prince alfred college – c/o hames sharley (sa ) pty...

Development Assessment Commission29 September 2016

1

AGENDA ITEM 3.2.1

Prince Alfred College – C/O Hames Sharley (SA) Pty Ltd

Student boarding house, pedestrian bridge, associated car parking anddemolition of existing buildings on the subject land.

32A-36 The Parade West, Kent Town

DA 155/M007/16

TABLE OF CONTENTS

PAGE NOAGENDA REPORT 2-ATTACHMENTS

1: DEVELOPMENT PLAN PROVISIONS2: MAPS & PHOTOS3: APPLICATION & PLANS

a. Application Formb. Certificate of Titlec. Plansd. Design Statemente. Landscape Conceptf. Traffic Impact Statementg. Acoustic Servicesh. Stormwater Management Reporti. ESD Initiativesj. Site contamination report

4: AGENCY COMMENTS6: REPRESENTATIONS7: RESPONSE TO REPRESENTATIONS8: ADDITIONAL INFORMATION


2

AGENDA ITEM 3.2.1

OVERVIEW

Application No 155/M007/16Unique ID/KNET ID Appian ID 1247/2016/10002/01Applicant Prince Alfred College c/o Hames Sharley (SA) Pty LtdProposal Student boarding house, pedestrian bridge, associated car

parking and demolition of existing buildings upon the subjectland.

Subject Land 32A to 36 The Parade West, Kent TownZone/Policy Area Urban Corridor – High Street Policy AreaRelevant Authority Inner Metropolitan Development Assessment Committee of the

Development Assessment Commission, pursuant to Schedule10(4C)(1) – construction of a development that exceeds 4storeys in height

Lodgement Date 31 May 2016Council City of Norwood Payneham and St PetersDevelopment Plan Norwood Payneham and St Peters (City) Consolidated – 28

April, 2016Type of Development MeritPublic Notification Category 2Referral Agencies Government Architect; Safety and Service Division, DPTIReport Author Damian Dawson - Consultant PlannerRECOMMENDATION Development Plan Consent subject to conditions

EXECUTIVE SUMMARY

The applicant seeks approval for the construction of a 5 level boarding house toaccommodate up to 150 students on the north western side of The Parade West, oppositethe existing Prince Alfred College grounds. The proposed building has a maximum heightof 18.5 metres to the top of the plant screen with an average height of 17.3 metres tothe top of the roof parapet. The building consists of 150 rooms grouped into 13 ‘houses’arranged around a number of small communal areas. The ground floor consists of arange of staff offices, amenities and back of house services as well as an entrance foyer,recreation area and associated kitchen. Ten in-house staff members are to beaccommodated within the building with up to six additional staff required during the day.Two large outdoor courtyard areas are proposed at the rear of the building adjoiningLittle Young Street along with parking for 28 vehicles. The proposal also seeks theconstruction of an elevated footbridge from the second level of the boarding house acrossThe Parade West into the school grounds.

The subject land is located within the Urban Corridor Zone, where a vibrant mix of usesare sought, with a particular focus within the High Street Policy Area for café/retailactivation on the ground floor with high levels of pedestrian amenity and interest. Theproposal seeks a singular use, that of a student boarding house, which by its very natureis difficult to provide the desired level of activity and openness to the street whilstmaintaining the privacy of students. The internal arrangement of uses is such that thestaff offices, lunch room, student recreation and entrance foyer are located adjoining TheParade West frontage with some glazing along the frontage to provide a level of passivesurveillance and interaction. However there is no direct engagement or flow between thebuilding and public realm at ground level, with the pedestrian entrance located at therear accessed only via a gate and walkway from The Parade West. There is limitedpedestrian protection along the frontage with no canopy provided; the ground floorhowever is recessed to a degree behind the façade line of the upper levels to provide alimited degree of shelter.


3

AGENDA ITEM 3.2.1

On balance, whilst the proposal does not provide for the level of activity desired withinthe Development Plan, it is considered that the overall scheme contains a sufficient levelof interest and detailing at the lower levels both within the building façade and theproposed landscaping, art work screens and seating within the setback area. A level ofpassive surveillance is provided through the ground level glazing to the staff andrecreation areas, the upper level student rooms and common areas and the footbridge.The level of activation and surveillance achieved is considered to be sufficient in light ofthe land use proposed and the valid concern of the applicant in regards to the safety andprivacy of student residents. The existing school is a key feature of the locality and is awell-established use. The proposal seeks to expand this use and as such it is consideredthat a degree of leeway is warranted in relation to these matters.

The proposed building height of 18.5 metres satisfies the maximum height of 18.5metres. Whilst the proposal will be substantially taller than adjoining development it isconsidered to be an acceptable scale and bulk when considered within the context of thedesired and emerging character sought within the Urban Corridor Zone. The form, bulkand scale of the building, whilst a true podium element and upper level setback from TheParade West frontage has not been provided, is considered to be appropriate for theUrban Corridor Zone.

The quality of finishes proposed and the internal layouts of the student rooms andcommon areas is considered to be acceptable and will provide a high level of residentialamenity.

On balance, the proposal seeks to establish a well-designed and considered developmentas sought by the Desired Character Statement for both the High Street Policy Area andthe Urban Corridor Zone. It will provide for an increase in residential density andassociated activity within the Zone and is an appropriate extension/expansion of theexisting educational establishment opposite and as such warrants Development PlanConsent.

ASSESSMENT REPORT

1. BACKGROUND

1.1 Strategic Context

In 2013, the City of Norwood Payneham & St Peters, Kent Town and The ParadeStrategic Growth Development Plan Amendment (DPA) was gazetted. Thisintroduced the Urban Corridor Zone and the Boulevard Policy Area to North Terraceand Dequetteville Terrace, Kent Town to encourage a new form of urban living thatenables more people to enjoy the benefits of an inner city lifestyle. Policiesencourage mixed-use forms of development complemented by well-designed andcontemporary housing that reflects the way people want to live close to publictransport, jobs and vibrant places.

1.2 Pre-Lodgement Process

The proponent engaged in the Pre-lodgement Service, participating in two Pre-lodgement Panel meeting and two Design Review sessions. A number of matterswere discussed and several changes made to the proposal to respond to thefeedback sourced from this engagement. The following matters represent the keyelements covered during this pre-lodgement process:

Height and setbacks Architectural expression Materials and finishes of the proposed building


4

AGENDA ITEM 3.2.1

Pedestrian access and wayfinding Streetscape activation Access and parking arrangements Design and statutory requirements relating to authorisations/permits for the

footbridge

2. DESCRIPTION OF PROPOSAL

Application details are contained in the ATTACHMENTS.

The proposal includes the demolition of the existing single storey buildings upon the siteand the construction of a 5 level boarding house and associated footbridge over TheParade West linking to the existing college site. The proposed building accommodates150 students within single rooms (with twin share toilet/bathroom facilities) arranged as‘houses’ around a number of smaller communal areas.

A master plan for the entirety of the college’s land holdings within the locality has beenprovided as a part of the application documents. The plan indicates that a number ofbuildings, both the existing boarding houses and a number of other non-boarding relatedbuildings, are to be demolished. Whilst this is noted it has not been included within thisproposal.

A summary of the proposal is as follows:

Land UseDescription

Student boarding house in association with the existing college

Building Height Maximum height of 18.5m to the top of the plant screen,average height of 17.3m to the upper level parapet

Description of levels Ground Floor – Entry foyer/lift, staff offices and facilities,student recreation and breakout space, back of house servicingareas including laundry and storage areas, student bedroomsand the ground floor of 2 two storey staff dwellings (1 x 3bedroom, 1 x 4 bedroom)Levels 1- Student bedrooms, meeting areas, tutorial areas,communal areas with kitchenettes and the 2nd level of the twostorey staff dwellingsLevels 2 to 4 – student bedrooms, meeting areas, tutorialareas, communal areas with kitchenettes and a total of fivestaff dwellings (four single and a three bedroom unit)

Site Access Pedestrian access - Via the rear of the building only with gatesprovided from Little Young Street and the western end of thebuilding to The Parade West. The proposed footbridge connectsto the western end of the building at the second levelVehicle entry – Little Young Street

Car and BicycleParking

26 general car parks and 2 staff residence car parksNo bicycle parks have been shown on the proposed plans

Encroachments Footbridge to be constructed over The Parade West roadreserve which is in the care and control of Council.

3. SITE AND LOCALITY

3.1 Site Description

The subject land consists of 5 contiguous allotments, described as follows:


5

AGENDA ITEM 3.2.1

Lot No Street Suburb Hundred Title

ReferenceLot 91 in FP

171063

92

93

94

The Parade West Kent Town Adelaide 5333/919

Lot 92 in FP

171063


Lot 93 in FP

171064

The Parade West Kent Town Adelaide 5333/914Lot 91 in FP

174404


Lot 94 in FP

171065


The subject land is located on the north eastern side of the Parade West, Kent Town.The land is roughly triangular in shape with frontage to The Parade West ofapproximately 125 metres along the length of the southern and south westernboundaries and a frontage of approximately 105 metres to Little Young Street alongthe length of the north eastern boundary. The subject land has a total area ofapproximately 4,000m².

The site currently contains a number of single storey commercial/warehouse buildingswith open lot car parking with access from both The Parade West and Little YoungStreet.

The subject land has a gradual slope falling approximately 2 metres from the east tothe west.

3.2 Locality

The locality is divided in half by The Parade West; with low scale commercial, officeand warehousing land uses to the north and the existing school and low scaleresidential land uses to the south.

The land on the northern side of The Parade West and along Rundle Street to thenorth and west of the subject land is located within the Urban Corridor Zone.

The existing Prince Alfred College grounds are located on the opposite side of TheParade West with frontage to Dequetteville Terrace to the south, Capper Street to thenorth west and Little Flinders Street to the south east. The entirety of the collegegrounds is located within the Educational Zone.

The Residential Historic (Conservation) Zone is located to the south east of thesubject land on the opposite side of The Parade West through to Fullarton Roadfurther east.

The following features of the locality are noted:

North: The four storey Bureau of Meteorology building and associated open lot carparking is located on the opposite side of Little Young Street to the north of thesubject land.

West: Two storey office buildings and associated ground level car parking.

South: The Prince Alfred College campus is located on the opposite side of TheParade West. The subject land is opposite the a number of open sports courts withthe gymnasium and swimming centre at the west end adjoining Capper Street andthe Early Childhood Centre at the eastern end adjoining Pirie Street.East: A single storey art studio/commercial building is located on the corner of TheParade West and Little Young Street with single storey cottages on the opposite sideof The Parade West. The intersection of Fullarton Road is located approximately 100metres further to the east.


6

AGENDA ITEM 3.2.1

Locality plans and photographs are contained in the ATTACHMENTS.

Figure 1 – Location Map.

4. COUNCIL COMMENTS or TECHNICAL ADVICE

4.1 City of Norwood Payneham and St Peters

Council’s administration was informally consulted on the proposal with no specificconcerns raised. The proposed footbridge will encroach over The Parade West roadreserve and as such approval is required from Council. Council has considered theproposed encroachment and have resolved the following:

1. That the Council indicates its support, in principle, for the construction of theproposed footbridge over The Parade West, Kent Town generally in accordancewith the plans by Hames Sharley, Drawing Number SD106, Revision B, dated 19March 2015 and that the College give consideration to incorporating vertical greenlandscaping and visual softening of the footbridge design.

2. That the final plans shall be submitted to the Council together with independentvaluation documentation, for the further consideration of the Council, prior to anypermit or authorisation being given.

The applicant will be required to further engage with Council in this regard so as tofinalise the encroachment process and obtain the necessary consents.

5. STATUTORY REFERRAL BODY COMMENTS


7

AGENDA ITEM 3.2.1

Referral responses are contained in the ATTACHMENTS.

5.1 Government Architect

The Government Architect is a mandatory referral in accordance with Schedule 8 ofthe Development Regulations 2008. The Commission must have regard to this advice.

The proposal underwent a number of Design Review sessions. Whilst the proposalprogressed steadily through this process a pre-lodgement agreement was notfinalised. As such the proposal was referred to the Government Architect; thefollowing is a summary of the referral comments provided:

Supportive of the level of residential amenity provided for students andresidential staff;

Supportive of the landscape treatment and screens proposed for The ParadeWest frontage however would generally recommend a fully active frontage tothe public realm. A secure day time entrance to the building from The ParadeWest frontage is recommended;

The proposed built form responds positively to the corner location; Supportive of the height and the massing approach of the proposed building,

including the articulation of each wing to maximise outlook and access tonatural light.

Generally supportive of the use of stone within the facades however thealuminium panels are not considered to reflect the established material paletteof the main campus;

Concern was raised as to the location and accessibility of the bridge as well asthe architectural expression and materials proposed;

The Government Architect has recommended the following matters be covered byway of condition or reserved matters:

Provision of a developed landscape proposal that includes the interface withthe private gardens, where the building meets the perimeter fencing, TheParade West raised planters and garden beds and any streetscape treatments.

Provision of long perspective views from highest topography in the locality andthe four storey Main Administration Building on the main campus to confirmvisual impacts of proposed roof mounted plant enclosures.

Review of the bridge material palette to be more aligned with the main schoolcampus.

Final samples of selected materials.

The matters raised above are further considered within the assessment below. Thesuggested conditions in relation to the provision of a more detailed landscape planand confirmation of the proposed materials and finishes including the footbridge havebeen incorporated within the recommendation below.

5.2 Safety and Service Division, DPTI

An informal referral to the Safety and Services Division of DPTI was undertaken onaccount of the proposed future tramline extension along The Parade West. The designand clearance of the proposed footbridge has been amended on the advice of DPTI toaccommodate any future expansion of the tram network and the associated overheadwires. DPTI are generally supportive and have suggested a number of conditions ofapprovals and notes which have been included within the recommendation below.

6. PUBLIC NOTIFICATION


8

AGENDA ITEM 3.2.1

The application is a Category 2 development pursuant to the procedural matters sectionof the Urban Corridor Zone.

One representation from an adjoining property owner was received during the notificationperiod. The representor is an owner and occupier of 26 The Parade West; located to thenorth west of the subject land. Concern was raised in relation to the existing difficultieswith on street parking within the area and the potential for the proposal to exacerbatethe situation.

In response to the representation the applicant, via their traffic report, has indicated thatthe proposed 28 car parks upon the subject land are sufficient for the 16 staff and limitednumber of older students that will have their licence and own a car. Further considerationto the level of parking generated by the proposal and the amount of off street parksprovided is given in the assessment below. In summary the level of parking generated bythe proposal is considered to be adequately addressed.

A copy of the representation and the applicant’s response are contained in theATTACHMENTS.

7. POLICY OVERVIEW

The subject site is within the Urban Corridor Zone and the High Street Policy Area asdescribed within the Norwood Payneham and St Peters (City) Development PlanConsolidated 28 April 2016.

Relevant planning policies are contained in Appendix One and summarised below.

Figure 3 – Zoning Map7.1 High Street Policy Area

A mix of land uses is sought within the Policy Area including retail, office, commercial,community, civic and medium and high density residential development that supportthe economic vitality of the area.


9

AGENDA ITEM 3.2.1

A continuous and consistent built edge with verandahs/awnings over the publicfootpath is sought with an intimate built scale, with fine-grained detailing of buildingsin the public realm, particularly along The Parade West.

Buildings of up to five (5) storeys are envisaged with a podium or street wall heightof two (2) storeys. Above the podium/street wall component, additional storeys willbe set back a minimum of three (3) metres so as to be visually recessive and tomaintain a lower-scale feel.

A high level of pedestrian amenity, with shelter provided by canopies and verandahsis sought along with visually permeable, transparent or clear glazed ground floorfrontages to promote active street frontages and maximise passive surveillance.

7.2 Zone

The zone seeks integrated mixed use development at medium to high densities totake advantage of the proximity of the zone to the city, Park Lands, primary roadcorridors and public transport infrastructure. The Parade West is identified as aPrimary Road Corridor where a higher level of development is sought.

A significant increase in residential densities is sought, with the zone recognised as akey location to achieve the dwelling yield targets of the 30 Year Plan for theconstruction of dwellings within the inner metropolitan area. Non-residential land usesare sought at the ground floor level with residential development above.

Safe, comfortable and appealing street environments for pedestrians are sought.Vehicle parking should be provided at the desired rates outlined within the Plan andbe located away from major street frontages and accessed from minor streets andrear lanes.

7.3 Council Wide

The Council Wide provisions provide guidance to the level of residential amenitysought in terms of the extent of natural light, ventilation, outlook, and effectivedesign outcomes. The provisions also provide guidance on appropriate levels ofaccess, car parking, bicycle parks, servicing and interaction/relationship with thepublic realm.

7.4 Overlays

7.4.1 Affordable Housing

The proposal is subject to the affordable housing overlay. The overlay seeksthat development comprising 20 or more dwellings include a minimum of 15per cent affordable housing. Given the nature of the land use proposed it is notconsidered that the proposal comprises 20 or more dwellings, which bydefinition are required to be self-contained. As such the affordable housingprovisions are not applicable to the assessment of this proposal.

7.4.2 Noise and Air Emissions

This site is located within the designated area for the Noise and Air EmissionsOverlay, and as such requires assessment against Minister’s Specification SA78B for Construction Requirements for the Control of External Sound.


10

AGENDA ITEM 3.2.1

8. PLANNING ASSESSMENT

The application has been assessed against the relevant provisions of the NorwoodPayneham and St Peters (City) Development Plan, which are contained in Appendix One.

8.1 Quantitative Provisions

DevelopmentPlan Guideline

Proposed GuidelineAchieved

Comment

BuildingHeight

5 storeys and up to18.5 metres

Maximum of 18.5metres

YESNOPARTIAL

Accords

Land Use Mix of commercialand medium tohigh densityresidential

Residential in theform of studentboarding house

YESNOPARTIAL

Refer discussionbelow

Car Parking N/A 28 YESNOPARTIAL

BicycleParking

N/A Undefined YESNOPARTIAL

Although nodesignated area isshown there isadequate ability tostore bicyclesonsite

FrontSetback

No minimumsetback from aPrimary RoadCorridor

2.1 – 2.6m YESNOPARTIAL

Acceptable

Podiumsetback

Minimum 3 metresetback above 2storeys

No upper levelsetback proposed

YESNOPARTIAL

Refer discussionbelow

Rear Setback Where the accessway is less than6.5 metres inwidth, theadditional widthrequired to makethe access way 6.5metres plus 1metre – in thisinstance a setbackof 1.5m is required

1.5m to the rearfence and 1.8mat the mostnorthern point ofthe northern wing

YESNOPARTIAL

Accords

8.2 Land Use and Character

The Urban Corridor Zone seeks a mixture of land uses but in general terms desiresthe establishment of non-residential uses at the ground level of buildings withresidential development above.

The proposal seeks a single use throughout the building, being studentaccommodation in the form of a boarding house. It is noted that educationalestablishments are an envisaged use in the zone. The proposed student boardinghouse is ancillary to an existing educational establishment and as such is consideredto be an acceptable form of development.

Further consideration is given to the question of active land uses on the ground floorfrontage within the assessment below.


11

AGENDA ITEM 3.2.1

8.3 Design and Appearance

Height

The proposed 5 storey building has a maximum height of 18.5 metres to the top ofthe plant screen and a general height of 17.3 metres to the upper parapet. Thissatisfies both the recommended minimum height of 3 storeys/11.5 metres and themaximum building height of 5 storeys/18.5 metres applicable to the subject land.

General Form and Composition

The Development Plan encourages a high quality of design excellence and appropriatecomposition and proportion of buildings. Council Wide Design and Appearance of Landand Buildings Objectives 19 and 20 state:

Objective 19: Development of a high architectural standard and appearance thatresponds to and reinforces positive aspects of the local environment and builtform.

Objective 20: Architectural excellence allowing for design innovation consistentwith sound design principles.

The Zone and Policy Area have a strong focus on achieving a high level ofarchitectural merit, with a desire for contemporary leading edge design within newbuildings.

The proposed built form is considered to be an acceptable form of contemporarydesign which draws on a range of external materials and finishes. Whilst the buildingfaçade that presents to The Parade West is significant in its length and overall scale itis considered to be appropriately sited and treated so as to wrap and accentuate thecurve of the roadway. The Parade West frontage is sufficiently broken down into anumber of smaller elements with the central full height screen at the apex of thecurve providing a strong focal point. The range of setbacks proposed to the rear ofthe site/Little Young Street frontage and the two landscaped courtyards further softenthe appearance from Little Young Street.

The proposed external materials, including the use of stone and metal cladding is asimilar palette to that used within the indoor recreation and swimming centre on theschool grounds opposite the subject land. As such it is considered to be compatiblewith the locality and is a palette that is likely to feature within future developmentswithin the locality as the desire of the Urban Corridor Zone is realised in comingyears.

The overall architectural expression, height, form and scale of the proposal has thebroad support of the Government Architect.

Podium Element

High Street Policy Area PDC 4 and the Desired Character statement seek an upperlevel setback of 3 metres above the lower two levels. In effect a podium formwhereby the lower levels define and re-enforce the built form edge adjacent to thepublic realm and the upper levels are setback to allow a greater sense of opennessabove the lower level podium.


12

AGENDA ITEM 3.2.1

No podium form is proposed with The Parade West façade built within the sameplane, other than a minor setback of the ground floor level. As such the proposal doesnot satisfy Policy Area PDC 4 or the intent of the Desired Character statement in thisregard. The provision of a podium was considered within the Design Review sessionsand in the advice from the Government Architect. Overall it was considered that thetreatment and composition of the facades and the building as a whole is acceptableregardless of the absence of a podium. Rather than the front façade being brokendown horizontally through a podium response, it has been broken vertically throughthe use of the central screen element and the multifaceted response to the curve ofthe street.

Ground Floor

There is a general desire within the Council Wide and Urban Corridor Zone provisionsfor active and engaging ground floor facades and land uses. This desire is evenclearer within the High Street Policy Area, as noted in the Objectives, DesiredCharacter statement and PDC’s below:

Objective 4: An intimate public realm with active streets created by buildingsdesigned with frequently repeated frontage form and narrow tenancy footprints.

Objective 5: A high degree of pedestrian activity and a vibrant street-life withwell-lit and engaging shop fronts and business displays including outdoor diningfacilities and licensed areas.

Desired Character Statement: Development will enhance the pedestrianenvironment of Rundle Street, The Parade West and adjacent secondary streets,through the provision of verandahs, pergolas and awnings to provide pedestrianprotection and achieve a human scale and visually interesting environment.

PDC 1: Development should comprise small scale specialty shops and businesses,restaurants and cafes at ground floor levels.

PDC 6: The ground level street frontages of buildings should contribute to theappearance and retail function of the area by providing at least 5 metres or 60 percent of the street frontage (whichever is greater) as an entry/foyer or displaywindow to a shop (including a café or restaurant) or other community orcommercial use which provides pedestrian interest and activation.

PDC 8: A minimum of 50 per cent of the width of ground floor primary frontage ofbuildings should be visually permeable, transparent or clear glazed to promoteactive street frontages and maximise passive surveillance.

As noted above the proposed building has a limited degree of activation on theground floor frontage to The Parade West with no engagement with the rearlaneway/Little Young Street. Some glazing is proposed to The Parade West frontageto allow views of and from the staff areas, student recreation space and the entrancefoyer/circulation space. No direct access to The Parade West is provided, withstudents and invited guests entering the site either via the walkway alongside thewestern end of the building or the rear gate.


13

AGENDA ITEM 3.2.1

The applicant has indicated that such an arrangement is proposed so as to managethe movement of students and visitors to the site and to limit the views into thebuilding from the public realm in order to ensure the privacy of students. Such anapproach, whilst contrary to the clear intent of the zone and policy area isunderstandable in this instance. The applicant in response to concerns raised by DPTIand ODASA staff have sought to move all active and less sensitive uses to adjoin theParade West frontage and increase the level of external detailing via landscaping,seating, art works and screening.

Figure 4: Detail of the proposed inset of the ground floor to The Parade West.

It is considered that the proposal will generate a level of activity within the localitywith the general movement of students, staff and visitors both during and outside ofschool hours. Whilst there is limited connections to and interactions with the publicrealm the level of detailing and appearance of the building in general is supportedand will go some way in achieving the broader intent of the zone in this regard.

8.4 Residential Amenity

The Development Plan provides limited guidance as to the assessment of studentaccommodation in the form proposed. However in general the level of residentialamenity provided for both students and the live in staff is considered to be high.

All rooms have access to natural light and ventilation, with the units grouped into‘houses’ around common breakout spaces to ensure that the students have a senseor place or ownership over a portion of the building. The two large landscapedcourtyard spaces are considered to provide a suitable level of outdoor private openspace and recreation area with a northerly aspect, located away from the potentialnoise impacts from The Parade West.


14

AGENDA ITEM 3.2.1

The proposed size of the student bedrooms, at between 10 to 12m², is consideredsufficient given the nature of the use and the level of access to a range of communalareas and facilities within the building.

Overall it is considered that the proposal will provide for a sufficient level ofresidential amenity for future occupants of the development.

8.5 Traffic Impact, Access and Parking

The existing crossovers to The Parade West will be closed with vehicle accessprovided only from the rear laneway, Little Young Street. The provision of accessfrom the rear satisfies the Council Wide, zone and policy area provisions which seekto limit access from the primary road corridors such as The Parade West and locatecar parking areas at the rear of development sites.

Servicing is to be undertaken from Little Young Street with waste to be collectedonsite from the southern end of the car parking area. The applicant has provided aTraffic and Parking Assessment with a swept path diagram/analysis demonstratingthe ability of suitably sized waste collection vehicles to access the subject land viaLittle Young Street.

A total of 28 spaces are to be provided, with 26 for general use and 2 reserved foronsite staff. There is no minimum car parking rate for boarding houses within theDevelopment Plan. The standard residential parking rate of one space per unit fordevelopment within the Urban Corridor Zone is considered to be excessive in thisinstance given that the majority of students will be under the legal driving age. Assuch the estimate of the parking demand provided by the applicant’s trafficconsultant based on 16 staff and allowing for 14 students of driving age having avehicle is considered to be appropriate in this instance. It is also noted that thesubject land is well serviced by public transport, is close to services and facilities inthe city and along The Parade and the construction of a new boarding house willultimately allow for the demolition of the existing boarding facilities upon the collegegrounds which will allow for further consideration and supply of parking in the future.

The internal layout and circulation spaces within the car park area appear to beacceptable as indicated by the applicant’s traffic engineer.

The applicant’s traffic report notes that there is adequate capacity within thesurrounding road network to cope with the increase in traffic generated by theproposal. Given the low level of traffic generation expected, particularly during thepeak hours with most movements of students and visitors afterhours, the findings ofthe traffic report are considered appropriate in this instance.

8.6 Environmental Factors

8.6.1 Crime PreventionThe proposed development is to be securely fenced and monitored to limit thepotential for anti-social behaviour and crime upon the subject land. A degree ofpassive surveillance over The Parade West and Little Young Street to the rear isprovided from the upper level student and staff residences and the communalareas. Movements into and out of the site via Little Young Street will also result ina level of activity at the rear of the site. The proposed footbridge will also providesome opportunity for surveillance.


15

AGENDA ITEM 3.2.1

Overall the general layout of the ground floor and the landscaped areas isconsidered to be acceptable and unlikely to lead to any unsafe conditions. A rangeof robust materials and finishes are proposed at ground level to The Parade Westfor both the building and the landscaping/seating proposed.

Figure 5: Render of the proposal detailing the proposed footbridge and TheParade West façade and ground floor treatments

8.6.2 Noise Emissions

The applicant has provided an acoustic assessment in relation to potential noiseimpacts both from and upon the proposed development.

Whilst the report does not have access to the final detailed design of the glazingand walling systems to be used or the plant and equipment requirements of thebuilding it is noted that in general terms there are no concerns in relation toacoustic matters.

Further details will be required at the detailed design phase in relation to theseelements. A condition requiring further consideration of these elements as theappropriate details become available forms part of the recommendation below.

8.6.3 Waste Management

The storage and collection of waste is to occur on site with a designated wastestorage area at the southern end of the car park. The applicant has indicated thatthe collection of waste is to occur outside of peak traffic movements and outsideof sensitive periods which may impact upon adjoining and nearby land uses.

8.6.4 Energy Efficiency

Buildings should exhibit architectural merit and have regard to best practiceenergy efficiency principles to reduce dependence on mechanical cooling andheating and lighting systems and include options for the harvest and treatment,storage and reuse of stormwater


16

AGENDA ITEM 3.2.1

The general intent of the development in terms of ESD initiatives has beenprovided by the applicant. The document displays the applicant’s intent toincorporate a number of energy and water saving measures within the final designand documentation of the development, which is considered to appropriatelyaddress this matter.

8.6.5 Site Contamination

The site history report submitted by the applicant has identified the potential forsoil contamination given the history of a range of industrial uses upon themajority of the site. As such a reserved matter requiring a phase 2 contaminationreport is recommended, with potential for further investigations and remediationreports dependant on the findings. As such a reserved matter is considered to bethe appropriate approach in this instance.

9. CONCLUSION

The proposal seeks to develop an underutilised site in a manner generally considered tobe consistent with the desired character statement of the Urban Corridor Zone. Inparticular the following aspects are supported:

The expansion of the existing educational establishment through an associatedresidential land use;

The overall bulk, scale and form of the proposed building including the articulationof The Parade West façades;

A suitable level of residential amenity proposed within the student rooms and staffapartments;

High quality built form, materials and overall design; and a Sufficient level of parking and access.

It is noted that the proposal falls short of several Development Plan provisions, bothquantitative and qualitative. Whilst a number of these are considered to be minor, theabsence of direct activation and engagement with The Parade West and the lack of acanopy or pedestrian shelter are considered to be more critical to the overall balance ofthe assessment.

Ultimately the proposal is considered to display a sufficient degree of merit and isconsidered to be a high quality design outcome that will lift the general level of activitywithin the locality and significantly improve this portion of the Zone.

10. RECOMMENDATION

It is recommended that the Development Assessment Commission:

1) RESOLVE that the proposed development is NOT seriously at variance with thepolicies in the Development Plan.

2) RESOLVE that the Development Assessment Commission is satisfied that theproposal meets the key objectives of the Urban Corridor Zone with particularreference to the desired increase in residential population and development ofbuildings with a high level of residential amenity and design quality.

3) RESOLVE to grant Development Plan Consent to the proposal by Prince AlfredCollege/Hames Sharley for the construction of a student boarding house andpedestrian footbridge at 32A to 36 The Parade West subject to the followingreserved matters and conditions of consent.


17

AGENDA ITEM 3.2.1

RESERVED MATTERS

1. Pursuant to Section 33(3) of the Development Act 1993, the following matters shallbe reserved for further assessment, to the satisfaction of the DevelopmentAssessment Commission, prior to the granting of Development Approval:

1. A definitive statement by a suitably qualified professional that demonstrates thatthe land is suitable for its intended use shall be submitted to the DevelopmentAssessment Commission prior to any superstructure works. If required, this shallconstitute a Site Contamination Audit Statement prepared by a registered SiteContamination Auditor.

PLANNING CONDITIONS

1. That except where minor amendments may be required by other relevant Acts, or byconditions imposed by this application, the development shall be established in strictaccordance with the details and plans, including the amended plans as submitted indevelopment application number155/M007/16

Plans by Hames Sharley including:

Sheet Name Issue Date

DA001 TITLE SHEET 1 22/07/2016DA002 LOCALITY PLAN 1 22/07/2016DA003 SITE PLAN 1 21/09/2016DA004 GROUND FLOOR PLAN 2 21/09/2016DA005 FIRST FLOOR PLAN 2 21/09/2016DA005a SECOND FLOOR PLAN 1 21/09/2016DA005b THIRD FLOOR PLAN 1 21/09/2016DA006 FOURTH FLOOR PLAN 2 21/09/2016DA006a ROOF PLAN 2 21/09/2016DA007 LANDSCAPING PLAN 1 22/07/2016DA008 STREETSCAPE ELEVATION 1 22/07/2016DA009 ELEVATIONS 2 21/09/2016DA010 SECTIONS 1 22/07/2016DA011 PERSPECTIVES 1 22/07/2016DA012 SHADOW DIAGRAMS 1 22/07/2016DA013 BRIDGE DRAWINGS 2 22/07/2016DA014 BRIDGE PERSPECTIVES

& BUILDING SIGNAGE 1 22/07/2016DA015 BRIDGE SECTIONS & DETAILSDA016 SEATING AND PLANTER BOX DETAILSDA017 CAD - SURVEY 1 21/09/2016

Reports / Correspondence

Traffic and Parking Assessment prepared by Tonkin, dated 23 March, 2016 Acoustic Report prepared by Bestec, dated 16 March 2016 ESD Intent Report prepared by Bestec, dated 16 October 2015 Services Plan prepared by Bestec dated March 2016 Preliminary Site Investigation prepared by Greencap dated September

2016 Design Statement prepared by Hames Sharley dated 17 May, 2016 Landscape Concept Design prepared by Oxigen


18

AGENDA ITEM 3.2.1

Stormwater Management Report prepared by PT Design dated 29February, 2016

2. Further information in regard to the following shall be provided to the satisfaction ofthe Commission prior to the approval of superstructure works:

Provision of a detailed landscape plan that includes the interface with theprivate gardens, where the building meets the perimeter fencing, The ParadeWest raised planters and garden beds and any streetscape treatments toeither side of The Parade West

Confirmation of the bridge material palette Final samples of selected materials

3. The applicant shall demonstrate, to the reasonable satisfaction of the Commission,prior to the commencement of superstructure works that the preliminary acousticdesign recommendations of the Bestec Acoustic Services report dated 16 March,2016 have been incorporated into the detailed design of the proposal or that theappropriate noise levels, as identified within the report, have otherwise beenachieved.

4. The pedestrian bridge shall: comply with DPTI Design Standard: Structural; be constructed to ensure that earthing and bonding requirements are

addressed to the satisfaction of the Commission; and be designed for collision load and incorporate suitable crash protection;

5. The proposed car parking layout, vehicular entry points and manoeuvring areas shallbe designed and constructed to conform to the Australian Standard 2890.1:2004(including clearance to columns and space requirements at the end of blind aisles)for Off-Street Parking Facilities; Australian Standard 2890.6-2009 Parking facilities –Off street commercial vehicle facilities and designed to conform with AustralianStandard 2890.6:2009 for Off Street Parking for people with disabilities.

6. Mechanical plant or equipment, shall be designed, sited and screened to minimisenoise impact on adjacent premises or properties. The noise level associated with thecombined operation of plant and equipment such as air conditioning, ventilation andrefrigeration systems when assessed at the nearest existing or envisaged noisesensitive location in or adjacent to the site shall not exceed:

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 andadjusted in accordance with the relevant environmental noise legislation exceptwhere it can be demonstrated that a high background noise exists.

7. A Construction Environment Management Plan (CEMP) shall be prepared andimplemented in accordance with current industry standards – including the EPApublication “Environmental Management of On-site Remediation” - to minimiseenvironmental harm and disturbance during construction.

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

air quality, including odour and dust surface water including erosion and sediment control soils, including fill importation, stockpile management and prevention of

soil contamination groundwater, including prevention of groundwater contamination noise occupational health and safety


19

AGENDA ITEM 3.2.1

For further information relating to what Site Contamination is, refer to the EPAGuideline: 'Site Contamination – what is site contamination?':www.epa.sa.gov.au/pdfs/guide_sc_what.pdf

8. All stormwater design and construction shall be in accordance with Australian/NewZealand Standards, AS/NZS 3500-2003 and recognised engineering best practices toensure that stormwater does not adversely affect any adjoining property.

9. The connection of any storm water discharge from the Land to any part of theCouncil’s underground drainage system shall be undertaken in accordance with therelevant Council standards.

ADVISORY NOTES

a. The development must be substantially commenced within 12 months of the date ofthis Notification, unless this period has been extended by the DevelopmentAssessment Commission.

b. The authorisation will lapse if not commenced within 12 months of the date of thisNotification.

c. The applicant is also advised that any act or work authorised or required by thisNotification must be completed within 3 years of the date of the Notification unlessthis period is extended by the Commission.

d. The applicant has a right of appeal against the conditions which have been imposedon this Development Plan Consent or Development Approval.

e. Such an appeal must be lodged at the Environment, Resources and DevelopmentCourt within two months from the day of receiving this notice or such longer time asthe Court may allow.

f. The applicant is asked to contact the Court if wishing to appeal. The Court is locatedin the Sir Samuel Way Building, Victoria Square, Adelaide, (telephone number 82040289).

g. The applicant is reminded that Coucnil approval is required for the encroachment ofthe footbridge over The Parade West Road reserve.

h. It is recommended that the applicant contact DPTI’s Asset Management section inrelation to the relevant DPTI design standards and requirements of the footbridge.

Damian DawsonConsultant PlannerDEVELOPMENT DIVISIONDEPARTMENT OF PLANNING, TRANSPORT and INFRASTRUCTURE

prince alfred college – c/o hames sharley (sa ) pty...

Documents