Parceling land and Phasing

Large scale masterplans are often subdivided into development parcels to increase speed of delivery, encourage involvement of smaller developers and increase diversity and visual interest within the development as a whole.

When parceling land for development consideration should be given to:

• Size of the parcels
• Tenure mix
• Impact on urban design
• Construction logic and subdivisions

To ensure consistency delivery of the public realm should be coordinated by the project sponsor.

Where developments are phased the character and quality of a scheme should be established for the scheme as a whole at the outset. This can be achieved through design codes. These provide a set of detailed illustrations and descriptions of the design vision for a development. They help to maintain quality and continuity across development parcels by identifying the elements of the masterplan which are fundamental to creating a sense of place. Codes can also help establish a consensus on the required design quality between the key stakeholders.

The sequence of a projects delivery can raise its profile, ensure facilities and amenities are provided to residents at the right time and help in creating a community. Phasing options should therefore be considered from the outset of the masterplanning process. A phasing plan should be developed outlining the construction sequence, delivery of facilities and release of later sites.