City Planning Committee Meeting Held on 02/11/2020
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APPLICATION UNDER HOBART INTERIM PLANNING SCHEME 2015 Type of Report: Committee Council: 9 November 2020 Expiry Date: 11 November 2020 Application No: PLN20524 Address: 45 ELIZABETH STREET , HOBART ADJACENT ROAD RESERVE Applicant: (Giameos Constructions & Developments Pty Ltd) C/ All Urban Planning Pty Ltd 19 Mawhera Avenue Proposal: Partial Demolition, Alterations, Extension and Change of Use to General Retail and Hire and Five Multiple Dwellings Representations: 2 Representations Performance criteria: Historic Heritage Code Heritage Place demolition and works other than demolition Central Business zone Building Height Signs Code Sign on heritage property 1. Executive Summary 1.1 Planning approval is sought for Partial Demolition, Alterations, Extension and Change of Use to General Retail and Hire and Five Multiple Dwellings at 45 ELIZABETH STREET HOBART TAS 7000. Page: 1 of 33 1.2 More specifically the proposal includes: partial change of use from General Retail and Hire (previous photographic shop and laboratories) to five (5) apartments on the existing first to fifth floors with an extension to create a sixth floor, the basement fronting Kempt Street will be converted to storage compartments for the five apartments, bike and rubbish storage, as well as the main lobby and entrance to lift and stair well, the ground floor (Elizabeth Street side) retains a commercial tenancy, the apartments on levels 1 to 3 will be three (3) bedroom and two (2) bathroom, with one (1) apartment per floor, extending the length of the building and wrapping around the new lift shaft and stair well, on level 4, through the demolition of a portion of the concrete floor and roof, the two storey apartment 4 will be created with two (2) bedrooms and two (2) bathrooms within the height of that floor (creating levels 4 and 5), apartment 5 spans the rear of Levels 4, 5 and 6 with the construction of the additional sixth floor, with Level 4 access stairs to apartment 5, the two storey living space will be canterlevered out over the Kemp Street road reserve, the existing lift and internal stairs will be removed and relocated to comply with contemporary building standards, installation of new windows on Kemp Street facade for each floor, new side windows on levels 1 to 4 north west elevation, demolition and replacement of the rear steel external fire stairs located in the Kemp Street road reserve, decorative steel cladding attached to the new external fire stair, demolition of internal walls, two storey void to create a deck behind the Kodak sign on the Elizabeth Street frontage, new side openings on levels 4 and 5 North East and North West elevations, requiring removal of previous painted wall signs and illuminated Kodak signs, demolition of the Kodak House masonry sign on level 4, installation of a steel replica Kodak House sign, removal of lift roof plant structure and replacement with mechanical plant above sixth floor extension and excavation in the basement for lift infrastructure, removal and relocation of stormwater pit in Kemp Street road reserve. 1.3 The proposal relies on performance criteria to satisfy the following standards and codes: 1.3.1 Zone Development Standards Height 1.3.2 Historic Heritage Code Heritage Place 1.3.3 Signs code Page: 2 of 33 1.4 Two (2) representations objecting to the proposal were received within the statutory advertising period between 22nd September and 6th October 2020. 1.5 The proposal is recommended for refusal. 1.6 The final decision is delegated to the Council, because the application is recommended for refusal. Page: 3 of 33 2. Site Detail 2.1 The subject site is located on the north eastern side of the Elizabeth Street Mall, between the same and Kemp Street in the central city. Directly adjacent development are predominantly two to three storey commercial buildings, with taller buildings of similar or greater number of floors located within the surrounding city block. The building was constructed for Kodak as an unusual tall and narrow building in the 1920s and is notable for its bright yellow paint finish and unusual proportions. Figure 1: Site Plan (Geo Cortex, 2020) 2.2 The primary facade in Elizabeth Street contains what appear to be original windows and associated hardware. The facade itself is a traditional and ornamented design. In 1929 the Kodak company extended the building adding the current 4th floor. The construction methodology and details of the upper level are thus slightly different from the lower floors. This 1929 extension has a substantial masonry Kodak House identifying sign. In the latter part of the 20th century the Kodak company added illuminated neon signs and also painted signs to the exterior of the building. Page: 4 of 33 2.3 The unusual proportions, the yellow tone and the various signs of Kodak house make it distinctive in Central Hobart and identifiable with other historic Kodak buildings around Australia. Figure 2: Elizabeth Street (mall) elevation (Officer photo, 2020_ Page: 5 of 33 2.4 The rear elevation contains an external fire stair which extends into the Kemp Street road reserve. The difference in height between Elizabeth Street and Kemp Streets is such that street level at Elizabeth Street is actually a floor above ground at the Kemp Street frontage, making the basement for the building street level for that rear street. Reference throughout this report will be ground level at Elizabeth Street. Part of the reason for the significant difference in floor levels is the depression in which the property sits in Kemp Street. The site is subject to flooding from the nearby subterranean Hobart Rivulet, which flows under Wellington Court to the north. In previous flood events, the basement area has been known to be subject to inundation and Council responsible for replacement cost for damaged stock. Because the basement level is only to be used for storage and lobby, this inundation concern has not proved fatal to future development. Figure 3: Kemp Street elevation (officer photo, 2020) Page: 6 of 33 2.5 The interior layout reflect previous office uses in the first and second floors, with photographic laboratories located on the upper floors. A disused elevator is located towards the rear of the building and the internal staircase wraps around the lift shaft. North facing windows sit centally in the middle floors, providing light to the the building, whilst large bay windows at the front of the building provide virtually floor to ceiling western light. Internal dividing walls and lowered false ceiling divide the main area on each floor between the lift and Elizabeth Street. There is an east facing room with external access on the fire stairs with a window fronting Kemp Street on each floor. Figure 4: Internal views of level 1 and basement (officer photo, 2020) 2.6 Level 4, which is located behind the Kodak house masonary sign, does not have west facing windows and relies on skylights for light. The front portion still retains remnants of the dark rooms and processing laboratory equipment. Page: 7 of 33 Figure 5: Level 4 (floor to be lowered and roof to be removed (Officer photo, 2020) 3. Proposal 3.1 Planning approval is sought for Partial Demolition, Alterations, Extension and Change of Use to General Retail and Hire and Five Multiple Dwellings at 45 ELIZABETH STREET HOBART TAS 7000. Page: 8 of 33 3.2 More specifically the proposal includes: partial change of use from General Retail and Hire (previous photographic shop and laboratories) to five (5) apartments on the existing first to fifth floors with an extension to create a sixth floor, the basement fronting Kempt Street will be converted to storage compartments for the five apartments, bike and rubbish storage, as well as the main lobby and entrance to lift and stair well, the ground floor (Elizabeth Street side) retains a commercial tenancy, the apartments on levels 1 to 3 will be three (3) bedroom and two (2) bathroom, with one (1) apartment per floor, extending the length of the building and wrapping around the new lift shaft and stair well, on level 4, through the demolition of a portion of the concrete floor and roof, the two storey apartment 4 will be created with two (2) bedrooms and two (2) bathrooms within the height of that floor (creating levels 4 and 5), apartment 5 spans the rear of Levels 4, 5 and 6 with the construction of the additional sixth floor, with Level 4 access stairs to apartment 5, the two storey living space will be canterlevered out over the Kemp Street road reserve, the existing lift and internal stairs will be removed and relocated to comply with contemporary building standards, installation of new windows on Kemp Street facade for each floor, new side windows on levels 1 to 4 north west elevation, demolition and replacement of the rear steel external fire stairs located in the Kemp Street road reserve, decorative steel cladding attached to the new external fire stair, demolition of internal walls, two storey void to create a deck behind the Kodak sign on the Elizabeth Street frontage, new side openings on levels 4 and 5 North East and North West elevations, requiring removal of previous painted wall signs and illuminated Kodak signs, demolition of the Kodak House masonry sign on level 4, installation of a steel replica Kodak House sign, removal of lift roof plant structure and replacement with mechanical plant above sixth floor extension and excavation in the basement for lift infrastructure, removal and relocation of stormwater pit in Kemp Street road reserve. Page: 9 of 33 Figure 6: Section plan (annotated) showing proposed uses and demolition (Jaws, 2020) Figure 7: Basement floor plan (note this is ground level on Kemp St) (JAWS 2020) Figure 8: Ground Floor plan (Elizabeth St level) (JAWS, 2020) Page: 10 of 33 Figure 9: Levels 1 to 3 Floor plan (JAWS, 2020) Figure 10: Annotated plan of Level 4 alterations to create 2 floors within and addition of level 6 for Apartments 4 and 6 (JAWS, 2020) 4.