steps which councils must undertake in the assessment of development applications.

I am of the opinion that the arrangements adopted to achieve community safety within the design and the concept design are compliant. In preparing the detailed design for construction, the detailed design should consider the four (4) crime prevention principles.

8. Document Use

• Crime Prevention Through Environmental Design (CPTED) – Development Control Plan

• AS1428.3 Design for Access and Mobility - Requirements for Children and Adolescents with Physical Disabilities

• National Construction Code Series (Building Code of Australia) − Volume One

• Premises Standards − Disability (Access to Premises − Buildings) Standards 2010

• Australian Standard AS1428.1 − 2009 − Design for access and mobility. Part 1: General requirement for access - New building work

• Australian Standard AS1735.12 1999 − Lifts, escalators and moving walkers. Facilities for persons with disabilities.

• AS 1680.0 Interior Lighting – Safe Movement

• AS2890.1 Parking Facilities: Part 1 – Off-Street Car Parking

• AS2890.6 Parking facilities: Part 6 – Off-Street Parking for People with Disabilities

• AS4586 Slip Resistance Classification of New Pedestrian Surface Materials

9. Limitations

It is important to note that following the recommendations within this report will not in itself provide exemption from possible crime community safety. The report has been prepared to demonstrate that the proposed development satisfactorily addresses matters of community safety.

The purpose of this report is to support and assist the proposed development to achieve the objectives of CPTED. The report does this by reviewing the safety aspects of the existing spaces and considering the proposed development in a way that applies four principles: surveillance, access control, territorial reinforcement and space management. Those principles form the basis and do not at any time exclude the proposed development from crime.





10. Drawings and Letters Assessed

ARCHITECTURAL DRAWINGS (Christiansen O’Brien)

Drawing No Rev Drawing Title

DA00 DA Cover Sheet and Location Plan

SV01 DA Existing Survey Plan

EX01 DA Existing Site Plan (with proposed roads)

DA01 DA Proposed Site Plan - Stage 2

DA01-1 DA Proposed Site Plan - Stage 1

DA02 DA Proposed Basement Plan

DA03 DA Proposed Ground Floor Plan Part 1- Stage 2

DA03-1 DA Proposed Ground Floor Plan Part 1- Stage 1

DA04 DA Proposed Ground Floor Plan Part 2- Stage 2

DA04-1 DA Proposed Ground Floor Plan Part 2- Stage 1

DA05 DA Proposed Roof Plan

DA06 DA Proposed Elevations

DA07 DA Proposed Sections

DA08 DA Proposed Signage Plan Part 1

DA09 DA Proposed Signage Plan Part 2

SD01 DA Shadow Diagrams

AR01 DA Area Plan



Curriculum Vitae

Assessor, Rhys Tappenden

M: 0410 559 196 E: [email protected]

QUALIFICATIONS & ACCREDITATIONS

▪ DDA/Access Consultant − Association of Consultants in Access Australia (ACAA), Accredited Mem #428 Qualified

▪ Building Designer - Lic #1168941

▪ Builder Open – Lic #1168941

▪ Livable Design Guidelines Qualified & Registered Assessor #10023

▪ Livable Housing Design - Technical Advisor

▪ Livable Housing Design Appointed Panel member (TAP)

▪ Advanced Diploma in building management

SUMMARY

With over 20 years’ experience in the construction industry and performing duties in, Access Consulting, Building Codes Compliance, Building and Building Designing, Rhys has worked in both the private and commercial sector as an access consultant, certifying compliant access conditions and has built a reputation as a specialist in this sector.

With over 5 years managing a non-for-profit program Home and Community Care (HACC), Rhys has designed and built for the individual clinical needs of a person with a disability under 65 and over 65 years of age. Additionally, he has worked closely with community-based Occupational Therapists and local Council conditions to achieve the best clinical outcome and solution for the client, while keeping within the funded budget.

Moreover, Rhys has been part of the forward thinking of Livable Housing Design Guidelines as one of the 6 members on their Technical Advisory Panel (TAP), developing the performance requirements and ruling on changes made. This has given him the ability to work with the residential sector at the Property Council of Australia and develop a usable product.

While building the same reputation in the commercial sector, Rhys has become qualified as an access consultant in public spaces and the urban environment. His understanding of both Local and State Government legislation, right down to the dimensional requirements of the Australian Standards for the use of products and servicing a person with a disability, is second to none.

Lastly, Rhys is proficient in collaborating with clients and working with people who have changing needs and mobility limitations. His experience with industry stakeholders includes property and facility managers, building owners, builders, architects, engineers, occupational therapists, commercial lessees, landscape designers, heritage architects, and the general public. Therefore, clients can be assured that they will receive high quality information and evidence-based recommendations.



Membership