Integrated Residential & Retail

Integrated residential and retail developments combine a residential component, typically one or more apartment towers, with a retail component, typically arranged as a podium at ground and lower levels beneath the residential floors. The typology is the most common form of vertically integrated mixed-use development in the Australian market, ranging in scale from a small number of ground-floor tenancies beneath a single residential building, sometimes described as shop-top housing, to large-format retail podiums anchored by a supermarket or department store beneath multiple residential towers.

As a subordinate classification within the Mixed-Use Developments node, integrated residential and retail developments are distinguished from other mixed-use typologies by the specific combination of uses involved and by the particular structural, servicing and ownership considerations that arise from placing retail floorspace, which generates vehicle and pedestrian traffic, loading and extended trading hours, directly beneath residential floorspace, which requires a materially different amenity, acoustic and servicing standard.

The retail component of an integrated scheme is typically valued and let on a different basis to the residential component, and the interaction between the two — including anchor tenancy commitments, loading and servicing arrangements, and strata lot structuring — is a central consideration in the feasibility and ongoing management of this property typology.

This node covers:

• Classification and characteristics of integrated residential and retail developments
• Podium retail design and anchor tenancy integration beneath a residential component
• Strata subdivision and lot entitlement structuring specific to mixed-tenure residential and retail buildings
• Servicing, loading and acoustic separation considerations arising from the integration of residential and retail uses

This node does not cover:

• Mixed-use development classification generally → refer to Node 31700
• Transit-oriented development → refer to Node 31720
• Detailed commercial and retail leasing law applicable to a specific tenancy → refer to Node 35320
• Owners corporation governance generally → refer to Node 34310

• State retail leasing legislation

  State fair trading or small business regulatory authorities

  Governs minimum lease terms, disclosure obligations and rent review mechanisms applicable to retail tenancies within the podium component of an integrated scheme.
• State strata and community title legislation

  State land registries and strata regulatory authorities

  Governs the subdivision and lot entitlement structure applicable to mixed-tenure residential and retail buildings.
• National Construction Code

  Australian Building Codes Board

  Sets fire separation, structural transfer and servicing requirements applicable to a building combining Class 2 residential and Class 6 retail floorspace.
• Local government planning schemes

  Local Councils

  Governs podium height, setback and design controls applicable to integrated residential and retail development within a local government area.