AGENDA ITEM: 3.1

Application No: 020/A053/14

KNET Reference: 2014/21764/01

Applicant: South Terrace (Development) Trust

Proposal: To undertake works to the existing State Heritage Place for re-use as an office and construct a 15 storey plus basement residential building, together with associated car parking and landscaping

Subject Site: 261-265 South Terrace Adelaide

Relevant Authority: Development Assessment Commission pursuant to Schedule 10 section 4B(1) – development within the Corporation of the City of Adelaide exceeding $10 million

Zone / Policy Area: City Living Zone, South Terrace Policy Area 30

Public Notification: Category 2 pursuant to 17(b) of the Development Plan for

Adelaide (City)

Representations: 14 Representations

Lodgement Date: 17 November 2014

Development Plan: Adelaide (City) Development Plan consolidated 30 October 2014

Assessment Officer Connie Parisi

Recommendation: Planning Consent subject to conditions

1. EXECUTIVE SUMMARY

The proposal comprises the adaptive reuse of an existing and currently vacant State

Heritage building, together with a new residential apartment building to the rear,

comprising some 15 levels. The site is located within the City Living Zone and South

Terrace Policy Area 30. The site exceeds 1500 square metres in area, and as such

catalyst site provisions apply. Development on catalyst sites will exemplify quality and

contemporary design that is generally of greater intensity than the surroundings, and

will be carefully designed to manage the interface with residential development.

The City living zone anticipates high quality residential living together with compatible

non residential development. Considerable infill development is envisaged and

opportunities are presented for comprehensive redevelopment on larger catalyst sites

fronting South Terrace, provided that development appropriately responds to its context.

It is noted especially that the City’s resident population relies, in part, on realising higher

density infill housing opportunities within this Zone, which is specifically reinforced in the

South Terrace Policy Area.

A pre-lodgement agreement has been reached with the Government Architect. Advice

was sought from the State Heritage Unit in regard to the proposals relationship with the

existing State Heritage place and the State Heritage Unit is supportive of the

scheme, subject to implementing a series of conditions to preserve the historic integrity

of the building.

The proposal envisages higher density quality residential living to take advantage of the

sites premium city location adjacent the southern park lands. On balance, while the

proposal is of a considerable size and scale within a largely low rise locality, it has

considerable planning and design merit with respect to the policy ambitions of the City

Living Zone in delivering increased residential densities and activity within a largely

underutilised but highly aesthetic area of the City. The proposal therefore warrants Development Plan Consent.

2. BACKGROUND

2.1 Strategic context In March 2012, there was a significant review of the City’s planning policies. The new policy framework supports a city form that is aligned with the directions of the 30-Year Plan for Greater Adelaide and creating a more active and vibrant city. Of note, the

planning policy environment along South Terrace was significantly altered. In particular new policies were introduced to allow for greater building heights along South Terrace to support a greater mix of land uses and help activate the Adelaide Park Lands. Catalyst site policies were also introduced for sites over 1500 square metres. A further rezoning was undertaken by Adelaide City Council, which was consolidated into the Adelaide (City) Development Plan on 30 October 2014. This changed the zoning from Residential (Waverley) Zone to City Living Zone, South Terrace Policy Area 30 resulting in:

the height limit for the site changing from 14 metres to 22 metres (except for catalyst sites where taller building forms are envisaged)

the height limit for the sites to the north (along Gilles Street) changing from 6

metres (2 storey) to 11 metres (3 storeys)1. 1 Subject to specific areas where height limits are limited to 2 storeys.

2.2 Pre lodgement process The applicant commenced the DPTI pre-lodgement process in early December 2013. The proposal has completed three pre lodgement panel meetings and three Design Review sessions. The pre lodgement panel members included the Government Architect, representatives from the Adelaide City Council’s administration, Office of Design and Architecture SA, Renewal SA, Adelaide Airport Limited and Heritage SA. The pre lodgement process has been beneficial due to the performance based policy requirements of the ‘catalyst’ site policies. Achieving exemplary design is a key planning

issue to consider for catalyst sites and the pre lodgement service together with the design review process has been instrumental in achieving the final outcome. Key changes to the project arising from the pre-lodgement service include:

Improved relationship of the proposed building with the State Heritage Place and

its immediate and wider context. A more resolved communal space between the State Heritage Place and the

proposed apartment building. Improved pedestrian amenity and address to South Terrace. Refinement of the overall scale, massing and positioning of the built form. Refinement of the architectural expression of the building. Improved residential amenity for each apartment. Improved appearance to the above ground car parking levels from South Terrace.

A pre lodgement agreement was reached with the Government Architect on the 17 November 2014.

3. DESCRIPTION OF PROPOSAL Application details are contained in the ATTACHMENTS.

The proposed development includes the following:

Demolition of the non-listed components of the State Heritage Place which includes additions constructed post 1962.

Alterations and reuse of the listed components of the State Heritage Place for offices.

Construction of a 15 level plus basement residential building, containing a total of 60 apartments, to the rear of the site, together with car parking and landscaping.

A summary of the proposal is as follows:

Land Use Description Office and residential flat building

Building height Overall building height will be 46 metres (RL 88.30) which includes the roof top services. The ‘shoulder’ element has a maximum building height of 22 metres (RL 68.35).

Description of levels

Existing State Heritage Place on both levels: Office use

New Apartment Building: Basement: car parking (vehicle and bicycle) Ground Floor: Lobby and car parking (vehicle and bicycle) area for both office and residential, bin store and bicycle parking

Level 1: car parking (vehicle and bicycle) for residential apartments Level 2: car parking and two residential apartments Level 3: Eight residential apartments

Levels 4-6: Eight residential apartments per floor Level 7: Four residential apartments and common roof garden, with gymnasium and spa Levels 8-12: Four residential apartments on each floor Level 13: Two residential apartments Level 14: lift over-run and viewing rooms associated with the apartments on Level 13

Site Access For the office land use, vehicle site access will be via the western most driveway. This is a single vehicle width

driveway. For the residential apartment building, vehicle access will be via the eastern “right of way”. Pedestrian access to the office will be via a pathway adjacent South Terrace. A walkway along the eastern side of the existing State

Heritage building provides pedestrian access to the common seating area and the lobby for the apartment complex.

Car/Bicycle Parking A total of 94 car parking spaces (including 5 disabled car

parking spaces). A total of 79 bicycle car parking spaces will be provided.

Staging Stage 1: State Heritage Building: Demolition works (external and internal) with the exception of forming openings for proposed internal new lift and removal of former Chapel

Pews Residential Apartment: site groundwork and excavation for basement Stage 2: State Heritage Building: reconstruction of northern balcony and associated northern wall to original details

Residential Apartments: construction of new building and associated northern wall to original details Residential Apartments: construction of new building and site landscaping works including internal courtyard and walkway

Stage 3: State Heritage Building: all remaining “Adaptive Reuse Works” and proposed fit out works

The applicant seeks to use the following materials for the proposed residential building:

Textured and blended brickwork in a charcoal colour with dark grey mortar joints to the podium.

Dark bronze perforated metal cladding to the podium.

Pre finished metal panel cladding with expressed joints to the residential apartments.

Light warm grey, coloured precast concrete panels with recessed ribs and joints to all levels.

Tinted and clear glazing.

Powder coated window frames and signage panels and powder coated sun-shading louvres and courtyard seating.

Frosted/translucent glazing to privacy screens in a grey colour.

In relation to the State Heritage Place, the following demolition works are proposed to

facilitate its adaptive reuse for office purposes:

Ground floor: demolition of post 1928 elements and removal of acoustic tile ceiling that was installed post 1928.

First Floor: removal of post 1928 elements; acoustic tile ceiling removed; and original timber pews removed for reuse at an alternative site.

The following base building works are proposed for the State Heritage Place:

Ground floor/First Floor: new toilets and kitchenette to BCA requirements; reconstruction and repair to original plaster ceiling; new lift with glass lift shaft;

new raised floor over existing sloping floor; new or enlarged opening in existing wall; reconstruction of original balcony and window/door/wall.

The applicant is only seeking approval for base building works at this stage, until such

time as a tenant has been secured; a separate application will then be required if there are any additional alterations required by the tenant. 4. SITE AND LOCALITY 4.1 Site Description The legal description of the site is described as follows:

Lot No Plan Street Number and Street Name

Suburb Hundred CT Reference

A11 D17244A11 261-265 South Terrace

Adelaide Adelaide CT5890/33

The subject site is located on the section of South Terrace between Pulteney Street and Charlotte Street. The site measures some 2,500 square metres in area with a frontage of 37.42 metres to South Terrace. The site is served by a right of way (measuring some 6 metres in width) located on the eastern side, which serves both the subject site and the abutting site directly to the east (274 South Terrace).

The existing building and the car park situated at the rear has been used as the headquarters for the Royal South Australian Deaf Society Incorporated since 1928. The Society offered a range of services to the adult deaf and hard of hearing community, including provision of information, counselling and general support and assistance. Training courses for Australian Sign Language were also provided. The Society closed down its premises after the property sold in February 2014. The existing building is a two storey “Georgian” style red brick building which is identified as a State Heritage Place as specified by “Table Adel/1 State Heritage Places” within the Development Plan for Adelaide (City). The State Heritage Place measures some 15 metres to the top of the roof pitch for the main part of the building. As the development involves alterations and a change of use to the existing State

Heritage place, it is argued that the site should also include the area accommodating the heritage place. Accordingly, for the purposes of assessment, the subject site will be considered to include the area accommodating the heritage place. It is also noteworthy that the applicant has confirmed that the staging for the development will involve ‘external building work’ to the heritage building occurring simultaneously with the construction of the new apartment complex, with the internal fit-outs completed in Stage

3. The site is generally flat and contains no ‘significant’ or ‘regulated’ trees. 4.2 Locality The aerial photograph below depicts the subject site and immediate locality.

Figure 1: Subject Site and Locality

The locality is primarily residential; the abutting site to the west currently contains a two storey building at the front of the site, with two separate four storey buildings to the rear, which are connected by aerial bridges. All the dwellings are used for temporary accommodation (two week turnaround) for emergency housing purposes (See photographs below).

The site to the east contains three and four storey residential buildings with associated car parking. (See photographs below)

A three storey (with a roof terrace) residential development comprising of a number of townhouses and residential flat buildings is located on the abutting site to the north. (See photograph below)

Directly opposite the site is the Adelaide Parklands. Two substantial street trees are located at the front of the site and will not be affected by the proposed development. The trees currently stand at a height of approximately 15 metres. 5. AGENCY/COUNCIL COMMENTS Referral responses are contained in the ATTACHMENTS.

Government Architect The Government Architect is a mandatory referral for development within the City of Adelaide that exceeds $10 million. In this instance, the Government Architect has entered into a Pre Lodgement Agreement pursuant to section 37AA of the Development Act 1993, which has obviated the need for a statutory referral. The South Australian Government Architect has indicated an overall support for the proposal and has suggested that the Development Assessment Commission may like to consider the following element as a condition or reserved matter:

Further information as to intended adaptation and integration of heritage item.

These matters have been addressed in the response from the State Heritage Unit as

discussed below. The Department of Environment, Water and Natural Resources (State Heritage Unit) The above application has been referred to the Minister for Sustainability, Environment and Conservation in accordance with the Development Regulations 2008 Schedule 8 Table item 5(1), as development that directly affects a State heritage place or, in the opinion of the relevant authority, materially affects the context within which the State heritage place is situated. The State Heritage Unit has advised that the heritage impact is acceptable for the following reasons:

The Conservation Management Plan and Heritage Impact Statement included with the application together provide a comprehensive assessment of the cultural significance of the place, appropriate conservation policies for retention and recovery of cultural significance, and the impacts of the proposed development on the cultural significance and visual context of the place. The findings of the two documents are supported, with one exception — the timing and decision-making process for

adaptive re-use interventions, which have been recommended to be addressed through conditions.

The proposal provides for the commercial viability of the place in a manner that generally retains its identified cultural values, recovers lost cultural values and retains its visual prominence within its setting.

A number of conditions and reserve matters have been proposed and have been recommended for inclusion in the decision. Adelaide City Council Whilst no statutory referral to Adelaide City Council is required, informal comments were

sought from Council’s administration regarding technical matters such as traffic, access and waste management. The comments received are as follows:

The access ramp to the eastern right of way must be modified in accordance with the recommendations of the MFY Traffic and Parking Report Figure 2.

Detailed design of the parking areas and ramps to comply with the requirements of AS/NZS 2890.1:2004.

Additional assessment is required to ascertain whether the right of way to the east is appropriate and can cater for the proposed use.

The proposed development requires amendments to the existing on-street car parking arrangements, to which there is no objection in principle. However, separate approval for the possible on-street car parking changes is required from the Senior Consultant, On-Street Parking.

The Waste Management Strategy by RAWTEC has been reviewed, and although it is not the ideal outcome for resource recovery with organic waste being sent to sewer through insinkerators, (food waste disposer) the report adequately

addresses the waste pathways and servicing of the site. The first two points have been recommended as conditions and the on-street carparking

element is recommended to be addressed through an advisory note.

In relation to the third dot point, further information was subsequently provided by Murray F Young and Associates and forwarded to Councils Administration for advice. Council suggested that the rates used to determine traffic flow were potentially lower

that what could be the case, but nevertheless the driveway width could accommodate 2-way traffic flow and would likely cater for the additional demands of the proposed development.

Adelaide Airport Limited The proposed building height will be below the Obstacle Limitation Surface (OLS) contours and as such no referral was required to Adelaide Airport. 6. PUBLIC NOTIFICATION AND REPRESENTATIONS The development is deemed a Category 2 development by virtue of PDC 17(b)(i) of the City Living Zone. A total of 14 representations (one of which was a late representation)

were received during the public notification period. The applicant also underwent a consultation process prior to lodgement which involved the following:

An open house session, which was held on a Saturday (14 June 2014) between 11am and 3pm.

Specific meetings with Housing SA, executive staff from Unity Housing Company and the South East City Residents’ Association (SECRA).

The feedback was then considered during the design of the development. A copy of the representations received during the statutory public consultation process are contained in the ATTACHMENTS. The table below contains a list of the representors:

Name Affected Property Wish to be heard

1 Nigel Preston 30/274 South Terrace Adelaide

Yes

2 Emily Bird 40/274 South Terrace Adelaide

Yes

3 Jane Pearce 274 South Terrace Adelaide

Yes

4 Judith Norah Jacobs 34/211-219 Gilles Street Adelaide

Yes

5 J Tstjia 266-274 South Terrace Adelalide

Yes

6 Milan Coric and Michael Coric 53/274 South Terrace Adelaide

No

7 Janet Chambers and Rosemary Neale

26/274 South Terrace Adelaide

No

8 Wen-Cheng Huang 22/211 Gilles Street Adelaide

Yes

9 Gavin Osmond Units 3, 5, 19, 20 and 34/274 South Terrace Adelaide

Yes

10 Mark West 31/219 Gilles Street Adelaide

Yes

11 Peter Leverenz 35/211 Gilles Street Yes

Name Affected Property Wish to be heard

Adelaide

12 Garry Bown 1/274 South Terrace Adelaide

Yes

13 Housing SA 260 South Terrace Adelaide

No

14 Ken and Eveline Lountain (late representation)

52/274 South Terrace Adelaide

Yes

A summary of the concerns raised by the representor(s) and the applicant’s response is summarised in the table below:

Issue Raised Applicant’s Response

Character and Built Form Building height is out of character with

the surrounding residential dwellings Will impact on the character and charm

of surrounding residential dwellings The colour of the design is out of kilter

with the surrounding properties Angular modular and rectangle design

is unsympathetic to heritage style of the existing State Heritage Place

Insensitive relationship to the townhouses to the east, abutting the site (located at the end of the right of way)

Encroachments will not be supported No provision for a concierge or resident

officer which could lead to poor maintenance of public areas

Obscure views

Redevelopment potential of a site of this nature should be optimised and development should respond to a preferred future character that accommodates a greater intensity on larger sites

Catalyst sites should include and promote medium to high scale residential development

The proposal is responsive to existing

scale The proposal is consistent with the

existing built form character of South Terrace with low rise buildings but occasionally punctuated by incrementally taller buildings on

catalyst sites marking the City Edge location along the South Parklands

The overall height and bulk is well managed by a highly articulated facade, extensive glazing together with primarily horizontal framing elements and staggered central blades that

break down the scale of the facade The proposed colour scheme is

supported by the heritage consultant as well as the State Heritage Unit

The on-going maintenance and management of the apartment complex

will be through a Community Cooperation and relevant sub-contractors will be engaged to maintain and manage common areas, car parking, landscaping, waste management, etc.

Impact during construction Heavy vehicle access, disposal of

waste materials, noise, dust, vibration, cleaning costs

Where will the workers park during construction given the limited on street parking

Construction traffic will inconvenience

A ‘Construction Management Plan’ will be prepared and will address the following: Communication strategy Hours of operation Site operating procedures to

manage potential traffic, noise, dust and vibrations to ensure

Issue Raised Applicant’s Response

users of the right of way Potential structural damage Reduced quality of living for duration

of build for residents Construction timeframe

compliance with the Council and EPA requirements

Parking on-street for workers Site survey to ascertain the legal

boundary prior to construction Management and maintenance of

the Right of Way Preparation of a ‘Dilapidation

Report’

Construction time frame would be approximately 12-16 months

Value Property value will be affected Rental income will be affected (during

construction)

Matters relating to property values are not valid planning considerations

Traffic and Parking Impact of traffic volumes, parking and

access (via laneway on eastern side) Compromise safety of pedestrians

walking to apartments at 274 (pedestrians often use the right of way)

Traffic congestion during peak hour (with a right turn to Glen Osmond difficult)

“four way intersection” created as a result of the entrance to the proposed car park

Alternative: laneway to the west be

utilized as the entrance to and from the car park

The right of way, as per the Certificate of Title, measures 6.65m for the first 20 metres and then reduces to 6 metres for the balance of the right of way

the number of trips generated by the proposed 60 apartments and office as

highlighted in the Traffic Parking Report are in accordance to standard traffic engineering practices, the latest Technical Direction (TDT 2013/04a) and the NSW Roads and Traffic Authority’s (RTA’s) ‘Guide to Traffic Generating Developments’ (the RTA

Guide) which identifies the peak hour trip generation rates relevant to this proposal

the separation of the two access points has been developed to achieve the most appropriate balance of traffic distribution

the right of way can readily accommodate traffic with minimal impact on queuing and delays

All traffic movement will be in a forward direction and will be at low speed on the right of way

Waste management Loading bay location unclear Visual impact of bins on the street

The use of the on-street parking area at the front of the subject land along South Terrace as a loading bay area for waste trucks is reasonable and appropriate (between 7am and 7pm Monday to Saturday; between 9am and 7 pm Sunday and Public Holidays)

Waste trucks should not use the Right of Way as it should be kept free and unrestricted

Impact on privacy of adjacent residents The development has a setback of 3

Issue Raised Applicant’s Response

metres from proposed windows and balconies to property boundaries and bedrooms/living zones of adjacent properties

The proposal configures and orientates views of proposed apartments to minimise and avoid direct overlooking of adjacent bedrooms and living rooms

A 3 metre wide planter box is proposed

along the rear/northern boundary on Level 4

Impact of overshadowing Development will not unreasonably overshadow the adjoining residential properties on the 22 June and that the development would maintain at least 2

hours of direct sunlight between 9am and 3pm solar time on 22 June of any neighbouring residences

No provision of affordable housing There is a saturation of ‘affordable housing’ within the immediate proximity

More landscaping needed (‘need to greenscape’)

Landscaping has been proposed and incorporated into the overall design of the proposed development along the eastern side of the subject land abutting the existing right of way

A condition has been recommended with regards to the requirement for a Construction Management Plan. All other matters will be addressed in the planning assessment.

A copy of the response to the representations is contained in the ATTACHMENTS. 7. PLANNING ASSESSMENT 7.1 Policy Overview

The subject site is situated within the City Living Zone and more specifically the South Terrace Policy Area 30. The site is greater than 1500 square metres, and therefore is subject to the ‘Catalyst Site’ provisions within the zone and policy area.

This zone is spread across the southern half of Adelaide and comprises the city’s main residential living district, characterised by a range of stand-alone and paired cottages, terrace or row housing, and low to medium scale contemporary apartment buildings, and with remnant workshops, service trades, offices and mixed uses. The zone envisages carefully executed high quality residential infill development and comprehensive redevelopment on larger sites, particularly non residential sites, and also

on catalyst sites fronting South Terrace. Within the policy area, the location and scale of buildings will achieve high quality urban design outcomes with the highest built form along South Terrace facing the Park Lands. Catalyst sites will generally be developed for housing, but may include a small amount of

non residential development such as cafes, restaurants or small scale shops that create a greater level of activity fronting the Park Lands. Except on sites greater than 1500 square metres, building height should not exceed 22

metres. It is noted that building height is a merit based policy in the current Development Plan. The Desired Character statement for the South Terrace Policy Area 30 indicates: “Developments on catalyst sites will exemplify quality and contemporary design that is generally of greater intensity than their surroundings. However, development will be designed to carefully manage the interface with any residential development, particularly with regard to massing; proportions; overshadowing; and traffic and noise-related impacts.” Council Wide

The Council Wide provisions for City Living and Medium to High Scale/Serviced Apartments provide guidance as to appropriate housing choice, private open space, minimum unit sizes and the extent of natural light, ventilation, outlook and effective design outcomes. Relevant planning policies are contained in the concluding appendices and relevant zoning maps are in the attachments. Overlay Maps The site is subject to the ‘Affordable Housing’ Overlay. The Overlay provisions call for affordable housing that is integrated with residential and mixed use development. In particular, development comprising 20 or more dwellings should include a minimum of 15 percent affordable housing. 7.2 Assessment The application has been assessed against the relevant provisions of the (City) Development Plan, which are contained in ATTACHMENT A.

The primary areas warranting scrutiny and discussion include:

Land use Building height Built form and setback Residential amenity Pedestrian amenity

Heritage impact Overshadowing and overlooking Traffic, access and parking Environmental issues (sustainability, crime prevention, acoustic, wind, waste

management and site contamination) Affordable housing

Land Use The policy area seeks to primarily accommodate residential development or mixed use buildings where non residential development is appropriate at the ground and/or first floor. The Desired Character statement, in particular, indicates:

“The lower levels of buildings may be developed for non-residential uses where they are of a type, nature and size that make a positive contribution to residential amenity and the street level interface with the Park Lands.”

The proposed new residential apartment building is consistent with the envisaged residential land use for the policy area. As indicated, the proposal includes refurbishing the existing State Heritage place for office purposes. The non residential use is appropriate as it will support the continued adaptive re-use of the building. The office use is also low impact in nature and not considered to create any additional impacts than the previous land use undertaken by the Royal South Australian Deaf Society Incorporated. Building Height Within the City Living Zone and more specifically the South Terrace Policy Area 30, the building height limit is 22 metres. Below is a figure which illustrates the building height

limits for the site and the wider locality: Figure 2: Building Height Limits within wider locality

It is evident that the proposed lower tower element of 22 metres satisfies the building height limit. Therefore, the primary area of consideration relates to the taller tower element which measures some 46 metres.

As the site is greater than 1500 square metres, the proposal is subject to the ‘catalyst’ site provisions contained within the zone and as such, no building height limit applies. The desired character for catalyst sites envisage quality and contemporary design that is generally of greater intensity than its surroundings.

SITE

Main Street (Hutt) Zone 14m max

Institutional (St Andrew’s) Zone 15m max

Park Lands Zone Southern Park Lands PA 22

City Frame Zone 36m max (south of Gilles St)

City Living Zone South East PA 31 11m max (3 storeys) (except for Historic

Conservation Areas - 2 storeys)

City Living Zone South Terrace PA 30 22m max

City Frame Zone 39m max (north of Gilles St)

More specifically, the ‘catalyst site’ provisions within the South Terrace Policy Area 30 include: ‘9 Development on catalyst sites (sites greater than 1500 square metres, which may

include one or more allotment) should include medium to high scale residential development.

10 Small-scale shops, cafes or restaurants on catalyst sites should generally be

integrated with residential development and located at ground or first floor level to increase street level activity facing the Park Lands.

11 Catalyst sites should be developed to manage the interface with residential

development with regard to intensity of use, overshadowing, massing, building proportions and traffic to minimise impacts on residential amenity.

12 The scale of development on a catalyst site should respond to its context,

particularly the nature of the adjacent land uses and the interface treatments

required to address impacts on sensitive uses. 13 Where there is an apparent conflict between the catalyst site principles and Zone

or Council Wide objectives and principles (including the quantitative provisions) the catalyst site principles will take precedence.’

Essentially, the current policy framework envisages built form on catalyst sites that can be greater in intensity, scale and built form than other sites (non catalyst) throughout the zone, providing that impacts on residential amenity are well managed. The scale of existing buildings is shown in the figure below. Figure 3: Height of buildings in the locality (prepared by the applicant)

There is no doubt that the taller tower element will be a dominant feature in the current cityscape and particularly in this section of South Terrace. It will also be quite prominent as the potential catalyst sites along South Terrace may not be developed for some time. The issue of height was also a major concern by a majority of the representators.

The applicant has also provided a streetscape context study that illustrates how the proposal sit within the locality. This includes views from the Adelaide Park Lands and from South Terrace. It is noted that while it is tall relative to other buildings in the

locality, the mass has been distributed to minimise the impacts on adjacent land. Further, the catalyst site policies envisage development that is ‘generally of greater intensity than that of their surroundings’ providing that the residential interface is ‘well managed’. In considering the catalyst site policies, there is merit for the taller building element because of the following reasons:

The building has been designed to respond to the existing context and scale of development with a 2-3 storey podium, a 7 storey (middle) comprising the bulk of the building responding to the 22 metre height limit within the existing zone, and a slender tower element which is setback in an ‘off-set’ position, from the rear residences.

The height and bulk of the ‘tower element’ is well managed by an articulated facade, extensive glazing, together with primarily horizontal framing elements and staggered central blades that break down the scale of the face.

The position of the apartment building behind the existing State Heritage Place and the setback of the ‘tower’ component from all side boundaries, also minimises the bulk and scale of the structure.

The proposal will be contributing to the desired future character for greater intensity, scale and built form on larger sites to capitalize on attractive views and proximity to the parklands.

The additional height proposed does not pose any significant overshadowing issues as South Terrace and the Park Lands are immediately to the south.

The traffic generation is not considered to impact on the local street network and the right of way to an unreasonable level.

A key part of this assessment is achieving a high quality contemporary designed building. The proposal has undergone a number of Design Review sessions, with the design evolving to a result which has the support of the Government Architect. It is noted that the proposal will also result in the conservation and reuse of a State Heritage building which is also a positive contribution to the locality.

Overall, although the proposal will result in a significant increase in the scale of development within the immediate locality, it is considered that it satisfies the intent of the zone for an increase in residential development and activity, with a high quality design, that is also supported by the Government Architect.

Built Form and Setback The relevant policies within the zone relating to setback and built form include: City Living Zone 6 Buildings or additions, including those of innovative and contemporary design,

should reinforce the Policy Area and demonstrate a compatible visual relationship with adjacent heritage places or the Adelaide Historic (Conservation) Zone in terms of its:

(a) bulk, height and scale (i.e. the length and size of unbroken walling and the roof

volume and form); (b) width of frontage and the front and side boundary building set-back patterns;

(c) overall building proportions and massing (by maintaining the desired horizontal [and/or vertical] emphasis, exhibiting vertical openings and a high solid to void ratio);

(d) modelling and articulation of facades; and

(e) incorporation of key architectural elements and detailing where a particular construction era and building style prevails as expressed in the desired character (without excessive use or mimicry of decorative elements and ornamentation) i.e. with the inclusion of elements such as porches, verandahs, balconies and fences where appropriate.

South Terrace Policy Area 30 5 Buildings (excluding verandahs, porticos and the like) should be built to the

primary frontage with landscaping to maintain and enhance the pattern of development in the locality.

8 Development on land directly abutting the South East Policy Area should avoid tall, sheer walls at the interface by ensuring walls greater than 3 metres in height are set back at least 2 metres from the rear allotment boundary with further

articulation at the upper levels. The proposed building will comprise of a well articulated built form as it will comprise of recesses and staggered central blades to minimise the mass of the structure. The balconies have been integrated into the overall architectural form and detail of the development, providing an additional layer of articulation to the building. The proposal encompasses a variation of textures, materials and finishes that take reference from the colours and materials of the existing State Heritage Place. The proposed design also has the support of the Government Architect. In relation to setback, the proposed new building will not be built to the primary frontage as envisaged by the policy area. However, the setback of the proposed apartment building together with its architectural expression, will allow the State Heritage Place to maintain its presence on the South Terrace streetscape. In relation to the side and rear setback, the proposed apartment building will be constructed on the boundary for some three storeys in height. The height and length of the walling on the boundary can have a significant visual impact when viewed from surrounding residents. Principle of Development Control 8 also indicates that walls abutting the South East Policy Area should not exceed 3 metres in height on the

boundary. In this instance, this policy is not satisfied as the wall along the northern boundary will measure 3 storeys (some 10.1 metres) in height. The following image illustrates the proposed setbacks:

Figure 4: Building setbacks (prepared by the applicant)

While not ideal that the podium level is to the boundary, it is considered acceptable for

the following reasons:

The proposed building abuts the three storey wall situated on the northern boundary, (which is located within the South East Policy Area) but also steps down by 1 metre adjacent the space between the townhouses to provide some visual relief. There is a section of the northern boundary where the proposal

does not abut an existing wall, which is at the end of the access way that serves the townhouses. Although, when viewed, the wall will be quite dominant at the end of the access way, it is not considered that a 2 metre setback will provide any significant visual relief.

The two tower elements are then setback at varying distances (4-8 metres) from the northern boundary to reduce the visual impact of the building.

The site is then separated from the site to the east as a result of the right of

way (approximately 6 metres in width); this results in a deeper setback and separation from the adjacent site and hence the reason for the position of the taller built element on the eastern side of the site.

The site to the west which accommodates emergency housing, is setback quite close to the side boundary; accordingly the lower built element (at a 22 metre height) has been positioned on the western side of the site. The podium will be

constructed on the boundary for a height of three storeys, taking reference of the height of the buildings situated on the allotment to the west of the site.

The proposed development will result in a built form that is contemporary and compatible in its visual relationship with the State Heritage Place. The three storey walls on the side and rear boundaries have been designed to minimise the visual impact on abutting sites or match the height of existing structures. The tower elements have also been positioned and setback to minimise the visual impact of the development. Residential Amenity The Development Plan outlines a number of requirements in respect to residential amenity including:

Access to natural light and ventilation Provisions for useable private open space Minimum unit sizes Sufficient level of outlook from living areas

According to Council Wide Principle of Development Control 51, medium to high scale residential or serviced apartment development should be designed to maximise opportunities to facilitate natural ventilation and capitalise on natural daylight and minimise the need for artificial lighting during daylight hours.

The configuration of each apartment have been arranged to allow a high level of natural daylight and ventilation to all habitable rooms. In terms of private open space, the proposal satisfies Principle of Development Control 60 in the following way:

Number of Bedrooms Development Plan Policy

(minimum dimension of 2 metres)

Proposal

2 bedroom apartment 11 square metres 7 to 13 square metres

3+ bedroom apartment 15 square metres 18 to 42.5 square metres

All balconies are directly accessible from internal living areas and setback at least 3 metres from boundaries of the adjacent sites. All south facing living rooms associated with apartments on levels 3 to 5 will have an outlook onto the ground level communal open space; all levels above will have views to the Adelaide Parklands. North facing apartments will have views to adjacent residential development and cityscape beyond (for apartments on higher levels).

With the exception of 6 x 2 bedroom apartments, the majority of the apartments will satisfy the private open space requirements. The shortfall in private open space for those 6 apartments is not considered detrimental considering the access to the roof terrace communal open space and the close vicinity to the Park Lands. Principle of Development Control 59 also acknowledges that a lesser amount of private open space may be considered where the equivalent amount of open space is provided in a communal open

space accessible to all occupants of the development. In terms of apartment size, the following table provides a comparison of the proposal against Council Wide Principle of Development Control 70:

Number of Bedrooms Development Plan Policy (unit size includes internal storage

areas but does not include balconies or carparking as part of

the calculation)

Proposal

2 bedroom apartment 65 square metres 80.5-87 square metres 3+ bedroom apartment 80 square metres plus an

additional 15 square metres for every additional

bedroom over 3 bedrooms

100+ square metres

The table above reveals that the apartment sizes satisfy the minimum unit sizes for medium to high scale residential apartment development.

Storage facilities are provided in the carpark for each apartment; the size of the storage cages range from 1.6 cubic metres to 9 cubic metres in ground mounted cabinets and range from 1.75 cubic metres to 2.75 cubic metres in over bonnet storage cabinets. These sizes are under the storage cage minimum rates prescribed in the Development

Plan (Council Wide Principle of Development Control 81) which requires 10 cubic metres for 2 bedroom apartments and 12 cubic metres for 3 bedroom apartments. However, due to the generous size of the apartments, sufficient storage capacity will be available within the apartments. Overall, the proposed development will provide a high degree of residential amenity as each apartment will be provided with:

access to natural light and ventilation useable private open space appropriate floor plate and unit sizes an appealing level of outlook from living areas various options for storage areas due to the generous apartment sizes.

Pedestrian Amenity According to Principle of Development Control 49 (Council Wide), entrances to medium to high scale residential apartments should be oriented towards the street, be visible and easily identifiable from the street and provide shelter, a sense of personal address and transitional space around the entry. As the proposed apartment building will be located behind the existing State Heritage Place, clear legibility and identification to the entrance is critical. The proposed scheme involves a pedestrian entry to the new apartment building along the eastern side of the existing State Heritage place. The entrance is highlighted with ‘arbor’ framework, landscaping and paving, all of which are elements that contribute to its identification as the pedestrian entry to the apartment lobby. The proposal has also ensured that the pedestrian entry is separate from the vehicle entry, to ensure safe pedestrian access. The lobby area will consist of external glazing for clear visibility and identification; it also

avoids the creation of potential areas for entrapment. Overall, the pedestrian amenity is considered to be well addressed. The design creates an interesting pedestrian environment and sense of address to South Terrace. Heritage Impact

The site contains a State Heritage Place identified in the Adelaide (City) Development Plan as follows:

Property Address

Description and/or Extent of

Listed Place

Lot No or Part Sec

Plan No Certificate of Title

Section 16 Criteria

SA Heritage Register

ID

264 South Terrace Adelaide

Royal South Australian Deaf Society Headquarters

A11 D17244 CT 5890/33

13606

Relevant provisions contained within the Council Wide section relating to the development of a State Heritage Place include: “Objective 44 Continued use or adaptive reuse of the land, buildings and structures

comprising a heritage place. 136 Development of a heritage place should conserve the elements of heritage value

as identified in the relevant Tables. 137 Development affecting a State heritage place (Table Adel/1), Local heritage place

(Table Adel/2), Local heritage place (City Significance) (Table Adel/3) or Local heritage place (Townscape) (Table Adel/4), including: (a) adaptation to a new use; (b) additional construction; (c) part demolition; (d) alterations; or (e) conservation works;

should facilitate its continued or adaptive use, and utilise materials, finishes, setbacks, scale and other built form qualities that are complementary to the heritage place.

142 Development that abuts the built form/fabric of a heritage place should be

carefully integrated, generally being located behind or at the side of the heritage place and without necessarily replicating historic detailing, so as to retain the heritage value of the heritage place.”

The applicant engaged Catalyst Heritage Architecture to prepare a Conservation Management Plan and a Heritage Impact Statement. The Conservation Management Plan provides an understanding of development history and former use, in order to understand its cultural significance. Importantly, the report seeks to provide some guidance on a compatible adaptive re use of the building whilst managing the site’s heritage values. Those elements of significant heritage value include:

headquarters building (dated 1928) northern toilet block (dated 1928)

The Heritage Impact Statement concluded that the proposed residential complex to the rear is considered to be of sufficient separation distance and appropriate interface of form, materials and function to have no detrimental impact on appreciation of the former Mission Headquarters building from either the street or from within the subject site. These reports have been reviewed by State Heritage Unit; a number of conditions and

reserved matters have been recommended which have been included. The adaptive reuse of a State Heritage listed building is strongly supported. The retention of this building provides a strong base to South Terrace, with the tower located behind. This minimises the massing of the building to the street. In addition, the proposed works to the building are supported by Heritage SA.

Overshadowing and Overlooking Consideration has been given to the potential impacts that may arise from the proposed development upon adjoining properties and the locality by way of overlooking and overshadowing.

Overshadowing There are no specific policies relating to overshadowing for medium to high scale

residential development. However, the applicant has provided shadow diagrams for the proposed tower (provided in the attachments) for the 22 June between the hours of 9am and 3pm. Given the north-south orientation of the site, the shadow will fall upon the properties immediately to the west and east as well as the roadway and a portion of the Parklands, during the middle of the year. It is evident from the diagrams that the proposal will overshadow the western site up until around midday, then from around 2.00 pm, overshadowing will occur on the property to the east. Accordingly, the property to the west will not be affected by overshadowing from the development in the afternoon, with the property to east, unaffected in the morning.

The degree of overshadowing is therefore considered to be acceptable. Overlooking According to Principle of Development Control 67, a minimum setback of 3 metres is required for a habitable room window, balcony, roof garden, terrace or deck from common boundaries so as to provide an adequate level of amenity and privacy and to not restrict the reasonable development of adjacent sites. All balconies to the west and north will be setback 3 metres or more from the side boundaries. Although the setback to the balconies from the eastern property boundary is less than 3 metres, (that is, 2.350 metres), a right of way separates the site from the abutting site. This right of way is unlikely to be developed given the legal access rights appurtenant to the subject site. Direct overlooking into the adjoining properties to the west and east has been minimised through the insetting of the two main tower elements away from the side boundaries. The proposed landscaping/planter box around the edge of the common roof deck on Level 7 will restrict direct views down into adjoining properties to the east. The views to the north from level 3 have been somewhat obscured via landscaping. Towards the

higher levels, it is likely that some views of the adjoining properties would start to become possible but the views would be limited in extent. Generally, the setbacks, landscape planters and orientation of balconies and windows associated with living rooms, assist with minimising direct overlooking of habitable rooms within and outside of the development.

Traffic, Access and Parking The applicant engaged Murray F Young and Associates (MFY) to prepare a traffic and parking report. In the report, the following points are noted: - A vehicle access is provided to the site via a 3.7 metre ingress from South Terrace

adjacent the western boundary of the site. This ingress will be converted to a two-way access for office staff only.

- A vehicle access/egress is provided via a two way private ‘lane’ on the adjoining property of which the subject site has right of way. The private ‘lane’ provides simultaneous two-way movement.

Further to considering the access/egress arrangements, MFY has recommended that a traffic management system be installed to control movements associated with the ‘office’ staff only egress and access point. The system will comprise provision of traffic signals at each end of the associated driveway to control ingress and egress movements. In any

event, adequate storage space will be provided between the footpath and the bicycle/traffic lanes for a vehicle to store and give way to a vehicle exiting the ‘office’ staff egress/access. In terms of traffic generated by the site, the office use will be in the order of what was generated by the previous land use. In terms of the residential component, MFY forecast that the additional volume of traffic is very low and will have minimal impact on the surrounding network. There were no concerns raised by Council administration with regards to this aspect. A number of representations were received from property owners/occupiers within the residential complex at 274 South Terrace, raising concerns about the capacity of the

right of way to cater for vehicles from both the existing residential development at 274 South Terrace and the proposed apartment development. MFY reviewed the representations, and concluded that ‘it is forecast that there would be approximately 15 to 25 movements in the peak hour experienced on the right of way. Such a volume is very low and well within the capacity of a two way access driveway’. Adelaide Council administration reviewed the report and concluded that the dimension of the right of way is considered to be adequate to accommodate the existing and future traffic volumes. Service and deliveries will be accommodated on street; Adelaide City Council administration have agreed in principal to accommodate a loading zone during early morning periods (ie 7am to 10am) adjacent the site’s western access point which would accommodate refuse trucks and additional area for manoeuvring of bins. Separate approval will be required from Council in relation to finalising the details for the loading zone. In terms of carparking, the following table illustrates the requirements according to Principle of Development Control 233 (bicycle parking) and 252 (carparking):

Vehicle Parking

Land Use Development Plan Policy Proposal Compliance

Office 3 per 100 square metres building floor area – 28 spaces

29 spaces Yes

Residential 1 space per dwelling up to 200 square metres building floor area – 62 spaces

65 spaces Yes

Bicycle Parking

Land Use Development Plan Policy Proposal Compliance

Office 1 per 200 square metre of gross leasable floor area (5 spaces) Visitor: 2 PLUS 1 per 1000 square metres of gross leasable floor area (3 spaces)

19 bike spaces Yes

Land Use Development Plan Policy Proposal Compliance

Residential 1 for every dwelling/apartment with a total floor area less than 150

square metres (62 spaces) Visitor: 1 for every 10 dwellings (6 spaces)

77 bike spaces Yes

The tables above reveal that the proposal provides sufficient carparking and bicycle

parking for both staff, residents and visitors. The bicycle parking facilities are provided in each level, in close proximity to the entrances and stairwells. The bicycle parking facilities are not located in secure caged areas but are secured within the apartment complex. A total of 3 disabled carparking spaces are proposed which is consistent with the

requirements outlined in Table Adel/7 (requiring 1 car parking space per 30 spaces which brings the required amount to 3 spaces). In summary, the proposed development will provide sufficient parking, and will have minimal impact on the surrounding road network.

Environmental Issues Sustainability and Efficiency The proposal incorporates passive environmental efficiencies for residential development through a large floor plate with either a north or south facing outlook for each apartment from primary living rooms. More specifically, the ESD Report prepared by D2 (who were engaged by the applicant) indicates the following:

External shading and high performance glazing will be used throughout the building

Selection of energy efficient lighting fittings (eg LED) Zoning the apartment air conditioning systems into functional areas and providing

automatic and manual controls

Roof mounted 10kW solar photovoltaic array – the array will be connected to supply renewable energy to the common areas lighting and ventilation systems to offset their energy use, with any excess power generated exported to the grid

Targeting an energy performance rating better than 6 Stars average Using light coloured external materials to reflect heat and reduce solar gain Using solar gas boosted hot water systems

Designing the carpark to be fully naturally ventilated at ground level and above Water initiatives including appropriate landscape planting, and use of recycled

water (Glenelg to Adelaide Pipeline (GAP) water system) to supply toilets, laundries and landscape irrigation

Adoption of an Environmental Management Plan Bicycle storage facilities All common areas will be fully naturally cross ventilated at levels 8-14 inclusive,

with the energy use associated with mechanical ventilated common areas at levels 3-7 being off set by the roof PV array

The proposal generally meets the policies for environmental efficiency and adequate thermal comfort through passive design techniques.

Crime Prevention through Urban Design The proposal is considered to provide passive surveillance of the site as a result of the mix of land uses and overlooking into the shared space between the Heritage Place and

the proposed building. Lighting has been incorporated within the building and in particular car parking areas. Lighting will also be provided along walkway paths and within the ground level communal open space. Clear lines of sight are provided on ground level in particular along the pedestrian walkway. The proposal is consistent with the relevant policies relating to crime prevention. Acoustic Measures Council Wide Principles of Development Control 96 and 98 indicate that noise sensitive

development should incorporate adequate noise attenuation measures into their design to provide occupants with reasonable amenity when exposed to major transport corridors. Specific levels are required to be achieved. The applicant engaged Sonus to assess the noise levels associated with traffic and street activity on surrounding roads into the development and carparking, waste collection and mechanical plant operation at the development to adjacent land uses. The report concluded:

The relevant criteria for noise ingress will easily be achieved withi10.38 mm thick sealed and laminated glazing to the facades of all bedrooms and living rooms

Acoustic treatment recommendations have been made restricting the times of operation for on site waste collection and ancillary activities, while the proposed carpark will be similar to activity which already exists in the environment

Detailed layouts for the mechanical plant arrangements are still requiring final selection; details on this matter can be addressed as a reserved matter. Based on the above analysis, the proposed residential apartments are considered to be

adequately protected from external noise sources. Wind Analysis Vipac were engaged by the applicant to conduct a Wind Impact Assessment. The assessment has concluded:

The proposed development will be expected to generate wind conditions in

adjacent ground level footpath areas within the walking criterion The proposed development will be expected to generate wind conditions in

building entrance areas within the standing criterion The rooftop terrace may be expected to have wind conditions exceeding the

walking criterion. Vipac recommends increasing the balustrade heights or landscaping heights

The plans provided by the applicant illustrate the increase in balustrade heights to 1.8 metres. Vipac also recommended educating occupants about wind conditions on high rise terraces during high wind events and tying down loose furniture; this will be recommended to be included as an advisory note.

Waste Management RAWTEC was engaged by the applicant to prepare a Waste Management Plan of both the residential and office land use. Adelaide City Council administration has reviewed the document and has indicated support for the Plan (albeit concerns with the inskinerator) and a loading area for the waste truck for loading and unloading of waste bins during collection. Site Contamination A soil sampling investigation report has been prepared on behalf of the applicant. The report recommended a number of precautions during the excavation of the site so that contractors are protected. A condition will be included which requires adherence to the report during construction. Affordable Housing The applicant has not entered into an agreement for Affordable Housing in this instance. The applicant has argued that there is already a saturation of ‘affordable housing’ within

the immediate proximity of the locality. The proposal therefore does not satisfy the policies relating to affordable housing provision. 8. CONCLUSION The proposal will result in a significant increase in the scale of development within the immediate locality. The height of the development was also a consistent concern raised from the majority of the representors. Development of greater intensity than that of the surrounding context is envisaged within the zone on a catalyst site, providing that the development is designed to carefully manage the interface with any residential development. It is considered that the proposed development adequately addresses relevant policy regarding vehicle and bicycle parking and traffic volumes, overshadowing, residential and pedestrian amenity and technical matters. The architectural expression and design of the building also has the support from the Government Architect. In addition, the proposal will result in an adaptive reuse of the existing State Heritage Place. The proposal does not provide affordable housing, satisfy the quantitative requirement for storage facilities and there is a shortfall in private open space for some of the apartments. The proposal will also give rise to a degree of overlooking into the private open spaces associated with surrounding dwellings. However, on balance, and when assessed against the relevant policies of the Development Plan as a whole, the proposal exhibits sufficient merit to warrant Provisional Development Plan Consent subject to the following conditions. 9. RECOMMENDATION

1) RESOLVE that the proposed development is NOT seriously at variance with the

policies in the Development Plan.

2) RESOLVE to grant Development Plan Consent to the proposal, subject to the following reserved matters and conditions of consent.

Reserved Matters: 1. Pursuant to Section 33(3) of the Development Act 1993, the following matter/s

shall be reserved for further assessment prior to the granting of Development Approval, to the satisfaction of the Development Assessment Commission in consultation with the Department of Environment, Water and Natural Resources:

(a) Details of the Stage 3 regulatory compliance upgrade works described on p15 of the Heritage Impact Statement.

Reason for reserved matter Information not available at this stage of the project. To allow assessment of heritage impact at design development stage.

(b) Details of the Stage 3 user upgrade works described on p15 of the Heritage

Impact Statement. Reason for reserved matter: Information not available at this stage of the project. To allow assessment of heritage impact at design development stage.

(c) The location of the proposed new lift.

Reason for reserved matter: The best heritage outcome for the Assembly Hall and Chapel (without doubt the most significant spaces within the building) is a continuation of their original uses as gathering/meeting spaces. The currently proposed location is likely to prove incompatible with such future uses. It is considered premature to decide on the lift’s location in the absence of an

actual tenancy brief. The possibility of a tenant-driven preference to locate the lift elsewhere should not be overlooked, and should be actively pursued. A workable alternative location has been identified in discussions with the proponent’s heritage consultant.

(d) The removal of Chapel pews and the installation of a level floor.

Reason for reserved matter: These proposed interventions affect a space and fabric of exceptional significance, and would have a major adverse impact on cultural values. It is considered premature to implement them in the absence of an actual tenancy brief. The possibility of a tenant-driven solution enabling retention or only partial implementation should not be overlooked. Removal of the

pews should only be undertaken with due justification, and with suitable measures implemented to facilitate future reversal of the interventions and recovery of the heritage values inherent in the pews and in the space.

Planning Conditions: 1. Except where minor amendments may be required by other relevant Acts, or by

conditions imposed by this application, the development shall be established in

strict accordance with the details and plans, as submitted in Development Application 020/A053/14 including: Drawings /Plans by Catalyst Architects (David Romaldi Architecture) and JPE Design Studio Pty Ltd Architects

Plan No. Date

294-P-H-1 Sept 14

294-P-H-2 Sept 14

294-P-H-3 Sept 14

294-P-H-4 Sept 14

294-P-1.0 Sept 14

294-P-S-1 Sept 14

294-P-S-2 Sept 14

294-P-1.1 Sept 14

294-P-S-1 Sept 14

294-P-S-2 Sept 14

294-P-1.1 Sept 14

294-P-1.2 Sept 14

294-P-1.3 Sept 14

294-P-1.4 Sept 14

294-P-1.5 Sept 14

294-P-1.6 Sept 14

294-P-1.7 Sept 14

294-P-1.8 Sept 14

294-P-1.9 Sept 14

294-P-1.10 Sept 14

294-P-1.11 Sept 14

294-P-2.1 Sept 14

294-P-2.2 Sept 14

294-P-2.3 Sept 14

294-P-2.4 Sept 14

294-P-2.5 Sept 14

294-P-3.1 Sept 14

294-P-3.2 Sept 14

294-P-4.1 Sept 14

294-P-4.2 Sept 14

Reports / Correspondence

Residential Development (Report), 23 October 2014, JPE Design Studio

Conservation Management Plan, 10 April 2014, Catalyst Heritage Architecture

Heritage Impact Statement, 30 October 2014, Catalyst Heritage Architecture

Wind Impact Assessment, 15 October 2014, Vipac Waste Management Plan, October 2014, Rawtec

ESD Report, 13/10/14, D2

Environmental Noise Assessment, October 2014, Sonus Urban Context and Design Response Report, September 2014, David Lock

Associates Planning Report, 31 October 2014, IBS Planning and Projects

Preliminary Stormwater Management Report, 29/10/2014, Ginos Engineers Pty Ltd

Traffic and Parking Report, October 2014, MFY Pty Ltd

2. The acoustic attenuation measures recommended in the report prepared by Sonus dated October 2014, shall be fully incorporated into the building rules documentation to the satisfaction of the Development Assessment Commission. Such acoustic measures shall be made operational prior to the occupation or use of the development.

3. Mechanical plant or equipment shall be designed, sited and screened to

minimise noise impact on adjacent premises or properties. The noise level associated with the combined operation of plant and equipment such as air

conditioning, ventilation and refrigeration systems when assessed at the nearest existing or envisaged noise sensitive location in or adjacent to the site shall not exceed:

a. 50 dB(A) during daytime (7.00am to 10.00pm) and 40 dB(A) during night time (10.00pm to 7.00am) at the most affected residence when measured and adjusted in accordance with the relevant environmental

noise legislation except where it can be demonstrated that a high background noise exists.

4. A Construction Environment Management Plan (CEMP) shall be prepared and

implemented in accordance with current industry standards – including the EPA publication “Environmental Management of On-site Remediation” - to minimise

environmental harm and disturbance during construction.

The management plan must incorporate, without being limited to, the following matters:

5.1 air quality, including odour and dust

5.2 surface water including erosion and sediment control

5.3 soils, including fill importation, stockpile management and prevention of soil contamination

5.4 groundwater, including prevention of groundwater contamination

5.5 noise

5.6 occupational health and safety

For further information relating to what Site Contamination is, refer to the EPA Guideline: 'Site Contamination – what is site contamination?': www.epa.sa.gov.au/pdfs/guide_sc_what.pdf A copy of the CEMP shall be provided to the Council prior to the commencement of site works.

5. All stormwater design and construction shall be in accordance with Australian

Standards and recognised engineering best practices to ensure that stormwater does not adversely affect any adjoining property or public road.

6. The proposed car parking layout and ramps shall be designed and constructed to conform to the Australian Standard 2890.1:2004 for Off-Street Parking Facilities; Australian Standard 2890.6-2009 Parking facilities.

7. The on-site Bicycle Parking facilities shall be designed in accordance with Australian Standard 2890.3-1993 and the AUSTROADS, Guide to Traffic Engineering Practice Part 14 – Bicycles.

8. The access ramp to the eastern right of way shall be modified in accordance

with the recommendations of the MFY Traffic and Parking Report dated October 2014.

9. All landscaping shall be established and maintained and nurtured at all times

with any diseased or dying plants being replaced to the satisfaction of the Development Assessment Commission.

10. All external lighting of the site, including car parking areas and buildings, shall be designed, located, shielded and constructed to conform with Australian Standards.

Heritage 11. With regards to Stage 1 of the development:

a. The existing stage at the northern end of the Assembly Hall shall remain in place under Stage 1. Consideration of its removal should be deferred until Stage 3.

b. Existing walls and joinery, and other original fabric in the area to the north of the Chapel, shall be retained under Stage 1. Consideration of their removal should be deferred until Stage 3.

Reason for conditions: Where decisions on the removal of fabric of representational or heritage value relate to end user requirements, they should be made in the context of a tenant-driven fit-out brief. The best heritage outcome is for these elements to remain, so decisions to remove them should not be made prematurely.

12. With regards to Stage 2 of the development:

a. The proposed reconstruction of the northern balcony should incorporate

into its design a suitable means of interpreting its interface with the demolished toilet block, to the satisfaction of the Development Assessment Commission in consultation with the Department of Environment, Water and Natural Resources.

Reason for condition: To provide represenational evidence of the balcony’s original construction.

13. With regards to Stage 3 of the development:

a. Should the Assembly Hall stage be removed, evidence of the original stage

floor level and steps shall be retained within the stage area, and the proposed stud infill wall to the proscenium should incorporate interpretation of the stage frontage from within the Assembly Hall, all to the satisfaction of the Development Assessment Commission in

consultation with the Department of Environment, Water and Natural Resources.

Advisory Notes: General / Procedural

a) The applicant will require a fresh consent before commencing or continuing the

development if unable to satisfy the conditions and/or reserved matters as contained herein.

b) The applicant has a right of appeal against the conditions which have been

imposed on this Development Plan Consent or Development Approval. Such an appeal must be lodged at the Environment, Resources and Development Court within two months from the day of receiving this notice or such longer time as the Court may allow. The applicant is asked to contact the Court if wishing to appeal. The Court is located in the Sir Samuel Way Building, Victoria Square, Adelaide (Ph: 8204 0300).

c) The development must be substantially commenced within three (3) years of

the date of this Notification, unless this period has been extended by the Development Assessment Commission.

d) The applicant is also advised that any act or work authorised or required by this Notification must be completed within five (5) years of the date of the Notification unless this period is extended by the Commission.

e) Any request for an extension of time must be lodged with the Statutory Planning Branch, Department of Planning, Transport and Infrastructure, GPO Box 1815 Adelaide SA 5001, prior to the time periods specified.

Environmental Duty f) The applicant is reminded of its general environmental duty, as required by

Section 25 of the Environment Protection Act 1993, to take all reasonable and practical measures to ensure that the activities on the whole site, including during construction, do not pollute the environment in a way which causes or may cause environmental harm.

g) Any information sheets, guidelines documents, codes of practice, technical

bulletins etc. that are referenced in this response can be accessed on the following web site: http://www.epa.sa.gov.au/pub.html

h) The emission of noise from the premises is subject to control under the Environment Protection Act and Regulations, 1993 and the applicant (or person with the benefit of this consent) should comply with those requirements

Construction

i) The applicant must ensure there is no objection from any of the public utilities in respect of underground or overhead services and any alterations that may be required are to be at the applicant’s expense.

j) As work is being undertaken on or near the boundary, the applicant should

ensure that the boundaries are clearly defined, by a Licensed Surveyor, prior to the commencement of any building work.

ATTACHMENT A – DEVELOPMENT PLAN POLICY PROVISIONS

Adelaide (City) Development Plan Policies The Objectives and Principles of Development Control in the Development Plan for Adelaide (City) dated 30 October 2014 most relevant to the assessment of the

application are outlined as follows. These are contained in the Development Plan (Consolidated). CITY LIVING ZONE Desired Character

The Zone is spread across the southern half of Adelaide, flanked to the north by the City’s central business area. Mixed use apartment and commercial corridors frame much of the southern and western margins of the Zone which is also bisected by the Hutt Street main street strip, and corridors of core business areas centred on the Squares and the City’s main north-south axis roads, Morphett, King William and Pulteney Streets.

The Zone comprises Adelaide’s main residential living districts which have developed with a range of stand-alone and paired cottages, terrace or row housing, and low to medium scale contemporary apartment buildings, and with remnant workshops, service trades, offices and mixed uses, particularly west of Hutt Street.

The City Living Zone will provide high amenity residential living environments along with related non-residential uses compatible with residential amenity, as articulated in the Policy Areas. Carefully executed high quality residential infill is envisaged and opportunities are presented for comprehensive redevelopment on larger, particularly non-residential sites, and also on catalyst sites fronting South Terrace and East Terrace. The desired increase in the City’s resident population relies, in part, on realising infill housing opportunities with high regard to their context and achieving overall, higher dwelling densities in this Zone.

Objective 1: A Zone comprising a range of dwelling types and tenures, including affordable housing.

Objective 2: Increased dwelling densities in appropriate locations.

Objective 3: Non-residential activities that support city living and amenity with minimal impact on the environmental quality or amenity of living conditions.

Objective 4: Development having regard to the potential impacts of building height and activities from land in the adjoining zones.

Form of Development

1 Development should make a positive contribution to the desired character as expressed by its respective Policy Area.

2 The following types of development, or combinations thereof, are envisaged:

Affordable housing Community Centre Domestic outbuilding in association with a dwelling Domestic structure Dwelling Dwelling addition Residential Flat Building

3 Non-residential land uses should be limited to land lawfully used for non-residential purposes and should comprise land uses more in conformity with the intended residential amenity, except where envisaged in the relevant Policy Area. Non-residential land uses should be of a scale and role to not prejudice the envisaged development of non-residential zones.

4 Development listed as non-complying is generally inappropriate.

5 The number of dwellings should be increased by:

(a) the redevelopment of poor quality and underutilised buildings or sites which are in discord with the desired character of the Policy Area, provided maintenance of residential amenity and the values of heritage places;

(b) the adaptation and conversion of non-residential buildings to residential uses; or

(c) development in upper levels of existing buildings, or by increasing the height of buildings or roof volumes, or on sites behind existing buildings.

6 Buildings or additions, including those of innovative and contemporary design, should reinforce the Policy Area and demonstrate a compatible visual relationship with adjacent heritage places or the Adelaide Historic (Conservation) Zone in terms of its:

(a) bulk, height and scale (i.e. the length and size of unbroken walling and the roof volume and form);

(b) width of frontage and the front and side boundary building set-back patterns;

(c) overall building proportions and massing (by maintaining the desired horizontal [and/or vertical] emphasis, exhibiting vertical openings and a high solid to void ratio);

(d) modelling and articulation of facades; and

(e) incorporation of key architectural elements and detailing where a particular construction era and building style prevails as expressed in the desired character (without excessive use or mimicry of decorative elements and ornamentation) i.e. with the inclusion of elements such as porches, verandahs, balconies and fences where appropriate.

7 Development should not exceed the height prescribed for each Policy Area. The height of new buildings, including the floor to ceiling clearances of each level, should take reference from the prevailing building heights within the locality, with particular reference to adjacent heritage places.

8 Where development proposes a building higher than the prevailing building heights that contribute to the desired character of a locality, the taller building elements should be setback from street frontages to avoid a detrimental impact on the prevailing character.

9 Where consistent building set-backs from front, side and rear allotment boundaries prevail in a locality, new development should be consistent with these setbacks.

10 The finished ground floor level of buildings should be at grade and/or level with the footpath to provide direct pedestrian access and street-level activation.

Car Parking

11 Access to parking and service areas should be located so as to minimise the interruption to built form on street frontages and to minimise conflict with pedestrians. Access, where possible, should be from minor streets, or side or rear lanes provided road width is suitable and the traffic generation does not unreasonably impact residential amenity.

17 For the purposes of public notification in accordance with the procedures and rights established by the Development Act, 1993, development is assigned to the specified categories as follows:

(a) Category 1, public notification not required:

(i) The following forms of development:

Carport, domestic outbuilding, garage, pergola, shade sail (or the like) or verandah, in association with a dwelling Domestic structure Dwelling addition (single storey) Dwelling (single storey) Fence

(ii) Advertisements (except those classified as non-complying)

(iii) a kind of development which, in the opinion of the relevant authority, is of a minor nature only and will not unreasonably impact on the owners or occupiers of land in the locality of the site of the development.

(b) Category 2, public notification required, third parties may, at the discretion of the relevant planning authority, appear before the relevant planning authority on the matter. Third parties do not have appeal rights:

(i) all development, other than development classified as non-complying or which falls within Part (a) of this provision.

Note: For Category 3 development, public notification is required. Third parties may make written representations, appear before the relevant planning authority on the matter, and may appeal against a development consent. This includes any development not classified as either Category 1 or Category 2.

South Terrace Policy Area 30 Desired Character

The Policy Area will primarily contain medium scale residential development that takes advantage of the frontage to the Park Lands. The lower levels of buildings may be developed for non-residential uses where they are of a type, nature and size that make a positive contribution to residential amenity and the street level interface with the Park Lands.

The location and scale of buildings will achieve high quality urban design outcomes with the highest built form along South Terrace facing the Park Lands. Development at the entrance to the City grid on the corner of Hutt Street will create landmark buildings.

Buildings will have minimal or no setback and provide tall walls when viewed from the main road frontage to achieve a consistent built form façade and a sense of address to the Park Lands. Landscaping and small variations in front setback will assist in softening the continuous edge of new built form and provide a higher amenity streetscape and pedestrian environment which is shaded by street trees and other mature vegetation.

Buildings will have a strong horizontal emphasis with clearly defined and segmented vertical elements. At street level, the use of solid materials will be appropriately balanced with glazed areas to provide visual interest and activity. Building façades will be well articulated with finer details that contribute positively to the public realm, including modelled façades, canopies, fenestration and balconies that make use of light and shade. An interesting pedestrian environment and human scale at ground level which integrates well with the Park Lands will be created.

Catalyst sites provide opportunities for integrated developments on large sites that respond to the development’s context and provide opportunities to increase the residential population of the City. Such sites will generally be developed for housing, but may include a small amount of non-residential development such as cafés, restaurants or small-scale shops that create a greater level of activity fronting the Park Lands. Non-residential developments that provide community services and facilities may also occur.

Developments on catalyst sites will exemplify quality and contemporary design that is generally of greater intensity than their surroundings. However, development will be designed to carefully manage the interface with any residential development, particularly with regard to massing; proportions; overshadowing; and traffic and noise-related impacts.

Objective 1: Development that strengthens, achieves and is consistent with the desired character for the Policy Area.

Land Use

1 The Policy Area will primarily comprise residential development or mixed use buildings where non-residential development is appropriate at the ground and or first floor.

Form and Character 2 Development should be consistent with the Desired Character for the Policy Area. Design and Appearance 3 Except where located on a site greater than 1500 square metres (which may

include one or more allotment, building height should not exceed 22 metres 4 Development should have a minimum building height of 4 storeys, except where

adjacent to a heritage place, to provide optimal height and floor space yields that

activate and frame the Park Lands. 5 Buildings (excluding verandahs, porticos and the like) should be built to the

primary road frontage with landscaping to maintain and enhance the pattern of development in the locality.

6 The ground floors of buildings should have a minimum floor to ceiling height of 3.5 metres to allow for adaptation to a range of land uses including shops, cafés, restaurants or offices without the need for significant alterations to the building.

7 Buildings on sites with a frontage greater than 10 metres should be articulated through variations in forms, materials, openings and colours.

8 Development on land directly abutting the South East Policy Area should avoid tall, sheer walls at the interface by ensuring walls greater than 3 metres in height are set back at least 2 metres from the rear allotment boundary with further articulation at the upper levels.

Catalyst Sites 9 Development on catalyst sites (sites greater than 1500 square metres, which may

include one or more allotment) should be comprised of medium to high scale residential.

10 Small-scale shops, cafés or restaurants on catalyst sites should generally be integrated with residential development and located at ground or first floor level to increase street level activity facing the Park Lands.

11 Catalyst sites should be developed to manage the interface with the residential

development with regard to intensity of use, overshadowing, massing, building proportions and traffic to minimise impacts on residential amenity.

12 The scale of development on a catalyst site should respond to its context, particularly the nature of adjacent land uses and the interface treatments required to address impacts on sensitive uses.

13 Where there is an apparent conflict between the catalyst site principles and Zone, Policy Area or Council Wide objectives and principles (including the quantitative provisions) the catalyst site principles will take precedence.

COUNCIL WIDE City Living

Housing Choice Objective 6: A variety of housing options which supplement existing types of housing

and suit the widely differing social, cultural and economic needs of all existing and future residents.

Objective 7: A range of long and short term residential opportunities to increase the

number and range of dwellings available whilst protecting identified areas of special character and improving the quality of the residential environment.

Objective 8: A broad range of accommodation to meet the needs of low income,

disadvantaged and groups with complex needs whilst ensuring integration with existing residential communities.

5 Development should comprise of a range of housing types, tenures and cost, to

meet the widely differing social and economic needs of residents. 6 Development should provide a variety of accommodation to meet the needs of

low income people, student housing, social housing, housing for single people, large and small families, people with disabilities and people with other complex

needs. These forms of housing should be distributed throughout the Council area to avoid over-concentration of similar types of housing in a particular area and should be of a scale and appearance that reinforces and achieves the desired character of the locality, as expressed in the relevant Zone and Policy Area.

7 Residential development should be designed to be adaptable to meet people’s needs throughout their lifespan to ensure that changes associated with old age,

special access and mobility can be accommodated.

Medium to High Scale Residential/Serviced Apartment Objective 22: Medium to high scale residential (including student accommodation) or

serviced apartment development that: (a) has a high standard of amenity and environmental performance;

(b) comprises functional internal layouts; (c) is adaptable to meet a variety of accommodation and living needs; and (d) includes well-designed and functional recreation and storage areas.

Building Entrances

49 Entrances to medium to high scale residential or serviced apartment development should: (a) be oriented towards the street; (b) be visible and easily identifiable from the street; and

(c) provide shelter, a sense of personal address and transitional space around the entry.

50 Entrances to individual dwellings or apartments within medium to high scale residential or serviced apartment development should: (a) be located as close as practical to the lift and/or lobby access and minimise

the need for long access corridors; (b) be clearly identifiable; and (c) avoid the creation of potential areas for entrapment.

Daylight, Sunlight and Ventilation 51 Medium to high scale residential or serviced apartment development should be

designed to maximise opportunities to facilitate natural ventilation and capitalise

on natural daylight and minimise the need for artificial lighting during daylight hours.

52 Medium to high scale residential or serviced apartment development should be designed and located to maximise solar access to dwellings and communal open space on the northern facade.

53 Ceiling heights that promote the use of taller windows, highlight windows, fan

lights and light shelves should be utilised to facilitate access to natural light, improve daylight distribution and enhance air circulation, particularly in dwellings with limited light access and deep interiors.

54 All new medium to high scale residential or serviced apartment development should have direct ventilation and natural light.

55 The maximum distance of a habitable room such as a living, dining, bedroom or

kitchen from a window providing natural light and ventilation to that room is 8 metres.

56 Light wells should not be used as the primary source of daylight for living rooms

to ensure a sufficient level of outlook and daylight. 57 Medium to high scale residential or serviced apartment development should be

designed to ensure living areas, private open space or communal open space, where such communal open space provides the primary area of private open space, are the main recipients of sunlight.

58 Medium to high scale residential or serviced apartment development should locate living areas, private open space and communal open space, where such communal open space provides the primary area of private open space, where they will receive sunlight and, where possible, should maintain at least two hours of direct sunlight solar time on 22 June to: (a) at least one habitable room window (excluding bathroom, toilet, laundry or

storage room windows); (b) to at least 20 percent of the private open space; and (c) communal open space, where such communal open space provides the

primary private open space for any adjacent residential development. 59 Natural cross ventilation of habitable rooms should be achieved by the following

methods:

(a) positioning window and door openings in different directions to encourage cross ventilation from cooling summer breezes;

(b) installing small low level windows on the windward side and larger raised openings on the leeward side to maximise airspeed in the room;

(c) installing higher level casement or sash windows, clerestory windows or operable fanlight windows to facilitate convective currents;

(d) selecting windows which the occupants can reconfigure to funnel breezes such as vertical louvred, casement windows and externally opening doors;

(e) ensuring the internal layout minimises interruptions to airflow; (f) limiting building depth to allow for ease of cross ventilation; and/or (g) draught proofing doors, windows and other openings.

Private Open Space 60 Medium to high scale residential development and serviced apartments should

provide the following private open space: (a) studio (where there is no separate bedroom): no minimum requirement but

some provision is desirable.

(b) 1 bedroom dwelling/apartment: 8 square metres. (c) 2 bedroom dwelling/apartment: 11 square metres. (d) 3+ bedroom dwelling/apartment: 15 square metres.

A lesser amount of private open space may be considered appropriate in circumstances where the equivalent amount of open space is provided in a communal open space accessible to all occupants of the development.

Private open space for 2 or more bedroom dwellings/apartments may be divided into different areas whilst private open space for studios or 1 bedroom dwelling/apartments should be in a single area.

Areas used for parking of motor vehicles are not included as private open space.

Note: In Residential, Main Street and Institutional Zones, specific landscaped open space and private landscaped open space provisions apply.

61 Medium to high scale residential (other than student accommodation) or serviced

apartment development in the Capital City Zone should ensure direct access from living areas to private open space areas, which may take the form of balconies,

terraces, decks or other elevated outdoor areas provided the amenity and visual privacy of adjacent properties is protected.

62 Other than for student accommodation, private open space should have a

minimum dimension of 2 metres and should be well proportioned to be functional and promote indoor/outdoor living.

63 Balconies should be integrated into the overall architectural form and detail of the development and should: (a) utilise sun screens, pergolas, shutters and openable walls to control sunlight

and wind; (b) be cantilevered, partially cantilevered and/or recessed in response to daylight,

wind, acoustic and visual privacy;

(c) be of a depth that ensures sunlight can enter the dwelling below; and (d) allow views and casual surveillance of the street while providing for safety and

visual privacy. 64 Secondary balconies, including Juliet balconies or operable walls with balustrades

should be considered, subject to overlooking and privacy, for additional amenity and choice.

65 For clothes drying, balconies off laundries or bathrooms and roof top areas should

be screened from public view.

66 The incorporation of roof top gardens is encouraged providing it does not result in unreasonable overlooking or loss of privacy.

Visual Privacy 67 Medium to high scale residential or serviced apartment development should be

designed and sited to minimise the potential overlooking of habitable rooms such as bedrooms and living areas of adjacent development.

68 A habitable room window, balcony, roof garden, terrace or deck should be set-

back from boundaries with adjacent sites at least three metres to provide an adequate level of amenity and privacy and to not restrict the reasonable development of adjacent sites.

Noise and Internal Layout 69 Medium to high scale residential or serviced apartment development close to high

noise sources (e.g. major roads, established places of entertainment and centres of activity) should be designed to locate noise sensitive rooms and private open space away from noise sources, or be protected by appropriate shielding techniques.

70 Attached or abutting dwellings/apartments should be designed to minimise the

transmission of sound between dwellings and, in particular, to protect bedrooms from possible noise intrusions.

Minimum Unit Sizes 71 Medium to high scale residential or serviced apartment development should

provide a high quality living environment by ensuring the following minimum internal floor areas: (a) studio (where there is no separate bedroom): 35 square metres. (b) 1 bedroom dwelling/apartment: 50 square metres (c) 2 bedroom dwelling/apartment: 65 square metres (d) 3+ bedroom dwelling/apartment: 80 square metres plus an additional 15

square metres for every additional bedroom over 3 bedrooms.

Note: Dwelling/apartment “unit size” includes internal storage areas but does not include balconies or car parking as part of the calculation.

72 Internal structural columns should correspond with the position of internal walls

to ensure that the space within the dwelling/apartment is useable.

Adaptability 73 Within medium to high scale residential or serviced apartment development,

dwelling/apartment layouts should be adaptable to accommodate: (a) a range of activities and privacy levels between different spaces; (b) flexible room sizes and proportions; (c) efficient circulation to optimise the functionality of floor space within rooms;

and (d) the future reuse of student accommodation as residential apartments through

a design and layout that allows individual apartments to be reconfigured into a larger dwelling or other alternative use.

Outlook

74 All medium to high scale residential or serviced apartment development should be designed to ensure the living rooms have a satisfactory external outlook. Living rooms that do not have an outlook or the only source of outlook is through high level windows or a skylight are not considered to provide an appropriate level of

amenity for the occupiers.

Note: Outlook is a short range prospect and is distinct from a view which is more extensive and long range to particular objects or geographic features.

75 Light wells may be used as a source of daylight, ventilation, outlook and sunlight

for medium to high scale residential or serviced apartment development provided that: (a) living rooms do not have lightwells as their only source of outlook; (b) lightwells up to 18 metres in height have a minimum horizontal dimension of

3 metres or 6 metres if overlooked by bedrooms; and (c) lightwells higher than 18 metres in height have a minimum horizontal

dimension of 6 metres or 9 metres if overlooked by bedrooms.

On-Site Parking and Fencing Objective 23: Safe and convenient on-site car parking for resident and visitor vehicles. 77 Garages and parking structures associated with medium to high scale residential

or serviced apartment development should be located so that they do not visually dominate the street frontage.

78 Car parking areas should be designed and located to:

(a) be close and convenient to dwellings/apartments; (b) be lit at night; (c) be well ventilated if enclosed; (d) avoid headlight glare into windows; and (e) clearly define visitor parking.

79 Where garages are located within a basement or undercroft:

(a) the width of access driveways should be kept to a minimum and should not detract from the streetscape;

(b) driveways should be designed to ensure safe and convenient access and egress;

(c) access should be restricted to one driveway or one point of access and egress; (d) vehicles should be able to safely exit in a forward direction and should not

compromise pedestrian safety or cause conflict with other vehicles; and (e) the height of the car park ceiling should not exceed one metre above the

finished ground floor level to ensure minimal impact on the streetscape. 80 Fencing and walls should:

(a) be articulated and detailed to provide visual interest; (b) assist the development to address the street; (c) assist in the provision of safety and surveillance; (d) assist in highlighting entrances; and (e) enable visibility of buildings from and to the street.

Storage Areas 81 Site facilities should be readily accessible to each dwelling/serviced apartment,

complement the development and relevant desired character and should include: (a) a common mail box structure located close to the main pedestrian entrance;

(b) areas for the storage and collection of goods, materials, refuse and waste including facilities to enable the separation of recyclable materials as appropriate to the size and nature of the development and screened from public view; and

(c) external clothes drying areas for residential dwellings that do not incorporate ground level open space.

82 Medium to high scale residential (other than student accommodation) or serviced

apartment development should provide adequate and accessible storage facilities for the occupants at the following minimum rates: (a) studio: 6 cubic metres (b) 1 bedroom dwelling/apartment: 8 cubic metres (c) 2 bedroom dwelling/apartment: 10 cubic metres (d) 3+ bedroom dwelling/apartment: 12 cubic metres 50 percent of the storage space should be provided within the dwelling/apartment

with the remainder provided in the basement or other communal areas.

Environmental Crime Prevention Through Urban Design Objective 24: A safe and secure, crime resistant environment that:

(a) ensures that land uses are integrated and designed to facilitate natural surveillance;

(b) promotes building and site security; and (c) promotes visibility through the incorporation of clear lines of sight

and appropriate lighting. 83 Development should promote the safety and security of the community in the

public realm and within development. Development should: (a) promote natural surveillance of the public realm, including open space, car

parks, pedestrian routes, service lanes, public transport stops and residential areas, through the design and location of physical features, electrical and mechanical devices, activities and people to maximise visibility by: (i) orientating windows, doors and building entrances towards the street,

open spaces, car parks, pedestrian routes and public transport stops; (ii) avoiding high walls, blank facades, carports and landscaping that

obscures direct views to public areas

(iii) arranging living areas, windows, pedestrian paths and balconies to overlook recreation areas, entrances and car parks;

(iv) positioning recreational and public space areas so they are bound by roads on at least two road frontages or overlooked by development;

(v) creating a complementary mix of day and night-time activities, such as residential, commercial, recreational and community uses, that extend the duration and level of intensity of public activity;

(vi) locating public toilets, telephones and other public facilities with direct access and good visibility from well-trafficked public spaces;

(vii) ensuring that rear service areas and access lanes are either secured or exposed to surveillance; and

(viii) ensuring the surveillance of isolated locations through the use of audio monitors, emergency telephones or alarms, video cameras or staff eg

by surveillance of lift and toilet areas within car parks. (b) provide access control by facilitating communication, escape and path finding

within development through legible design by: (i) incorporating clear directional devices; (ii) avoiding opportunities for concealment near well travelled routes;

(iii) closing off or locking areas during off-peak hours, such as stairwells, to concentrate access/exit points to a particular route;

(iv) use of devices such as stainless steel mirrors where a passage has a bend;

(v) locating main entrances and exits at the front of a site and in view of a street;

(vi) providing open space and pedestrian routes which are clearly defined and have clear and direct sightlines for the users; and

(vii) locating elevators and stairwells where they can be viewed by a maximum number of people, near the edge of buildings where there is a glass wall at the entrance.

(c) promote territoriality or sense of ownership through physical features that

express ownership and control over the environment and provide a clear delineation of public and private space by: (i) clear delineation of boundaries marking public, private and semi-private

space, such as by paving, lighting, walls and planting;

(ii) dividing large development sites into territorial zones to create a sense of ownership of common space by smaller groups of dwellings; and

(iii) locating main entrances and exits at the front of a site and in view of a street.

(d) provide awareness through design of what is around and what is ahead so

that legitimate users and observers can make an accurate assessment of the safety of a locality and site and plan their behaviour accordingly by: (i) avoiding blind sharp corners, pillars, tall solid fences and a sudden change

in grade of pathways, stairs or corridors so that movement can be predicted;

(ii) using devices such as convex security mirrors or reflective surfaces where lines of sight are impeded;

(iii) ensuring barriers along pathways such as landscaping, fencing and walls are permeable;

(iv) planting shrubs that have a mature height less than one metre and trees with a canopy that begins at two metres;

(v) adequate and consistent lighting of open spaces, building entrances, parking and pedestrian areas to avoid the creation of shadowed areas; and

(vi) use of robust and durable design features to discourage vandalism. 84 Residential development should be designed to overlook streets, public and

communal open space to allow casual surveillance.

85 To maximise security and safety, buildings should be designed to minimise access between roofs, balconies and windows of adjacent buildings.

86 Security features should be incorporated within the design of shop fronts to

complement the design of the frontage and allow window shopping out of hours. If security grilles are provided, these should: (a) be transparent and illuminated to complement the appearance of the frontage;

(b) provide for window shopping; and (c) allow for the spill of light from the shop front onto the street. Solid shutters with less than 75 percent permeability are not acceptable.

Noise Emissions

Objective 26: Development that does not unreasonably interfere with the desired character of the locality by generating unduly annoying or disturbing noise.

Objective 27: Noise sensitive development designed to protect its occupants from existing noise sources and from noise sources contemplated within the relevant Zone or Policy Area and that does not unreasonably interfere with the operation of nonresidential uses contemplated within the relevant Zone or Policy Area.

Noise Sources 90 Development with potential to emit significant noise (including licensed

entertainment premises and licensed premises) should incorporate appropriate noise attenuation measures in to their design to prevent noise from causing unreasonable interference with the amenity and desired character of the locality, as contemplated in the relevant Zone and Policy Area.

92 Development of licensed premises or licensed entertainment premises or similar in the Capital City, Main Street and City Frame Zones should include noise attenuation measures to achieve the following when assessed at: (a) the nearest existing noise sensitive location in or adjacent to that Zone:

(i) music noise (L10, 15 min) less than 8 dB above the level of background noise

(L90,15 min) in any octave band of the sound spectrum; and (ii) music noise (LA10, 15 min) less than 5 dB(A) above the level of background noise (LA90,15 min) for the overall (sum of all octave bands) A-weighted levels; or

(b) the nearest envisaged future noise sensitive location in or adjacent to that Zone:

(i) music noise (L10, 15 min) less than 8dB above the level of background noise (L90,15 min) in any octave band of the sound spectrum and music noise (L10, 15 min) less than 5dB(A) above the level of background noise (LA90,15 min) for the overall (sum of all octave bands) A-weighted levels; or

(ii) music noise (L10, 15 min) less than 60dB(Lin) in any octave band of the sound spectrum and the overall (LA10,15 min) noise level is less than 55

dB(A).

93 Speakers should not be placed on the fascias of premises or on the pavement adjacent to the premises to ensure development does not diminish the enjoyment of other land in the locality.

94 Mechanical plant or equipment, should be designed, sited and screened to

minimise noise impact on adjacent premises or properties. The noise level associated with the combined operation of plant and equipment such as air conditioning, ventilation and refrigeration systems when assessed at the nearest existing or envisaged noise sensitive location in or adjacent to the site should not exceed: (a) 55 dB(A) during daytime (7.00am to 10.00pm) and 45 dB(A) during night

time (10.00pm to 7.00am) when measured and adjusted in accordance with the relevant environmental noise legislation except where it can be demonstrated that a high background noise exists.

(b) 50 dB(A) during daytime (7.00am to 10.00pm) and 40 dB(A) during night time (10.00pm to 7.00am) in or adjacent to a Residential Zone, the North Adelaide Historic (Conservation) Zone or the Park Lands Zone when measured

and adjusted in accordance with the relevant environmental noise legislation except where it can be demonstrated that a high background noise exists.

95 To ensure minimal disturbance to residents:

(a) ancillary activities such as deliveries, collection, movement of private waste bins, goods, empty bottles and the like should not occur: (i) after 10.00pm; and (ii) before 7.00am Monday to Saturday or before 9.00am on a Sunday or

Public Holiday. (b) typical activity within any car park area including vehicles being started, doors

closing and vehicles moving away from the premises should not result in sleep disturbance when proposed for use after 10.00pm as defined by the limits recommended by the World Health Organisation.

Noise Receivers 96 Noise sensitive development should incorporate adequate noise attenuation

measures into their design and construction to provide occupants with reasonable

amenity when exposed to noise sources such as major transport corridors (road, rail, tram and aircraft), commercial centres, entertainment premises and the like, and from activities and land uses contemplated in the relevant Zone and Policy Area provisions.

97 Noise sensitive development in mixed use areas should not unreasonably

interfere with the operation of surrounding non-residential uses that generate noise levels that are commensurate with the envisaged amenity of the locality.

98 Noise sensitive development adjacent to noise sources should include noise

attenuation measures to achieve the following: (a) satisfaction of the sleep disturbance criteria in the bedrooms or sleeping areas

of the development as defined by the limits recommended by the World Health Organisation;

(b) the maximum satisfactory levels in any habitable room for development near major roads, as provided in the Australian/New Zealand Standard AS/NZS 2107:2000 - ‘Acoustics - Recommended Design Sound Levels and Reverberation Times for Building Interiors’; and

(c) noise level in any bedroom, when exposed to music noise (L10) from existing entertainment premises, being:

(i) less than 8 dB above the level of background noise (L90,15 min) in any octave band

of the sound spectrum; and (ii) less than 5 dB(A) above the level of background noise (LA90,15 min) for

the overall (sum of all octave bands) A-weighted levels.

Background noise within the habitable room can be taken to be that expected in a typical residential/apartment development of the type proposed, that is inclusive of internal noise sources such as air conditioning systems, refrigerators and the like as deemed appropriate.

Unless otherwise demonstrated, the minimum background noise to be used will

be:

Octave Band Centre Frequency(Hz) Minimum Background Noise Level (LA90, 15) dB (A) 63 10 125 12 250 14

500 14 1000 12 2000 10 4000 8

Overall Sum 21 on the basis of the windows being closed for the noise sensitive development and any existing entertainment premises complying with the relevant legislation relating to noise emission

99 Attached dwellings/serviced apartments should be designed to minimise the transmission of sound between dwellings/serviced apartments and should particularly protect bedrooms from possible noise intrusion.

100 The number of dwellings/serviced apartments within a development sharing a common entry should be minimised to limit noise generation in internal access ways.

Waste Management Objective 28: Development which supports high local environmental quality, promotes

waste minimisation, re-use and recycling, encourages waste water, grey water and stormwater re-use and does not generate unacceptable levels of air, liquid or solid pollution.

102 A dedicated area for on-site collection and sorting of recyclable materials and

refuse should be provided within all new development. 103 A dedicated area for the collection and sorting of construction waste and the

recycling of building materials during construction as appropriate to the size and nature of the development should be provided and screened from public view.

104 Development greater than 2 000 square metres of total floor area should manage

waste by: (a) containing a dedicated area for the collection and sorting of construction

waste and recyclable building materials; (b) on-site storage and management of waste; (c) disposal of non-recyclable waste; and

(d) incorporating waste water and stormwater re-use including the treatment and re-use of grey water.

105 Development should not result in emission of atmospheric, liquid or other

pollutants, or cause unacceptable levels of smell and odour which would detrimentally affect the amenity of adjacent properties or its locality. Land uses such as restaurants, shops, cafés or other uses that generate smell and odour

should: (a) ensure extraction flues, ventilation and plant equipment are located in

appropriate locations that will not detrimentally affect the amenity of adjacent occupiers in terms of noise, odours and the appearance of the equipment;

(b) ensure ventilation and extraction equipment and ducting have the capacity to clean and filter the air before being released into the atmosphere; and

(c) ensure the size of the ventilation and extraction equipment is suitable and has the capacity to adequately cater for the demand generated by the potential number of patrons.

Contaminated Sites Objective 29: A safe and healthy living and working environment.

106 Where there is evidence of, or reasonable suspicion that land, buildings and/or water, including underground water, may have been contaminated, or there is evidence of past potentially contaminating activity/ies, development should only occur where it is demonstrated that the land, buildings and/or water can be made

suitable for its intended use prior to commencement of that use.

Energy Efficiency Objective 30: Development which is compatible with the long term sustainability of

the environment, minimises consumption of non-renewable resources and utilises alternative energy generation systems.

All Development 107 Buildings should provide adequate thermal comfort for occupants and minimise

the need for energy use for heating, cooling and lighting by: (a) providing an internal day living area with a north-facing window, other than

for minor additions*, by: (i) arranging and concentrating main activity areas of a building to the north

for solar penetration; and

(ii) placing buildings on east-west allotments against or close to the southern boundary to maximise northern solar access and separation to other buildings to the north.

(b) efficient layout, such as zoning house layout to enable main living areas to be separately heated and cooled, other than for minor additions;

(c) locating, sizing and shading windows to reduce summer heat loads and permit entry of winter sun;

(d) allowing for natural cross ventilation to enable cooling breezes to reduce internal temperatures in summer;

(e) including thermal insulation of roof, walls, floors and ceilings and by draught proofing doors, windows and openings;

(f) ensuring light colours are applied to external surfaces that receive a high degree of sun exposure, but not to an extent that will cause glare which produces discomfort or danger to pedestrians, occupants of adjacent buildings and users of vehicles;

(g) providing an external clothes line for residential development; and (h) use of landscaping.

108 All development should be designed to promote naturally ventilated and day lit buildings to minimise the need for mechanical ventilation and lighting systems.

109 Energy reductions should, where possible, be achieved by the following:

(a) appropriate orientation of the building by: (i) maximising north/south facing facades; (ii) designing and locating the building so the north facade receives good

direct solar radiation; (iii) minimising east/west facades to protect the building from summer sun

and winter winds; (iv) narrow floor plates to maximise the amount of floor area receiving good

daylight; and/or (v) minimising the ratio of wall surface to floor area.

(b) window orientation and shading; (c) adequate thermal mass including night time purging to cool thermal mass;

(d) appropriate insulation by: (i) insulating windows, walls, floors and roofs; and (ii) sealing of external openings to minimise infiltration. (e) maximising natural ventilation including the provision of openable windows; (f) appropriate selection of materials, colours and finishes; and (g) introduction of efficient energy use technologies such as geo-exchange and

embedded, distributed energy generation systems such as cogeneration*,

wind power, fuel cells and solar photovoltaic panels that supplement the energy needs of the building and in some cases, export surplus energy to the electricity grid.

110 Orientation and pitch of the roof should facilitate the efficient use of solar collectors and photovoltaic cells

111 Buildings, where practical, should be refurbished, adapted and reused to ensure an efficient use of resources.

112 New buildings should be readily adaptable to future alternative uses.

113 Selection of internal materials for all buildings should be made with regard to

internal air quality and ensure low toxic emissions, particularly with respect to paint and joinery products.

Residential Development

114 New residential development and residential extensions should be designed to minimise energy consumption and limit greenhouse gas emissions.

115 Development is encouraged to avoid heat loss by incorporating treatments, such

as double glazing of windows along the southern elevation, or by minimizing the extent of windows facing south.

Micro-climate and Sunlight Objective 33: Buildings which are designed and sited to be energy efficient and to

minimise micro-climatic and solar access impacts on land or other buildings.

Objective 34: Protection from rain, wind and sun without causing detriment to

heritage places, street trees or the integrity of the streetscape. 120 Development should be designed and sited to minimise micro-climatic and solar

access impact on adjacent land or buildings, including effects of patterns of wind, temperature, daylight, sunlight, glare and shadow.

121 Development should be designed and sited to ensure an adequate level of

daylight, minimise overshadowing of buildings, and public and private outdoor spaces, particularly during the lunch time hours.

122 Development should not significantly reduce daylight to private open space,

communal open space, where such communal open space provides the primary private open space, and habitable rooms in adjacent Residential Zones.

123 Glazing on building facades should not result in glare which produces discomfort or danger to pedestrians, occupants of adjacent buildings and users of vehicles.

124 Buildings within the Core and Primary Pedestrian Areas identified in Map Adel/1 (Overlays 2, 2A and 3), unless specified otherwise within the relevant Zone or Policy Area, should be designed to provide weather protection for pedestrians

against rain, wind and sun. The design of canopies, verandas and awnings should be compatible with the style and character of the building and adjoining buildings, as well as the desired character, both in scale and detail.

125 Weather protection should not be introduced where it would interfere with the

integrity or heritage value of heritage places or unduly affect street trees.

126 Development that is over 21 metres in building height and is to be built at or on the street frontage should minimise wind tunnel effect.

Stormwater Management

Objective 35: Development which maximises the use of stormwater. Objective 36: Development designed and located to protect stormwater from

pollution sources.

Surface water (inland, marine, estuarine) and ground water has the potential to be detrimentally affected by water run-off from development containing solid and liquid wastes. Minimising and possibly eliminating sources of pollution will reduce the potential for degrading water quality and enable increased use of stormwater for a range of applications with environmental, economic and social benefits.

Objective 37: Development designed and located to protect or enhance the

environmental values of receiving waters. Objective 38: Development designed and located to prevent erosion.

Development involving soil disturbance may result in erosion and subsequently sedimentation and pollutants entering receiving waters. Design techniques should be incorporated during both the construction and operation phases of development to minimise the transportation of sediment and pollutants off-site.

Objective 39: Development designed and located to prevent or minimise the risk of

downstream flooding. 127 Development of stormwater management systems should be designed and

located to improve the quality of stormwater, minimise pollutant transfer to receiving waters, and protect downstream receiving waters from high levels of flow.

128 Development affecting existing stormwater management systems should be designed and located to improve the quality of stormwater, minimise pollutant

transfer to receiving waters, and protect downstream receiving waters from high levels of flow.

129 Development should incorporate appropriate measures to minimise any concentrated stormwater discharge from the site.

130 Development should incorporate appropriate measures to minimise the discharge

of sediment, suspended solids, organic matter, nutrients, bacteria and litter and other contaminants to the stormwater system and may incorporate systems for treatment or use on site.

131 Development should not cause deleterious affect on the quality or hydrology of groundwater.

132 Development should manage stormwater to ensure that the design capacity of

existing or planned downstream systems are not exceeded, and other property or environments are not adversely affected as a result of any concentrated stormwater discharge from the site.

Infrastructure

Objective 40: Minimisation of the visual impact of infrastructure facilities. Objective 41: Provision of services and infrastructure that are appropriate for the

intended development and the desired character of the Zone or

Policy Area. 133 Provision should be made for utility services to the site of a development,

including provision for the supply of water, gas and electricity and for the satisfactory disposal and potential re-use of sewage and waste water, drainage and storm water from the site of the development.

134 Service structures, plant and equipment within a site should be designed to be an

integral part of the development and should be suitably screened from public spaces or streets.

135 Infrastructure and utility services, including provision for the supply of water, gas

and electricity should be put in common trenches or conduits.

136 Development should only occur where it has access to adequate utilities and

services, including: (a) electricity supply; (b) water supply; (c) drainage and stormwater systems; (d) effluent disposal systems; (e) formed all-weather public roads; (f) telecommunications services; and (g) gas services.

Heritage and Conservation

Objective 42: Acknowledge the diversity of Adelaide’s cultural heritage from pre-European occupation to current time through the conservation of heritage places and retention of their heritage value.

Objective 43: Development that retains the heritage value and setting of a heritage place and its built form contribution to the locality.

138 Development affecting a State heritage place (Table Adel/1), Local heritage place

(Table Adel/2), Local heritage place (City Significance) (Table Adel/3) or Local heritage place (Townscape) (Table Adel/4), including: (a) adaptation to a new use; (b) additional construction; (c) part demolition; (d) alterations; or (e) conservation works; should facilitate its continued or adaptive use, and utilise materials, finishes, setbacks, scale and other built form qualities that are complementary to the heritage place.

141 Development on land adjacent to a heritage place in non-residential Zones or

Policy Areas should incorporate design elements, including where it comprises an innovative contemporary design, that: (a) utilise materials, finishes, and other built form qualities that complement the

adjacent heritage place; and (b) is located no closer to the primary street frontage than the adjacent heritage

place.

143 Development that abuts the built form/fabric of a heritage place should be carefully integrated, generally being located behind or at the side of the heritage place and without necessarily replicating historic detailing, so as to retain the heritage value of the heritage place.

Built Form and Townscape Objective 46: Reinforcement of the city’s grid pattern of streets through:

(a) high rise development framing city boulevards, the Squares and Park Lands

(b) vibrant main streets of a more intimate scale that help bring the city to life

(c) unique and interesting laneways that provide a sense of enclosure and intimacy.

Objective 47: Buildings should be designed to:

(a) reinforce the desired character of the area as contemplated by the

minimum and maximum building heights in the Zone and Policy Area provisions;

(b) maintain a sense of openness to the sky and daylight to public spaces, open space areas and existing buildings;

(c) contribute to pedestrian safety and comfort; and (d) provide for a transition of building heights between Zone and Policy

Areas where building height guidelines differ. Objective 48: Development which incorporates a high level of design excellence in

terms of scale, bulk, massing, materials, finishes, colours and architectural treatment.

Height, Bulk and Scale 168 Development should be of a high standard of design and should reinforce the grid

layout and distinctive urban character of the City by maintaining a clear distinction between the following: (a) the intense urban development and built-form of the town acres in the Capital

City, Main Street, City Frame and Residential Zones; (b) the less intense and more informal groupings of buildings set within the

landscaped environment of the Institutional Zones;

(c) The historic character of the North Adelaide Historic (Conservation) Zone; and (d) the open landscape of the Park Lands Zone.

169 The height and scale of development and the type of land use should reflect and

respond to the role of the street it fronts as illustrated on Map Adel/1 (Overlay 1). 170 The height, scale and massing of buildings should reinforce:

(a) the desired character, built form, public environment and scale of the streetscape as contemplated within the Zone and Policy Area, and have regard to: (i) maintaining consistent parapet lines, floor levels, height and massing with

existing buildings consistent with the areas desired character; (ii) reflecting the prevailing pattern of visual sub-division of neighbouring

building frontages where frontages display a character pattern of vertical and horizontal sub-divisions; and

(iii) avoiding massive unbroken facades. (b) a comfortable proportion of human scale at street level by:

(i) building ground level to the street frontage where zero set-backs prevail; (ii) breaking up the building facade into distinct elements; (iii) incorporating art work and wall and window detailing; and

(iv) including attractive planting, seating and pedestrian shelter. 173 Development in a non-residential Zone that abuts land in a Residential Zone or

the North Adelaide Historic (Conservation) Zone should provide a transition

between high intensity development and the lower intensity development in the adjacent Zone by focussing taller elements away from the common Zone boundary.

174 Development in a non-residential Zone that is adjacent to land in a Residential Zone or the North Adelaide Historic (Conservation) Zone should minimise overshadowing on sensitive uses by ensuring: (a) north-facing windows to habitable rooms of existing dwellings in a Residential

Zone or the North Adelaide Historic (Conservation) Zone receive at least 3 hours of direct sunlight over a portion of their surface between 9.00am and 3.00pm on 21 June;

(b) ground level open space of existing residential buildings in a Residential Zone or the North Adelaide Historic (Conservation) Zone receive direct sunlight for a minimum of 2 hours between 9.00am and 3.00pm on 21 June to at least the

smaller of the following: (i) half of the existing ground level open space; (ii) 35 square metres of the existing ground level open space (with at least

one of the area’s dimensions measuring 2.5 metres). Building Set-backs

181 Buildings within the Capital City Zone should be built to the street edge to

reinforce the grid pattern, create a continuity of frontage and provide definition and enclosure to the public realm whilst contributing to the interest, vitality and security of the pedestrian environment.

Composition and Proportion 182 Development should respect the composition and proportion of architectural

elements of building facades that form an important pattern which contributes to the streetscape’s distinctive character in a manner consistent with the desired character of a locality by: (a) establishing visual links with neighbouring buildings by reflecting and

reinforcing the prevailing pattern of visual sub-division in building facades where a pattern of vertical and/or horizontal sub-divisions is evident and

desirable, for example, there may be strong horizontal lines of verandas, masonry courses, podia or openings, or there may be vertical proportions in the divisions of facades or windows; and

(b) clearly defining ground, middle and roof top levels. 183 Where there is little or no established building pattern, new buildings should

create new features which contribute to an areas desired character and the way the urban environment is understood by: (a) frontages creating clearly defined edges; (b) generating new compositions and points of interest; (c) introducing elements for future neighbouring buildings; and (d) emphasising the importance of the building according to the street hierarchy.

Articulation and Modelling 184 Building facades fronting street frontages, access ways, driveways or public

spaces should be composed with an appropriate scale, rhythm and proportion which responds to the use of the building, the desired character of the locality and the modelling and proportions of adjacent buildings

185 Balconies should be designed to give shelter to the street or public space at first floor levels.

186 Balconies should:

(a) respond to the street context and building orientation; and (b) incorporate balustrade detailing to reflect the balcony type and location and

the materials and detail of the building facade. 187 No part of any fully enclosed building should extend over property boundaries,

including streets and public spaces, whether above a balcony at a lower level or not.

188 Building services such as drainage pipes together with security grills/screens,

ventilation louvers and car park entry doors, should be coordinated and integrated with the overall facade design.

Materials, Colours and Finishes

189 The design, external materials, colours and finishes of buildings should have regard to their surrounding townscape context, built form and public environment, consistent with the desired character of the relevant Zone and Policy Area.

190 Development should be finished with materials that are sympathetic to the design

and setting of the new building and which incorporate recycled or low embodied energy materials. The form, colour, texture and quality of materials should be of high quality, durable and contribute to the desired character of the locality. Materials, colours and finishes should not necessarily imitate materials and colours of an existing streetscape.

191 Materials and finishes that are easily maintained and do not readily stain,

discolour or deteriorate should be utilised. 192 Development should avoid the use of large expanses of highly reflective materials

and large areas of monotonous, sheer materials (such as polished granite and curtained wall glazing).

Corner Sites

193 New development on major corner sites should define and reinforce the townscape importance of these sites with appropriately scaled buildings that: (a) establish an architectural form on the corner; (b) abut the street frontage; and (c) address all street frontages.

Sky and Roof Lines

Objective 49: Innovative and interesting skylines which contribute to the overall design and performance of the building.

194 Where a prevailing pattern of roof form assists in establishing the desired

character of the locality, new roof forms should be complementary to the shape, pitch, angle and materials of adjacent building roofs.

195 Buildings should be designed to incorporate well designed roof tops that:

(a) reinforce the desired character of the locality, as expressed in the relevant Zone or Policy Area;

(b) enhance the skyline and local views; (c) contribute to the architectural quality of the building;

(d) provide a compositional relationship between the upper-most levels and the lower portions of the building;

(e) provide an expression of identity; (f) articulate the roof, breaking down its massing on large buildings to minimise

apparent bulk; (g) respond to the orientation of the site; and (h) create minimal glare.

196 Roof top plant and ancillary equipment that projects above the ceiling of the top storey should: (a) be designed to minimise the visual impact; and (b) be screened from view, including the potential view looking down or across

from existing or possible higher buildings, or be included in a decorative roof form that is integrated into the design of the building.

197 Roof design should facilitate future use for sustainable functions such as:

(a) rainwater tanks for water conservation;

(b) roof surfaces orientated, angled and of suitable material for photovoltaic applications; and/or

(c) “green” roofs (ie roof top gardens structurally capable of supporting vegetation) or water features.

Active Street Frontages Objective 50: Development that enhances the public environment and, where

appropriate provides activity and interest at street level, reinforcing a locality’s desired character.

Objective 51: Development designed to promote pedestrian activity and provide a

high quality experience for City residents, workers and visitors by: (a) enlivening building edges; (b) creating welcoming, safe and vibrant spaces; (c) improving perceptions of public safety through passive surveillance; and (d) creating interesting and lively pedestrian environments.

198 Development should be designed to create active street frontages that provide activity and interest to passing pedestrians and contribute to the liveliness,

vitality and security of the public realm.

199 Retail frontages should be designed to provide interest to passing pedestrians at street level and relief to building mass.

200 Commercial buildings should be designed to ensure that ground floor facades are rich in detail so they are exciting to walk by, interesting to look at and to stand

beside

201 Residential development should be designed to create interesting pedestrian environments and resident surveillance of any street, accessway and driveway.

Demolition Objective 53: Where demolition of an existing building is proposed, the replacement

building is designed and sited to achieve the purposes of the relevant Zone and Policy Area and to provide for quality urban design.

205 The demolition of any building should not occur unless Development Approval for

a replacement development has been granted. Exceptions may only be granted:

(a) for documented reasons of public health or safety agreed by the planning authority or alternatively agreed by a statutory order; or

(b) where located within the Park Lands Zone.

Should the replacement development not commence within 12 months of the granting of Development Approval, then landscaping of the site should be undertaken.

Landscaping Objective 55: Water conserving landscaping that enhances the local landscape

character and creates a pleasant, safe and attractive living environment. 209 Landscaping should:

(a) be selected and designed for water conservation; (b) form an integral part of the design of development; and (c) be used to foster human scale, define spaces, reinforce paths and edges,

screen utility areas and enhance the visual amenity of the area. 210 Landscaping should incorporate local indigenous species suited to the site and

development, provided such landscaping is consistent with the desired character of the locality and any heritage place.

211 Landscaping should be provided to all areas of communal space, driveways and

shared car parking areas. Transport and Access Access and Movement Objective 60: Access to and movement within the City that is easy, safe, comfortable

and convenient with priority given to pedestrian and cyclist safety and access.

226 Development should provide safe, convenient and comfortable access and movement. 227 Vehicle access points along primary and secondary city access roads and local

connector roads, as shown on Map Adel/1 (Overlay 1) should be restricted.

Pedestrian Access Objective 61: Development that promotes the comfort, enjoyment and security of

pedestrians by providing shelter and reducing conflict with motor vehicles.

Objective 62: Development that contributes to the quality of the public realm as a

safe, secure and attractive environment for pedestrian movement and social interaction.

Objective 63: Safe and convenient design of and access to buildings and public

spaces, particularly for people with disabilities.

228 Development should reflect the significance of the paths and increase the permeability of the pedestrian network identified within Map Adel/1 (Overlay 2) by ensuring: (a) pedestrians are not disrupted or inconvenienced by badly designed or located

vehicle access ramps in footpaths or streets; and (b) vehicle and service entry points are kept to a minimum to avoid adverse

impact on pedestrian amenity.

229 Within the Core, Primary and Secondary Pedestrian Areas identified within Map

Adel/1 (Overlays 2, 2A and 3), development should be designed to support the establishment and maintenance of continuous footpaths so that pedestrian flow is

free and uninterrupted. Pedestrian access should be provided at ground level mid-block between all streets.

230 Development should provide and maintain pedestrian shelter, access and

through-site links in accordance with the walking routes identified within Map Adel/1 (Overlays 2, 2A and 3) and the provisions of the Zone or Policy Area in which it is located. Such facilities should be appropriately designed and detailed to enhance the pedestrian environment, have regard to the mobility needs of people with disabilities, and be safe, suitable and accessible.

232 Permanent structures over a footpath should have a minimum clearance of 3.0

metres above the existing footpath level, except for advertisements which should

have a minimum clearance of 2.5 metres and temporary structures and retractable canopies which should have a minimum clearance of 2.3 metres above the existing footpath level.

233 Where posts are required to support permanent structures, they should be

located at least 600 millimetres from the kerb line. 234 Access for people with disabilities should be provided to and within all buildings to

which members of the public have access in accordance with the relevant Australian Standards. Such access should be provided through the principal entrance, subject to heritage considerations and for exemptions under the relevant legislation.

Bicycle Access Objective 64: Greater use of bicycles for travel to and within the City and the

improvement of conditions, safety and facilities for cyclists. Objective 65: Adequate supply of secure, short stay and long stay bicycle parking to

support desired growth in City activities.

235 Development should have regard to the bicycle routes identified within Map Adel/1 (Overlay 3) by: (a) limiting vehicular access points; and (b) ensuring that vehicles can enter and leave the site in a forward direction,

thereby avoiding reverse manoeuvres. 236 An adequate supply of on-site secure bicycle parking should be provided to meet

the demand generated by the development within the site area of the development. Bicycle parking should be provided in accordance with the requirements set out in Table Adel/6.

237 Onsite secure bicycle parking facilities for residents and employees (long stay) should be:

(a) located in a prominent place; (b) located at ground floor level; (c) located undercover; (d) located where passive surveillance is possible, or covered by CCTV; (e) well lit and well signed; (f) close to well used entrances; (g) accessible by cycling along a safe, well lit route;

(h) take the form of a secure cage with locking rails inside or individual bicycle lockers; and

(i) in the case of a cage have an access key/pass common to the building access key/pass.

238 Onsite secure bicycle parking facilities for short stay users (i.e. bicycle rails) should be:

(a) directly associated with the main entrance; (b) located at ground floor level; (c) located undercover; (d) well lit and well signed; (e) located where passive surveillance is possible, or covered by CCTV; and (f) accessible by cycling along a safe, well lit route.

239 Access to bicycle parking should be designed to: (a) minimise conflict with motor vehicles and pedestrians; (b) ensure the route is well signed and well lit including the use of road markings

such as a bicycle logo if appropriate to help guide cyclists; and

(c) ensure the route is unhindered by low roof heights. Public Transport Objective 66: Development that promotes the use of sustainable transport consistent

with State Government objectives and initiatives. Objective 67: Accessible public transport for all metropolitan residents and visitors and

safe and attractive facilities for public transport users. 241 Development along a high concentration public transport route should be

designed to ensure that activity and interest for public transport passengers is maximised through the incorporation of active street frontages.

242 Development along high concentration public transport routes identified in Map

Adel/1 (Overlay 4) should: (a) ensure there are pedestrian links through the site if needed to provide access

to public transport; (b) provide shelter (e.g. verandas) for pedestrians against wind, sun and rain; (c) provide interest and activity at street level; and (d) where possible, avoid vehicle access across high concentration public

transport routes identified in Map Adel/1 (Overlay 4). Where unavoidable, vehicle access should be integrated into the design of the development whilst retaining active street frontages.

Traffic and Vehicle Access Objective 68: Development that supports a shift toward active and sustainable

transport modes (i.e. public transport, cycling and walking).

Objective 69: An enhanced City environment and the maintenance of an appropriate

hierarchy of roads to distribute traffic into the City to serve development in preference to through traffic.

Objective 70: Adequate off-street facilities for loading and unloading of courier,

delivery and service vehicles and access for emergency vehicles. 243 Development should be designed so that vehicle access points for parking,

servicing or deliveries, and pedestrian access to a site, are located to minimise traffic hazards and vehicle queuing on public roads. Access should be safe, convenient and suitable for the development on the site, and should be obtained from minor streets and lanes unless otherwise stated in the provisions for the

relevant Zone or Policy Area and provided residential amenity is not unreasonably affected.

244 Facilities for the loading and unloading of courier, delivery and service vehicles

and access for emergency vehicles should be provided on-site as appropriate to the size and nature of the development. Such facilities should be screened from public view and designed, where possible, so that vehicles may enter and leave in a forward direction.

245 Where practicable, development sites should contain sufficient space for the

location of construction equipment during the course of building construction, so that development does not rely on the use of Council road reserves to locate such equipment.

246 Vehicular access to development located within the Core and Primary Pedestrian Areas identified in Map Adel/1 (Overlay 2A) should be limited and designed to minimise interruption to street frontages.

248 The number of access points on primary city access roads identified in Map Adel/1

(Overlay 1) should be limited to minimise traffic and pedestrian inconvenience, interference with public transport facilities and adverse effects on the environment.

249 Buildings located along primary and secondary access roads should be sited to

avoid the need for vehicles to reverse on to the road (unless the dimensions of the site make this impractical).

Car Parking Objective 71: To meet community expectation for parking supply while supporting a

shift toward active and sustainable transport modes. Objective 72: An adequate supply of short-stay and long-stay parking to support

desired growth in City activities without detrimental affect on traffic and pedestrian flows.

252 Car parking areas should be located and designed to: (a) ensure safe and convenient pedestrian movement and traffic circulation through

and within the car parking area; (b) include adequate provision for manoeuvring and individually accessible car

standing areas; (c) enable, where practical, vehicles to enter and leave the site in a forward

direction; (d) minimise interruption to the pattern of built form along street frontages; (e) provide for access off minor streets and for the screening from public view of

such car parking areas by buildings on the site wherever possible; (f) minimise adverse impacts on adjoining residential properties in relation to noise

and access and egress; (g) minimise loss of existing on-street parking spaces arising through crossovers and

access; (h) incorporate secure bicycle parking spaces and facilitate convenient, safe and

comfortable access to these spaces by cyclists; and (i) provide landscaping, such as semi-mature trees, to shade parked vehicles and

reduce the visual impact of the car parking area while maintaining direct sight lines and informal visual surveillance.

253 All development should provide car parking spaces for people with disabilities in

accordance with the requirements in the Building Code of Australia (BCA). For

classes of buildings not covered by the requirements of the BCA, the number of spaces should be provided in accordance with Table Adel/7 and such car parking spaces should comply with Australian Standard 2890.1: ‘Parking Facilities - Off-street Car Parking’.

Economic Growth and Land Use Objective 73: The role of the City enhanced as:

(a) the community, civic and cultural heart of South Australia and as a driving force in the prosperity of the State;

(b) the State centre for business, administration, services, employment, education, political and cultural activities, government and public administration;

(c) a welcoming, secure, attractive and accessible meeting place for the people of metropolitan Adelaide and beyond for leisure, entertainment, civic and cultural activity, specialty shopping, personal and community services;

(d) a centre for education and research built on key academic strengths and on the excellent learning environment and student accommodation available in the

City; (e) a supportive environment for the development of new enterprises drawing on

the cultural, educational, research, commercial and information technology strengths of the City centre;

(f) the gateway to the attractions of South Australia for international and interstate visitors by developing a wide range of visitor accommodation, facilities and attractions, particularly attractions which showcase the particular strengths of South Australia; and

(g) a great place to live, with a growing diversity of accommodation for different incomes and lifestyles.

Objective 74: A business environment which encourages investment from domestic and foreign sources, business development and employment.

Objective 75: Development which reinforces clusters and nodes of activity and distinctive local character.

Objective 76: A diverse mix of commercial, community, civic and residential activities to meet the future needs of the Capital City of South Australia.

267 Development, particularly within the Capital City and Institutional Zones, is

encouraged to: (a) provide a range of shopping facilities in locations that are readily accessible;

(b) provide for the growth in economic activities that sustain and enhance the variety and mix of land uses and the character and function of the City;

(c) maximise opportunities for co-location, multiple use and sharing of facilities; (d) be accessible to all modes of transport (particularly public transport) and safe

pedestrian and cycling routes; and (e) have minimal impact on the amenity of residential areas.

268 The Institutional Zones should develop: (a) with a function and quality in providing leisure, transport, cultural,

government, educational and health facilities in an “Institutional” setting on land in public ownership;

(b) by being characterised by a transition of fine public buildings in a landscaped setting between the intense built form marking the edge of the Capital City

Zone on the southern side of North Terrace to the Torrens Valley in the Park Lands Zone;

(c) with commercial activities being ancillary to the cultural and institutional functions of the Zones; and

(d) with improved pedestrian movement and integration across North Terrace. 269 Development is encouraged to develop and expand upon the existing or create new

tourism activities to maximise employment and the long-term economic, social and

cultural benefits of developing the City as a competitive domestic and international tourist destination.

270 Tourist facilities should be compatible with the prevailing character of the area, within close proximity to public transport facilities and well designed and sited.

271 Development located either abutting, straddling or within 20 metres of a Zone or Policy Area boundary should provide for a transition and reasonable gradation from the character desired from one to the other.

272 Development should not unreasonably restrict the development potential of adjacent sites, and should have regard to possible future impacts such as loss of daylight/sunlight access, privacy and outlook.

OVERLAYS Overlay 1 - Affordable Housing The following Objectives and Principles of Development Control apply to the designated areas marked on Map Adel/1 (Overlays 15a, 15b and 15c). They are additional to those expressed for the whole of the Council area and those expressed for the relevant Zone and, if applicable, Policy Area.

INTERPRETATION Where the Objectives and/or Principles of Development Control that apply in relation to this Overlay are in conflict with the relevant Council wide, Zone or Policy Area Objectives and/or Principles of Development Control in the Development Plan, the Overlay will prevail. Objective 1: Affordable housing that is integrated with residential and mixed use development. Objective 2: Development that comprises a range of affordable dwelling types that

cater for a variety of household structures. Objective 3: Affordable housing that deliver whole-of-life cost savings to the occupants. Objective 4: Affordable housing that is provided in a wide range of locations and

integrated into the City. 1 Development comprising 20 or more dwellings should include a minimum of 15

percent affordable housing..

2 Where development includes affordable housing, then the quantitative provisions

in respect to the following elements are not applicable to the affordable housing component provided the qualitative outcomes can be achieved: (a) allotment area and dimensions; (b) building height; (c) site area and dimensions;

(d) site coverage; (e) front, side and rear setbacks to boundaries; (f) area and dimensions of private open space; (g) minimum unit sizes; (h) minimum storage areas; (i) plot ratio;

(j) dwelling unit factor; and (k) landscaped open space.