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IMDAC AGENDA ITEM 3.1 Officer: Gabrielle Mcmahon Planning & Assessment Division Department of Planning Transport and Infrastructure

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IMDAC AGENDA ITEM 3.1 Officer: Gabrielle Mcmahon Planning & Assessment Division Department of Planning Transport and Infrastructure IMDAC AGENDA ITEM 3.1 Officer: Gabrielle McMahon Planning & Assessment Division Department of Planning Transport and Infrastructure TABLE OF CONTENTS PLANNING REPORT PAGES AGENDA REPORT 2-14 ATTACHMENTS PERSPECTIVES, APPLICATION FORM, LETTERS, GTA REPORT 15-34 PLANS, ELEVATIONS 35-49 HERITAGE ADVICE 50-57 GOVERNMENT ARCHITECT ADVICE 58-60 COUNCIL ADVICE 61-65 PREVIOUS APPROVED PLANS 66-78 AGENDA ITEM: 3.1 Application No: 020/0005/12A Variation 1 KNET Reference: 8437747 (2013/13987/01) Applicant: Light Square Investments Pty Ltd Proposal: Variation to the approval for a 16 level mixed use development incorporating a State Heritage Place VARIATION INCLUDES: additional height, reconfiguration of internal layout, increase in office accommodation, reduction in the number of apartments, additional car parking, works affecting a State Heritage item Subject Land: 69 – 71 Light Square, Adelaide Relevant Authority: Inner Metropolitan Development Assessment Committee of DAC Role of the Commission: Schedule 10 (4b) of the Development Regulations 2008: development that exceeds $10m in the City of Adelaide Zone / Policy Area: Capital City Zone Categorisation: Merit Notification: Category 1 Lodgement Date: 3 July 2013 (amendments made – up to 5 March 2014) Council: Adelaide City Council Development Plan: Adelaide (City) Development Plan, consolidated 26 September 2013 Referral Agencies: State Heritage Unit, Government Architect, Adelaide Airport Officers Report: Gabrielle McMahon Recommendation: Planning Consent subject to conditions and reserved matters PLANNING REPORT 1. BACKGROUND On 15 February 2013 the Commission granted consent to the DA 020/0005/12A for the construction of a 16 level residential apartment building with ground floor commercial tenancy upon the site of the State Heritage listed former City Mission Hall, Light Square, Adelaide. It is noted that this application was deferred twice by the Commission. Amendments were subsequently made that satisfied the Commission. This application included: Retention of the front portion of the State Heritage listed former ‘City Mission Hall’ located upon the site Construction of a 15 storey residential building within and above the heritage place Total of 57 residential units comprising a mixture of one (1), two (2) and three (3) bedroom apartments Ground floor commercial space with mezzanine, constructed within the walls of the heritage place – 350m² of total floor area over the two levels Amenity space/gymnasium for the use of residential tenants on the second floor Car parking for 39 cars within a fully automated car stacking system accessed from the rear of the site via Ann Street Two (2) short term parks for loading/unloading adjacent the car stacker at the rear 14 bicycle parking spaces provided on the ground floor at the rear of the site (reserve matter for 40 spaces to be provided) Plant rooms at the rear of the building on the second and third floor with additional roof top plant and services proposed The applicant has also received an approval for a 12 month extension of time to substantially commence the works for this development. APPROVED PROPOSED APPROVED PROPOSED 2. PROPOSAL The applicant now seeks to vary the Planning Consent for this development. The applicant lodged the variation application on 3 July 2013 but subsequently amended the plans on 31 October 2013 and 5 March 2014. Additional information was also received on 4 April 2014 and 1 May 2014. The application includes the following variations: DA 020/0005/12A DA 020/000512A V1 Approval Proposed variation 16 levels - 99.2m AHD 19 levels - 110.5m AHD (67.7m) (56.2m) The additional levels accommodate two new office levels and one apartment level for the penthouse. The new office levels are set back at the lower levels to maintain the separation between the heritage building and the new structure). More details are provided below. Reduce the overall height per level (floor to ceiling reduced by 100mm) Ground floor commercial Ground floor commercial Minor reconfiguration of waste, bicycle parking, waiting area for car stacker, BCA requirements etc The columns to the front portion of the building have increased – as they are required to vertically span several floors and the size is needed to accommodate the structural requirements Changes to the northern wall (discussed below) 4 levels of office 6 levels of office accommodation (levels 1-5) accommodation (levels 1, 2 and 3) 12 residential levels (levels 4 13 residential levels over levels 6 to 18 (includes an additional to 15) level associated with the penthouse, which is a reduced floor plate) 57 apartments 50 apartments 39 car parks 54 car parks (additional spaces located on levels 4 and 5). Level 5 is a split level and also accommodates plant to the western side) Other works (including Demolition and reconstruction of a portion of the heritage heritage impacts) listed wall along the northern boundary. This is 10.7m in from the eastern boundary, to accommodate an internal structural column. This is not readily visible from the streetscape as it is screened by the building to the north. Changes to the northern façade have resulted in the removal of the doors to the northern walkway. There is no longer a direct external door for the bike room or the plant room. The bike room and the refuse room have been reconfigured and also swapped places. The bike room now has a door which directly opens into the vehicle loading area (with a route to Ann St via the north of the car stacker). Changes to the pedestrian access from the site to Ann Street (the stairs with access to Ann Street are now completely enclosed – presumably as a BCA requirement for fire safety) 14 bike spaces (reserve 40 bike parks are now provided (satisfies reserve matter) matter for 40 spaces) Plant located on levels 2 & 3 Plant located on level 2 and 5 (level 5 car stacker and plant area is a split level ) Residential started on level 4 Residential starts on level 6 Reconfiguration of apartments between level 6 and 13 to accommodate building services Level 14 contained 2 two bed Reconfiguration of levels 14 and 15 – now provides 1 four bed apartments and 2 three bed apartment plus study and 2 two bed and 1 one bed (per floor) – apartments (i.e 10 bedrooms equals 9 bedrooms per floor total) 1 penthouse was located on Level 16 comprises 2 four bedroom apartments and a common level 15 pool area Level 17 and 18 contains 1 three bedroom penthouse over two levels LOCALITY 69 Light Square, Adelaide Lot No Street Suburb Hundred CT Reference Lot 9 in FP 102247 69 – 71 Light Square Adelaide Adelaide 6049/730 3. AGENCY COMMENTS DEWNR: Heritage Branch The Heritage Branch consider that the proposal to take down and reconstruct a portion of the historic northern wall to be acceptable for the following reasons. The impact on the historic fabric and cultural significance of the place is relatively minor. Detailed documentation of the works is to be prepared with appropriate input from the proponent’s heritage architect. DAC is advised that conditions 1, 2, 3 & 4 and reserved matters 2, 3 & 4 (as recommended in their previous advice) are still relevant to the current scheme, and should remain in force. Refer to the previous advice (attached) for details. The issue of the fourth floor transfer beam included in reserved matter 1 is no longer relevant, so it is recommended that this reserved matter be amended to include only the architectural column/blade elements. The detail of the northern wall demolition and reconstruction could be appropriately dealt with under reserved matter 3. Subsequent information On 1 May 2014 the applicant provided additional information with regards to demolition of parts of the heritage structure, to address conditions recommended by DEWNR. The Heritage Branch has not had sufficient time to comment on these plans at the time of writing the report and may be able to provide advice prior to the IMDAC meeting. Government Architect The Government Architect supports the overall scale, design quality and well considered composition of the proposal. The altered ceiling height of the lower three levels improves the proportion of the proposed structure in relation to the retained heritage structure and neighbouring buildings. In terms of overall design quality, the additional height is considered as being necessary to achieve good proportions for the proposal overall and to offset the additional bulk required for the supporting columns between the heritage item and the tower above. No objection is raised with regards to the additional height and its impact in relation to overshadowing. Adelaide Airport The proposal will penetrate the Adelaide Airport Obstacle Limitation Surface (OLS) by approximately 34.7 metres. The building has a maximum height of 112.9m AHD to the top of plant. However when including the discharge from the gaseous stack the height of the exhaust discharge has been calculated at a height of 116.5m AHD and therefore an OLS infringement of 38.3m. Air Services has indicated it will give approval of the proposed height and AAL do not object as the proposal is shielded by Westpac Tower and is below PAN-OPS (which is at 165m AHD). CASA do not object but have requirements for obstacle lighting. Adelaide City Council Background – comments on original application Adelaide City Council’s Development Assessment Panel (DAP) did not support the original application and resolved to inform the DAC that: ‘The Development Assessment Panel is not in a position to provide comments due to insufficient information included in documents referred to Council’. It is noted that the Councils’ staff report to the DAP identified a number of concerns. In the most part these related to traffic, light and ventilation to apartments, boundary setbacks, pedestrian access and public safety. The applicant made a series of amendments and provided additional information in response to these matters.
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