ECU CITY CAMPUS Development Application Planning Report
PREPARED FOR ECU AUGUST 2021 URBIS ACKNOWLEDGES THE IMPORTANT CONTRIBUTION THAT ABORIGINAL AND TORRES STRAIT ISLANDER PEOPLE MAKE IN CREATING A STRONG AND VIBRANT AUSTRALIAN SOCIETY.
WE ACKNOWLEDGE, IN EACH OF OUR OFFICES, THE TRADITIONAL OWNERS ON WHOSE LAND WE STAND.
WE ACKNOWLEDGE THE WHADJUK PEOPLE AND RESPECT THEIR CONTINUING CULTURE AND THE CONTRIBUTION THEY MAKE TO THE LIFE OF THIS CITY AND THIS REGION. DEVELOPMENT APPLICATION CONTACTS
Sean Morrison Tim Dawkins Rebecca Travaglione Dane Gaunt Associate Director Director Senior Consultant Associate Director [email protected] [email protected] [email protected] [email protected] 0415 339 558 0403 924 107 0431 994 946 0437 832 969 ECU CITY CAMPUS DA PROJECT TEAM
Edith Cowan University PwC Lyons / Silver Thomas Aspect Proponent Project Management Hanley / Haworth Tompkins Landscape Architecture Design, Architecture, and Renders
Urbis Creating Communities Aboriginal Productions Encycle Planning Engagement and Promotions Waste Consultant Cultural Advisor
Intelligent Risks Marshall Day Stantec Donald Cant Watts Corke Safety / Security Acoustics Engineering (Civil, Quantity Surveyor Structural), Transport
Windtech Floodslicer O'Brien Harrop Aurecon Wind Consultant Renders Access / Accessibility Sustainability
© Urbis 2021
This publication is subject to copyright. Except as permitted under the Copyright Act 1968, no part of it may in any form or by any means THE DA PROJECT TEAM IS (electronic, mechanical, photocopying, recording or otherwise) be COMPLEMENTED BY A BROADER reproduced, stored in a retrieval system or transmitted without prior PROJECT TEAM INVOLVING A WIDE written permission. Enquiries should be addressed to the publishers. RANGE OF ADDITIONAL EXPERTS.
URBIS.COM.AU CONTENTS
1.0 INTRODUCTION 6 2.0 CAMPUS GENESIS 8 2.1 PERTH CITY DEAL 8 2.2 UNIVERSITY OF THE FUTURE 9 3.0 PROJECT BACKGROUND 10 3.1 PRE LODGEMENT ACTIVITIES 10 3.2 SUPPORTING PROCESSES AND ACTIVITIES 12 4.0 SUBJECT SITE 15 4.1 AFFECTED LAND 15 4.2 ENCROACHMENTS 17 4.3 SITE CONSTRAINTS 21 5.0 PROPOSED DEVELOPMENT 23 5.1 DEVELOPMENT DETAILS 23 6.0 DESIGN OVERVIEW 32 6.1 DESIGN DRIVERS 32 6.2 SPP7 35 6.3 TECHNICAL INPUTS 38 7.0 PLANNING ASSESSMENT 41 7.1 CPRS 41 7.2 PERTH CITY LINK DESIGN GUIDELINES 43 7.3 DEVELOPMENT POLICIES 53 8.0 CONCLUSION 55
APPENDIX A - CERTIFICATE OF TITLE, DEPOSITED PLAN AND ENCUMBRANCES APPENDIX B - DESIGN GUIDELINES – PERTH CITY LINK VISION ASSESSMENT APPENDIX C - DESIGN GUIDELINES – BUILDING DESIGN ASSESSMENT APPENDIX D - DESIGN GUIDELINES – ACCESS AND SERVICING ASSESSMENT APPENDIX E - CENTRAL PERTH DEVELOPMENT POLICIES ASSESSMENT 1.0 INTRODUCTION
This report has been prepared by Urbis on behalf of Edith ▪ Structural Concept Memo prepared by Stantec. Cowan University (ECU) to a support a development ▪ Interim Stakeholder and Community Engagement application for the new ECU City Campus, adjacent to Yagan Report prepared by Creating Communities. Square and within the Perth City Link redevelopment area. ▪ ESD Statement prepared by Aurecon. The ECU City Campus has an estimated construction ▪ Disability Access Review prepared by O’Brien Harrop cost of $560 million, ex GST (and an overall project cost Access. of $695m), representing a major investment into the ▪ Acoustic Report prepared by Marshall Day Acoustics. heart of Perth. ▪ Desktop Pedestrian Wind Environment Assessment Emerging from what is currently a vacant site will be a prepared by Windtech. landmark university campus ultimately accommodating ▪ Cultural Narrative report prepared by Aboriginal 11,500 students and staff. The university will transform Productions and Promotions. central Perth by significantly expanding and broadening the ▪ Transport Impact Statement prepared by Stantec. user base of the CBD and through shifting what has historically ▪ Green Travel Plan prepared by Stantec. been an office and retail dominated central city core. ▪ Waste Management Plan prepared by Encycle. The ECU City Campus has been partly facilitated through ▪ Stormwater Management Strategy prepared by Stantec. the Perth City Deal between the Australian Government, The nature and contents of the development application Western Australian Government and the City of Perth. package were confirmed and agreed with DevelopmentWA This report provides the planning justification for the prior to lodgement. project, as well as critical background information on the The conclusion of this report is that that the proposal process undertaken to date. This report together with aligns strongly with the strategic planning framework that the following forms the ECU City Campus development applies to the locality and substantively with the applicable application package: statutory planning framework. Where variations are sought, ▪ Relevant forms and fees, including landowner consent they are justifiable in the context of the unique needs of an from ECU and the State Government (and associated inner-city university campus, site constraints, the functional agencies) for affected lands not owned by ECU. demands of the proposed uses within the campus, and the ▪ Architectural Drawings prepared by Lyons, Haworth design vision for the site – which has already gone through a Tompkins, and Silver Thomas Hanley. collaborative design review process. ▪ Architectural Design Statement prepared by Lyons, The ECU City Campus development application is capable Haworth Tompkins, and Silver Thomas Hanley. and worthy of approval. Urbis looks forward to working ▪ Landscape Report prepared by ASPECT Studios. with DevelopmentWA and other stakeholders through the ▪ CPTED Report prepared by Intelligent Risks. assessment and determination process.
6 ECU City Campus Development Application Planning Report APPROVAL SOUGHT Pursuant to the Metropolitan Redevelopment Authority Approval is sought for the following land uses: Act 2011 (MRA Act) and the Central Perth Redevelopment ▪ Educational Establishment – for most of the proposed Scheme (CPRS), planning approval is sought for: development noting there will be a variety of incidental ▪ The demolition of existing improvements on site, administrative, training, function and other activities including removal of vegetation, remnants of the that will occur within the building. Roe Street Temporary Bus Station, and other minor ▪ Theatre / Performance Venue - for the various proposed improvements present on site. (noting these works will theatre and performance venues, noting this may be primarily facilitated via a separate early works DA). include the incidental sale of food and beverages ▪ The construction of an 9 to 12-level (including plant) (including alcohol) to attendees. The venues will be integrated university building across lots 13 and 14, used extensively for teaching and learning (i.e. ancillary including two special purpose parking bays for loading, to the Educational Establishment use), as well as for zero tenant/public car parking bays, and extensive public performances including by third parties. end of trip facilities. Approval is sought for numerous ▪ Restaurant / Cafe – for the retail tenancies as indicated variations to built form controls under the Perth City in the architectural drawings, which are primarily Link Design Guidelines, including in relation to setbacks intended to accommodate the sale of food and and minimum building heights. beverages. The tenancies may support the sale of ▪ Various permanent structures beyond the boundaries of food and beverages (including alcohol) to Theatre / the ECU-owned lots, including extensive connections Performance Venue patrons within the designated and habitable spaces over Karak Walk, and upper level tenancy areas, and in other parts of the university encroachments into a range of surrounding lots and building. reserves. Approval is sought subject to relevant and reasonable ▪ Modifications to public realm works proposed for Karak conditions. Walk and Queen Street, with the main component of those works already being approved through the existing approval dated 4 June 2021.
Prepared by Urbis for ECU 7 2.0 CAMPUS GENESIS
2.1 PERTH CITY DEAL The Perth City Deal was announced on 20 September The Perth City Deal provides for a range of other major 2020 by the Australian Government, Western Australian investments in central and inner Perth including: Government and City of Perth. ▪ The Murdoch University Vertical Inner City Campus. The key area of focus for the Perth City Deal are: ▪ Curtin University’s Historic Heart cluster. ▪ Creating jobs and supporting private investment in ▪ Western Australia Cricket Association (WACA) the CBD, particularly in areas that will support future Redevelopment. economic growth. ▪ Perth Cultural Centre rejuvenation. ▪ Enabling an energised and vibrant city centre that ▪ Perth Concert Hall redevelopment. attracts residents and visitors and demonstrates the ▪ Perth Aboriginal Cultural Centre pre-feasibility study. best in inner-city living. ▪ CBD Transport Project initiatives, and many others. ▪ Building a strong community that is inclusive, safe, This development application represents a milestone in sustainable and liveable. Perth City Deal implementation, and the timely assessment The Edith Cowan University Cultural and Creative Industries and determination of the application will enable fulfillment Education CBD Campus (the ECU City Campus) is a primary of the Perth City Deal objectives in the coming years. component of the Perth City Deal, with the $695m project supported by a $245m contribution from the Australia Government, $150m from the WA Government, and $300m from ECU.
Figure 1 Perth City Deal
PERTH CITY DEAL
ECU CITY OTHER CAMPUS INITIATIVES Various other education / Edith Cowan University’s development / streetscape Cultural and Creative / social / employment and Industries CBD Campus cultural initiatives
8 ECU City Campus Development Application Planning Report 2.2 UNIVERSITY OF THE FUTURE The ECU City Campus is designed as a ‘Creative Industries, The establishment of the ECU City Campus will mean that Business and Technology Campus’ - to complement the ECU's operations at the Mount Lawley campus will cease. existing Joondalup campus that will continue its major role This will allow for expansion of the Mt Lawley Senior High in the future of the university. School and other potential opportunities that are subject to separate processes by others. ECU is not the proprietor of The ECU City Campus is scheduled to open in 2025 and the Mount Lawley campus, so the planning for the site sits is expected to accommodate more than 9,200 students with the State Government. and staff in its opening year, growing to more than 11,500 students and staff by 2030. It is intended that the new campus will offer a model for the future of education – urban, connected, integrated The ECU City Campus is designed to deliver a mix of with business and community, and with an emphasis on faculties, incorporating the following schools, programs collaboration spaces and informal learning. and initiatives: ▪ Western Australian Academy of Performing Arts (WAAPA). ▪ Founding Pianos, ECUs preeminent public collection of rare and important pianos. ▪ Arts, Design and Communications. ▪ WA Screen Academy. ▪ Broadcasting. ▪ Kurongkurl Katitjin, ECU’s Centre for Indigenous Australian Education and Research. ▪ Business and Law. ▪ Technology and Cyber Security. ▪ Academic Pathway Program.
Prepared by Urbis for ECU 9 3.0 PROJECT BACKGROUND
3.1 PRE LODGEMENT ACTIVITIES In the lead up to the development application lodgement, a range of parties have been consulted with in relation to the design, application content and other relevant processes. These are outlined in Table 1.
Table 1 DA Pre Lodgement Activities
SUMMARY OF ENGAGEMENT NOTE
STATE DESIGN SDRP sessions were held on 3 May 2021 and 15 June 2021. An additional SDRP session/ sessions will occur post DA REVIEW PANEL These sessions allowed for detailed presentations by the lodgement, to assist with the design team, including information on the complex brief assessment and refinement requirements of the project and the site constraints. process. It is expected that The sessions allowed for an array of feedback from the panel the third session will take members on the overall design approach, design drivers like place within several weeks of landscape and sustainability, and specific design decisions. the development application This feedback has been taken into account in the final design lodgement. concept process and has influenced some of the information and justifications provided in this report and supporting technical reports. OFFICE OF THE Outside of the SDRP sessions, a variety of direct discussions It is expected that discussions will GOVERNMENT have been had with the Office of the Government Architect, continue through the assessment to assist with design direction and co-ordination of feedback process, and even throughout ARCHITECT from various parties. the detailed design process following any determination of the development application. DEVELOPMENTWA Ongoing discussions have been had with DevelopmentWA The required content of the officers in relation to the development application process, development application development application content, and various compliance package has been confirmed with matters. DevelopmentWA has played an active role in the DeveopmentWA. SDRP process and has been seen the design development evolution through the pre-lodgement process. The DevelopmentWA Central Perth Land Redevelopment Committee was briefed on the proposal on 2 August 2021.
10 ECU City Campus Development Application Planning Report SUMMARY OF ENGAGEMENT NOTE ELDERS ADVISORY A six member Elders Advisory Group was established for The group endorsed the Cultural GROUP the project by Aboriginal Productions and Promotions. This Narrative that has been prepared involved three meetings over a three-month period where and the project and design itself. the project concept was provided and discussed and the invaluable contribution of Nyoongar people’s involvement in the project sought. CITY OF PERTH A variety of discussions have been had with City It is noted that the City will be a representatives. This has included preliminary discussions in key referral authority as part of relation to design direction, participation in the SDRP process the application assessment. (with the City Architect present at all sessions and some interim meetings), and liaison in relation to the development application processes in conjunction with DevelopmentWA. PUBLIC Stantec, as the project’s structural engineers have had An outline of these ongoing TRANSPORT ongoing discussions with the PTA to discuss the requirements discussions is provided in the for achieving structural clearance – and the information supporting Structural Concept AUTHORITY required at the various stages to achieve that. Memo. DEPARTMENT Liaison with DWER was undertaken to clarify the impact of N/A. OF WATER AND the Contaminated Site Act memorial on the City Campus lots. The memorial has, in effect, no functional impact on the ENVIRONMENTAL proposed development. REGULATION DEPARTMENT OF Various liaison has been had with DPLH officers in relation The general agreed direction from PLANNING, LANDS to impacts on Crown land, and in relation to the additional these discussions was that there and later processes to deal with the various proposed are a variety of mechanisms to AND HERITAGE encroachments beyond the main City Campus lots. resolve access and tenure of the encroachment areas. Further, it DPLH provides critical support in co-ordinating landowner was generally agreed that the consent obtainment for lots affected by the application that number, extent, and location of are not owned by ECU. encroachments should be design- led, as opposed to process-led, with access and tenure to be resolved in conjunction within or post any development application process.
Prepared by Urbis for ECU 11 3.2 SUPPORTING PROCESSES AND ACTIVITIES The development application for the ECU City Campus is one of many required processes and activities that will enable the construction and operation of the new university. Table 2 provides an overview of some of the current and future intersecting processes and activities that will need to occur.
Table 2 Supporting Processes and Activities
PROCESS/ACTIVITY DESCRIPTION NOTE
ROE STREET Major enhancements to Roe The ECU City Campus design team has had access to the Roe ENHANCEMENT Street commenced in late May Street design, and has considered these works in preparing 2021. The $22m project will development plans. provide a new streetscape, The ECU City Campus will provide additional activation to the including wider footpaths, improved Roe Street interface. New trees and bicycle lanes additional trees, and protected being constructed as part of the enhancement are unaffected bicycle lanes. as proposed vehicle access to the new campus is limited to Queen Street. KARAK WALK AND Public realm works for Karak There is a Deed of Arrangement in place between ECU and QUEEN STREET Walk and Queen Street received DevelopmentWA. This deed allows for ECU to undertake the planning approval on 4 June Karak Walk (between Yagan Square and Queen Street) and PUBLIC REALM 2021. Queen Street works as part of the City Campus project. WORKS The approval incorporated This will ensure that those works do not conflict with the creation of the new Queen Street construction activities and programme of the City Campus. roadway between Wellington This development application proposes changes to the Queen Street and Roe Street, as well Street and Karak Walk plans as approved. The intent behind new landscaping and paving in these changes is to allow for integration with the campus that street and through Karak works, as the public realm works were prepared, lodged, and Walk, generally in a similar approved prior to designs for the ECU City Campus being fashion to that present in Manatj available. Park in Kings Square. The Karak Walk changes are indicated in the Architectural The application also included Drawings and detailed in the Landscape Report. The changes public realm works for Karak generally involve modified planter locations and the removal Walk west of Queen Street. of canopy elements. The modifications to Queen Street reflect the final crossover location into the site, and the associated impacts on trees. Additional on-street parking bays are also proposed, allowing for additional loading and ACROD spaces close to the campus.
12 ECU City Campus Development Application Planning Report PROCESS/ACTIVITY DESCRIPTION NOTE EARLY WORKS DA An early works DA will be An early works DA will be progressed separate to the prepared and submitted to main DA, allowing for site establishment works to occur enable site establishment and in a framework that does not require consideration of an mobilisation. extensive array of planning conditions. The early works DA will include demolition and site clearing, site boundary establishment, and pedestrian diversions to allow for safe construction. RAIL Relevant instruments on the The process for the clearance is set out under the relevant INFRASTRUCTURE ECU City Campus lots require title instruments and occurs separate to any planning a process of clearance with process. As noted previously, engagement between the City CLEARANCE the Public Transport Authority Campus structural engineers and the PTA has been ongoing to ensure that relevant rail in preparation for the formal fulfilling of the obligations under infrastructure is not unduly this process. impacted by any proposed works. A Structural Concept Memo has been provided with this application to outline the high-level approach to accommodating this site constraint. LAND TENURE As described in the following As noted previously, the intent has been for the extent of section, the proposed affected lands to be a design-led process, with access and development incorporates a tenure to be resolved later, noting that the extent and location range of projections, connections of encroachments and the like would change pre and post and habitable spaces outside of lodgement during the design development and assessment the current ‘main’ City Campus process respectively. lots. It is requested that DevelopmentWA, when considering this It is appreciated that a range of application, generally anticipate that access and tenure will additional processes are required be resolved, and that any related conditions do not bind ECU to ensure ECU has appropriate into any particular tenure or access arrangement. A wide rights of access to affected variety of solutions are possible, including leases and the lands, and that that suitable creation of additional volumetric lots. tenure, agreeable to relevant parties, is also secured.
Prepared by Urbis for ECU 13 TIMELINE September 2020 Perth City Deal announced
ECU City Campus architects and project Early-Mid 2021 team appointed
Early May 2021 State Design Review Panel session #1
Deed of Arrangement signed between ECU Early June 2021 and DevelopmentWA
Early June 2021 ECU City Campus lots transferred to ECU
Mid-June 2021 State Design Review Panel session #2
Central Perth Land Redevelopment Early August 2021 Committee briefing
WE ARE Mid-August 2021 Main works DA lodgement HERE
Mid-August 2021 Early works DA lodgement
September 2021 State Design Review Panel session #3
October 2021 Anticipated early works DA approval
Anticipated commencement of site November 2021 establishment/early works
December 2021 Anticipated main works DA approval
2022-2025 Construction and ongoing detailed design
2025 ECU City Campus opens
14 ECU City Campus Development Application Planning Report 4.0 SUBJECT SITE
4.1 AFFECTED LAND Table 3 provides an overview of the ‘main’ City Campus lots, which contain the bulk of the proposed works as part of this development application. Table 4 provides an overview of all other affected lands. The architectural drawings illustrate in detail all proposed encroachments into other lands. Refer to Figure 2, Figure 3, and Figure 4 which illustrate the sites location, context, and lot details respectively.
Table 3 Main City Campus Lots
LOT AND LANDOWNER ADDRESS DESCRIPTION AND TENURE LOT AREA NOTE / PROPOSED WORKS 13 on This is the Edith Cowan 5,365sq.m. Lot 13 lot fronts Yagan Square (to the east), Karak Walk (to DP406063 northern lot University. the south), and Queen Street (to the west). between Karak No address. Freehold. Lot 13 does not include the busport entry/portal building to Walk and Roe Yagan Square. This structure sits in a separate volumetric lot Street. which also includes subterranean PTA infrastructure. Lot 13 is substantially impacted by subterranean public transport infrastructure. This lot will accommodate part of the integrated campus building, including most components related to WAAPA. 14 on This is the Edith Cowan 2,713sq.m. Lot 14 fronts Yagan Square (to the east), Karak Walk (to the DP406063 southern University. north), and Queen Street (to the west). lot between No address. Freehold. This lot is partly impacted by subterranean PTA Karak Walk infrastructure along its northern edge. and Wellington Street. This lot will accommodate part of the integrated campus building, including the Business and Law school. This lot will be truncated by approximately 6m at the southern (Wellington Street) edge soon after practical completion of the City Campus, to allow for a wider footpath on Wellington Street, consistent with what has been delivered for other lots fronting Wellington Street in the Perth City Link. There is a proposed upper level, cantilevered projection into what will be part of the future Wellington Street reserve (within the future 6m strip to be ceded). This includes teaching spaces on L06 and L07, and function spaces on L07.
Prepared by Urbis for ECU 15 Table 4 Other Affected Lands
LOT AND ADDRESS DESCRIPTION LANDOWNER AND TENURE AREA NOTE / PROPOSED WORKS Lot 200 on This volumetric State of Western Australia. 7,876sq.m. Proposed works impact various above-surface components of the DP413106 lots incorporates Crown land under MO to the PTA Yagan Square portal to the Perth the Perth (0118934). Busport portal Busport, including: structures • Removal of the temporary roof (above ground), treatment on the structure (as as well as the has been planned for) and related subterranean wall cladding to enable structural busport and rail integration of the new building as infrastructure. required with the portal structure. • Replacement of the existing dark- tinted glass with a lighter shade in keeping with the façade treatment of the City Campus, and other minor architectural changes. • Modifications to the northern part of the portal, to allow for direct pedestrian access from the ground level of the portal into the campus building. Lot 511 on Lot between State of Western Australia. 611sq.m. Lot 511 is a separate lot to the Wellington Street reserve, and DP406063 southern Crown land. ECU lot and contains part of the Wellington Street Wellington bicycle path. Street. The upper level encroachments noted in lot 14 (extending beyond the future southern boundary of lot 14 following practical completion), do not impact this lot as currently proposed, however it is expected lot 511 may be amalgamated with the future excised portion of lot 14. Lot 506 on Future Queen State of Western Australia 2,294sq.m. No major encroachments are proposed, however some architectural DP406063 Street public Crown land under MO to MRA projections relating to the façade road. (O118955). system are likely to project into this Reserve No. 53305 lot. Modifications to the existing Queen Street public design realm accounted for in this application including new on-street parking bays on the eastern side of the carriageway, and related landscaping and paving modifications. Lot 8006 on Karak Walk State of Western Australia 935sq.m. Bridges and habitable spaces are proposed at the mezzanine, L02, L03, DP406063 (between Queen Crown land under MO to the MRA L04, L05 and L06. Encroachments Street and Yagan (O118953). Square). include circulation spaces to The MO is conditional to the land accommodate movement across the being for the designated purpose integrated campus, as well as spaces of ‘Recreation’ and for purposes used for collaboration and teaching ancillary or beneficial to that (including part of the library on L05), purpose. The land is part of Crown The connections will also be used to Land Reserve 53308, which has the integrate services and utilities across same purpose as the MO. the campus building.
16 ECU City Campus Development Application Planning Report LOT AND ADDRESS DESCRIPTION LANDOWNER AND TENURE AREA NOTE / PROPOSED WORKS Lot 8008 on Yagan Square, State of Western Australia 1.1008ha. A variety of major projections are proposed including: DP413106 including Crown land under MO (O118937) to to eastern 420 MRA. • Architectural features around boundary of City Wellington the WAAPA recital hall on the Campus lot. The land is part of Crown Land Street, mezzanine level and above, Reserve 53304. The reserve including a major digital screen. Perth purpose is for ‘Cultural, Recreation, • Circulation spaces on L01. Entertainment and Community Purposes, including sale of food and beverage, public events, public art, office. DevelopmentWA has the power to grant leases up to 25 years, subject to the consent of the Lands Minister. Lot 508 on Portion of land State of Western Australia 1,054sq.m Proposed projections include: P406063 between Roe • WAAPA teaching, collaboration, Street and lot 13 and circulation spaces on the This is not the mezzanine level, L01, L02, L03, Roe St road L04, L05. reserve, it is a separate lot between lot 13 and the existing Roe Street road reserve. Note: Where buildings are less than 500mm set off the lot 13 and lot 4 boundaries, sun shades on the façade system may project up to 500mm into adjacent lots.
▪ The campus is an integral outcome of the Perth 4.2 ENCROACHMENTS City Deal which has amongst its aims, the enabling Encroachments into reserves and the like are regular in of an energised city centre that attracts residents a Western Australian context, with bridges connecting and visitors. The deal is also planned to aid Perth’s CBD precincts or suburban shopping centres being long-term prosperity. The eye-catching projections, commonplace. particularly related to the recital hall and upper level projections on Wellington Street, are integral to the It is acknowledged that encroachments to provide habitable building establishing itself as a landmark and its space are less common. contribution to Perth’s built form identity. The ECU City Campus presents a unique proposition in ▪ The Karak Walk connections are essential to unique circumstances that cannot be easily replicated by establishing a single campus building and experience. others. It is not expected the proposed encroachments will Learning, collaboration, student support and other not set any precedents for other CBD development. ancillary uses are spread across the campus building, and maintaining a seamless student and staff The circumstances are unique in that: experience. ▪ The 20ha ECU Mount Lawley campus is being ▪ The Karak Walk connections assist in the structural compressed into an 8,078sq.m site (with the final area design of the building, noting the heavy site constraints being less following the required 6 metre ceding of on lot 13 which has limited capacity to accommodate land along Wellington Street), together with additional load bearing foundations. The Karak Walk connections faculties not present at Mount Lawley. The spatial will also assist in unifying various utilities and systems demands of the project, of accommodating a suburban across the campus. The overall impact is a more university into a vertical CBD site, are immense. Each efficient and functional building. individual space in the development has an integral education and/or functional purpose that has originated As discussed in section 3.2 of this report, a range of from a detailed brief of the spatial needs of the subsequent processes will be required to the DA to secure university. appropriate use rights and tenure. This may include modifications to existing Management Orders and Crown land reserve purposes.
Prepared by Urbis for ECU 17 Figure 2 Wider Context Plan
City West
FRANCIS ST
NIGHTLIFE PRECINCT ROE ST
RAC Arena WELLINGTON ST WILLIAM ST Claisebrook CULTURAL ECU PRECINCT CITY CAMPUS MURRAY ST Perth
QUEEN ST Perth McIver HAY ST Underground
ST GEORGES TCE RETAIL Royal Perth CORE Hospital
OFFICE CORE
Perth Convention BARRACK ST and Exhibition Centre CIVIC PRECINCT Elizabeth Quay
Elizabeth Quay
RIVERSIDE DR
18 ECU City Campus Development Application Planning Report JOHN ST
T S N O T N E H S PARKER ST ABERDEEN ST
NTAIN TCE FRANCIS ST
MOU
MELBOURNE ST Figure 3 Aerial Context Plan JAMES ST WEST
CHINA TOWN LAKE ST
Roe Street Enhancement (under construction) NICKS L PERTH CULTURAL
Former Roe CENTRE Street TemporaryT
ROE ST S
Bus Station
G N I KARAK WALK K STATE THEATRE T E S CENTRE OF WA
R
N U Perth BusportT E King Street Portal E FU U
Q Perth Busport Perth Busport E Yagan Square Portal R ECU Queen Street Portal U CITY CAMPUS YAGAN FUT SQUARE To Cultural Centre To Perth Station WELLINGTON ST
SHAFTO L
PRINCE L
KING ST Perth Station RAINE SQUARE
QUEEN ST
Perth Underground WILLIAM ST L MURRAY ST Station
140 FORREST WILLIAM PLACE WOLF L
Prepared by Urbis for ECU 19 HAY ST
ST GEORGES TCE
BARRACK ST ST WE LAKE ST ST
Figure 4 Detailed Lot Plan NICKS L
WILLIAM ST
ROE ST
Lot 508 DP406063
Lot 13 DP406063 Lot 506 DP406063
Lot 8006 DP406063
Lot 200 DP413106 KARAK WALK
QUEEN ST YAGAN SQUARE Lot 511 Lot 14 DP406063 Lot 8008 DP406063 DP413106
WELLINGTON ST
M ST WILLIA
UEEN ST Q
Legend 20 ECU City Campus Development Application Planning Report
Railway Line Railway Tunnel Building Footprint Roads
0 50 100
Cadastre Metres 4.3 SITE CONSTRAINTS The subject site contains several instruments on the substantially impacts ease of major construction on lot respective certificates of title, relating to structural, 13, as outlined in greater detail in the Architectural Design operational and environmental constraints to the land, refer Statement. to Table 5. In addition, the subject site has a high to moderate risk of The public transport infrastructure below and around the acid sulphate soils occurring within 3 metres of the natural site presents significant challenges for the project - some soil surface. An Acid Sulphate Soils Management Plan will of these are illustrated in Figure 5. The presence of the therefore be prepared following approval of this application, Perth Busport, Fremantle rail line, and Joondalup rail line for submission at the Working Drawing stage.
Table 5 Summary of Key Notifications
DOCUMENT TYPE PARTIES IMPACT O118956 Easement Water Corporation Affects eastern parts of both City Campus lots adjacent to Yagan Square (see sheet 4 on Deposited Plan 406063). Ongoing liaison with Water Corporation will be required to ensure impacted infrastructure is managed during the construction process. L400004 Memorial Department of Affects all parts of both City Campus lots. Environmental This notates that the sites are possibly contaminated and that Regulation engagement with DWER is required. Liaison with DWER revealed that restrictions on use on the sites are not relevant, given there is no proposed permanent interaction with in-ground soils on-site M112778 Easement PTA/ State of WA Affects all parts of both City Campus lots. This easement sets out obligations to support/not negatively impact the diaphragm walls constructed as part of the undergrounding of the Fremantle rail line. The Minister for Transport (or as otherwise delegated) must approve any works prior them being undertaken. Requirements under this easement will be appropriately fulfilled outside of the development application process. It is expected that the PTA will make appropriate reference to this requirement in its referral comments.
Prepared by Urbis for ECU 21 ST WE LAKE ST ST
Figure 5 Key Constraints NICKS L Subterranean Rail Infrastructure Subterranean Bus Infrastructure WILLIAM ST Bus ROE ST Portals
KARAK WALK
QUEEN ST
WELLINGTON ST
M ST WILLIA
UEEN ST Q
Legend 22 ECU City Campus Development Application Planning Report
Railway Line Railway Tunnel Building Footprint Roads
0 50 100
Cadastre Metres 5.0 PROPOSED DEVELOPMENT
5.1 DEVELOPMENT DETAILS Table 6 provides an outline of the proposed development.
Table 6 Development Details
ITEM INFORMATION NOTE Basic Description This application proposes major new integrated tertiary A range of faculties will be accommodated education building, including a range of ancillary uses and in the campus, including WAAPA and functions. Business and Law. GFA Approximately 64,000sq.m, with NLA of approximately These figures will change during the 37,000sq.m. detailed design and fit out process. There is no applicable planning control which guides plot ratio or similar. Land Uses The following land uses are proposed: All proposed uses are effectively ancillary to the primary Education Establishment Educational Establishment – for most of the proposed land use. development, noting there will be a variety of incidental administrative, training, function and other activities that will occur within the building. Theatre / Performance Venue - for the various proposed theatre and performance venues, noting this may include the incidental sale of food and beverages (including alcohol) to attendees. The venues will be used extensively for teaching and learning (i.e., ancillary to the Educational Establishment use), as well as for public performances. Restaurant / Cafe – for the retail tenancies as indicated in the architectural drawings, which are primarily intended to accommodate the sale of food and beverages. The tenancies may support the sale of food and beverages (including alcohol) to Theatre /Performance Venue patrons within the designated tenancy areas, and in other parts of the university building. Height A 9 storey building (lot 13) and 12 storey building (lot 14) is A mid-rise building is proposed, following proposed (including plant levels). consideration of a range of alternatives. Refer to the Architectural Design The building is typically 50m above ground level to Yagan Statement. Square. The tallest parts of the building to the corner of Queen Street and Wellington Street, are approximately 64m above ground level. Pedestrian The campus is intended to be porous with the surrounding Refer to the Campus Context Floor Plan in Access locality. the architectural drawings for details of all pedestrian access points. The primary campus entrance is from Yagan Square, north of Karak Walk. Student/public pedestrian access is also possible via all other frontages except Queen Street. Vehicle Access There is a single proposed crossover to Queen Street, north N/A. of Karak Walk. Loading A single loading area is proposed, with two docks accessible N/A. via the crossover noted above.
Prepared by Urbis for ECU 23 ITEM INFORMATION NOTE Vehicle Parking No vehicle parking is proposed on-site – either for occupants N/A. or visitors to the building. Bicycle Parking 294 bicycle bays are proposed, including 199 for students and The final number of bicycle parking and and EOTF 95 for staff. EOTF will be determined during detailed design, with a view to increasing capacity. At least 13 showers and 83 lockers (for staff) are proposed at this stage of design. Hours of Parts of the campus will be accessible 24/7 to students and N/A. Operation staff. Usage of the campus will vary, with most learning activities taking place on weekdays and from early morning to late evenings. Functions and other events associated with the university, including by third parties, may occur at any time. The performance venues will be used through the week and weekends, including to late in the evenings when there are public performances. Public Access Public access is available for lower-level circulation areas, The final access and operational details retail, and some informal learning and collaboration spaces. of the campus will be determined through the detailed design process. Other spaces will have restricted access to students and staff, as will most other spaces after hours. Public access will be facilitated as appropriate to accommodate use of theatre, performance, function and ancillary spaces. Retail Limited retail is proposed, with two ground-level tenancies The approach to campus retail is explained with a combined 155sq.m to Yagan Square. A small internal in the Design Drivers section of this report. tenancy on L04 is also proposed. It is likely that the tenancies will be used for the sale of food and beverage. Signage A major digital screen is proposed fronting Yagan Square and The approach to digital signage is partly to Roe Street. explained in the Design Drivers section of this report. A second digital screen is proposed inside the building at the corner of Wellington Street and Yagan Square which will form The screens will be used to advertise part of a proposed broadcast centre. university events and initiatives, and display creative content. This may include reference to other parties and sponsors involved with those events and initiatives. Building signage will be resolved via a separate application. Signage shown on the architectural drawings should be considered as indicative. External Works As outlined in the Affected Land and Encroachments section All works outside of lots 13 and 14 are of this report, a range of works external to lots 13 and 14 are outlined in detail in the architectural proposed, including: drawings. • Various building projections and bridges. • Modifications to the approved public realm works in Karak Walk and Queen Street. • Modifications to the Perth Busport Yagan Square portal structure. • Various sun-shade projections into surrounding lots that form part of the façade design.
24 ECU City Campus Development Application Planning Report FAST FACTS
$695M 300+ ~10,000
A city-shaping level of Annual WAAPA performances Students flooding into investment. that will energise Perth. Perth by 2030.
3,000 ~1,500 100,000 JOBS NEW STAFF VISITORS
Visitors every year to WAAPA Jobs during construction New staff working in the heart of productions - eating and drinking in (including 1,400 direct). Perth by 2030. city restaurants.
2025 $7.5B 9-12 STOREYS
Long-term economic impact A year to remember when ECU that will pay dividends for A landmark mid-rise building City Campus opens. Perth. fronting Perth’s public square.
0 64,000 5 CAR BAYS SQ.M GFA STARS
Zero on-site car bays for a A major new building in ECU City Campus will achieve 5 more active, sustainable Perth. central Perth. star Green Star as-built rating
Prepared by Urbis for ECU 25 CHINA TOWN
Concentration of WAAPA and creative uses closer to Northbridge and the cultural precinct.
DEVELOPMENT HIGHLIGHTS: ROE ST GROUND PLANE
Single crossover and loading dock. QUEEN ST
Full open-air public access maintained through Karak Walk. KARAK WALK
0 on-site car parking bays.
Modified Queen Street public realm design to integrate with campus design, including new on-street parking bays.
WELLINGTON ST
Transparent bicycle Porous design with multiple storage area. pedestrian access points.
RAINE SQUARE
26 ECU City Campus Development Application Planning Report PERTH CULTURAL CENTRE
WILLIAM ST
STATE THEATRE CENTRE OF WA
Primary pedestrian entrance to Yagan Square. PERTH TRAIN STATION YAGAN SQUARE
Direct entry to Perth Busport Yagan Square portal.
Modified Karak Walk public realm design to integrate with campus design.
Broadcast centre with major digital screen.
WELLINGTON ST
FORREST PLACE
140 WILLIAM
Prepared by Urbis for ECU 27 Function space cantilevered over Transparent design, with teaching, Library and informal learning part of Wellington Street verge. collaboration and office uses spaces visible from Yagan Square fronting all streets. and the core CBD.
Multiple connections over Karak Walk.
CORE CBD
DEVELOPMENT HIGHLIGHTS: VIEW FROM YAGAN SQUARE
Modified Perth Busport entry Broadcast centre with to integrate with campus substantial digital displays. aesthetic, and to allow for direct campus access. Modified Karak Walk public realm design to integrate with campus design.
28 ECU City Campus Development Application Planning Report Rooftop solar panels. Integrated sun shades that provide facade depth and improve building efficiency.
NORTHBRIDGE
Rooftop gardens.
Major digital screen to Yagan Square.
Primary pedestrian entrance to Yagan Square.
Prepared by Urbis for ECU 29 30 ECU City Campus Development Application Planning Report Prepared by Urbis for ECU 31 6.0 DESIGN OVERVIEW
The ECU City Campus has been designed by Silver Thomas controls, and the various site and technical restraints and Hanley and Haworth Tompkins, with support from a range opportunities that apply. of technical consultants and other design experts, including The following sections outline some of the primary design theatre specialists Charcoalblue. drivers of the proposal – from an architectural and city- As outlined in the in the Architectural Design Statement, making perspective, and consideration of the proposal the design process has involved the incorporation of a against the design principles of SPP7.0 – Design of the Built complex brief on compact site, consideration of planning Environment.
6.1 DESIGN DRIVERS
AN INTEGRATED SERENDIPITOUS CONNECTION TO CAMPUS INTERACTIONS COUNTRY Despite being located over two University users will be Together with other elders, Dr lots, the ECU City Campus is a channelled into two key vertical Richard Walley has developed single, integrated building. circulation spines on each a Cultural Narrative and lot, to maximise chances for translated it into a series of Various connection points, encounters between educators drawings that acknowledges teaching spaces and and students, and between the loal areas role as a collaboration and study areas staff. traditional meeting place and are located over Karak Walk. one of learning. All building users will come The integrated approach allows together at L04 and L05 at the The architects have taken for shared facilities, better informal learning and library inspiration from Dr Walley’s structural design, and a more spaces, where the circulation ‘Life’s Layer’s drawings into the cohesive university culture spines merge. frontages to Karak Walk, with and collaborative learning varying colours and textures environment. to represent the journey from underground to the sky The ECU Cultural Authority Elders were engaged through a peer based process and they fully endorsed the ECU City Campus project and the proposed design.
32 ECU City Campus Development Application Planning Report ACTIVITY A UNIVERSITY AT ONE THE RIGHT SCALE CONTRIBUTOR WITH THE CITY The mid-rise campus is the right The university will be a major The public will be able to scale for the site – providing a net contributor to the vitality of see the inner workings of the more efficient and collaborative existing city businesses. campus, providing another layer campus that is not possible in a to the city experience. taller builder. Only two small retail tenancies are proposed within the campus At ground and at upper levels, The built form allows for a - so students and staff will eat, teaching and learning, and gradual step up from Yagan drink and shop at Yagan Square, functional spaces of the Square to taller buildings Northbridge and the CBD. university will be visible from further west in Perth City Link, the public realm. and the transition from low-rise Northbridge to the core CBD. A pedestrian on Roe Street might glimpse someone practicing ballet or the trombone. A passer-by on Queen Street will see theatre sets being bumped in for the next WAAPA show. Patrons walking to a game at RAC Arena will see students studying in INTEGRATED WITH CITY bridges above Karak Walk. LIFE AND BUSINESS The design offers a nod the future operations of the campus. WAAPA and related facilities are concentrated close to Northbridge, while Business and PEDESTRIANS FIRST Law and Technology and Cyber Security are concentrated close ECU City Campus is a central to the CBD. city university with a central city design. Collaboration between existing A CITY BEACON institutions, organisations and The building provides zero car businesses in the CBD across The campus is deliberately parking bays and substantive all disciplines will form a key eye-catching, paying homage to end of trip facilities and bicycle part of a new approach to its place at one of Perth’s most parking. This provides a education. important junctions. foundation for more sustainable travel behaviour befitting of The proposed digital screens The use of major projections, local transit options. will be used in harmony with positive and negative spaces, the Yagan Square Digital Tower, a unique façade, and the use of The limited and compact and be used to stream live colours within Karak Walk, all loading facilities allow for performances and as a creative play a role in providing a visual grater levels of activation to all tool to improve city vitality. feast for Perth. streets.
Prepared by Urbis for ECU 33 34 ECU City Campus Development Application Planning Report 6.2 SPP7 State Planning Policy 7.0 – Design of the Built Environment provides best practice guidance on design quality and built form outcomes, setting out ten design principles to inform assessment and design review. LANDSCAPE As outlined in this report, the ECU City Campus project has QUALITY been the subject numerous sessions with the SDRP and the OGA, where the development was generally positively received. Good design recognises that together landscape and The following outlines how the submitted design has evolved buildings operate as an integrated and sustainable to respond to the ten principles. system, within a broader ecological context. Outdoor and public spaces are important, they should be designed with people in mind, be attractive and comfortable, and create identity. CONTEXT AND RESPONSE CHARACTER ▪ The development will enhance the viability and experience of Yagan Square as a public space. Good design responds to and enhances the distinctive Solar access to the pedestrian mall is maintained characteristics of a local area, contributing to a sense consistent with to the planning requirements, and of place. the campus will provide footfall to businesses and the public realm. Yagan Square’s role as a ‘lookout’ RESPONSE will be enhanced, as will its sense of enclosure by the intensity of the CBD. ▪ The ECU City Campus will create a memorable ▪ landmark for Perth in a high-profile location. The Seamless integration is proposed with public building’s unique profile, driven by the uses within realm works in Karak Walk and Queen Street, with in it, combined with the use of form, colours, approved planting and other landscape features texture and façade treatments sets it apart from modified to allow for the intended movement other buildings in the city context. The bridges and patterns and frontage uses of the campus. Karak projections of the building are particularly unique. Walk will function as an extension of the campus as an outdoor informal learning/collaboration ▪ The ‘theatre’ of the building – the windows into space. university life, the use of digital screens, and the ▪ emphasis on active transport – responds to the The main pedestrian entry to the campus from site’s role as a central hub for Perth. The campus Yagan Square will blend with the external public will contribute to city vitality in direct and indirect realm treatment, with undercover grand steps ways. effectively functioning as an extension of the public realm. ▪ The proposed built from allows for a subtle ▪ transition from the Horseshoe Bridge and Yagan A range of terraces and wintergardens are Square to taller buildings further west in the Perth proposed at upper levels fronting various streets, City Link, and for a transition from the relatively providing amenity for building users and allowing low-rise Northbridge into the core CBD. for landscape visibility from the public realm.
Prepared by Urbis for ECU 35 SUSTAINABILITY AMENITY
Good design optimises the sustainability of the built Good design provides successful places that offer environment, delivering positive environmental, social a variety of uses and activities while optimising and economic outcomes. internal and external amenity for occupants, visitors and neighbours, providing environments that are RESPONSE comfortable, productive and healthy. ▪ The development will achieve a 5 star Green Star rating and a WELL v2 Gold rating, both of which RESPONSE will ensure the efficient use of resources in the ▪ In addition to the extensive formal teaching spaces, building and long-term reductions in operating students have access to extensive informal costs. learning and collaboration spaces through the ▪ To achieve these ratings a broad range of design building. These include internal spaces, external and operational measures will be implemented. terraces and wintergardens, and into the public This varies from efficient waste management and realm in places such as Karak Walk. processing, a major solar panel installation on ▪ All buildings occupants will benefit from abundant the roof of the building, efficient light and water natural light and modern ventilation. fittings, and the development’s emphasis on ▪ The building provides substantive activation to all sustainable modes of transport. frontages, through the use of retail, informal public ▪ The development offers a broader social benefit spaces, and windows into the operations of the through its enhancement of city vitality and the campus. The nature of the university and WAAPA location of a major educational facility at arguably will provide vitality from early morning into the the most accessible location in Perth. evenings, and through the weekends. ▪ In addition, the project through its construction ▪ Awnings are provided to a range of frontages to and ongoing operations will provide a substantial provide weather protection to pedestrians. injection of students, staff and visitors in the city, with a resultant significant economic impact.
AESTHETICS COMMUNITY Good design is the product of a skilled, judicious design process that results in attractive and inviting buildings Good design responds to local community needs and places that engage the senses. as well as the wider social context, providing environments that support a diverse range of people RESPONSE and facilitate social interaction. ▪ ECU City Campus has gone through an exhaustive design process. RESPONSE ▪ The process began with an extensive brief to ▪ As noted, the development will facilitate a major ensure the teaching, learning and functional needs new education facility at Perth’s most accessible of a major campus were met. location – broadening access to higher education ▪ Complementing this was extensive internal ECU for all of metropolitan Perth. visoning and planning workshops to understand ▪ The development combines a range of disparate the design drivers of the project, and to reflect the faculties – allowing for a varied user base and ambition of ECU’s University of the Future program associated interactions with city businesses and into its design. organisations. ▪ Supporting this process was ongoing inputs from ▪ The WAAPA theatres and performance spaces will an expansive technical team and external design all of the community to experience and enjoy the review via the OGA and SDRP. building. ▪ Further enhancing this process to date will be ▪ The limited retail-on site responds to broader further design review, public comment, and social and economic need to support existing city referrals during the development application businesses. assessment process.
36 ECU City Campus Development Application Planning Report BUILT FORM SAFETY AND SCALE
Good design optimises safety and security, minimising Good design ensures that the massing and height the risk of personal harm and supporting safe of development is appropriate to its setting and behaviour and use. successfully negotiates between existing built form and the intended future character of the local area. RESPONSE ▪ The sheer volume of students and staff in the RESPONSE campus will provide for extensive passive ▪ The proposed development provides a major built surveillance and real and perceived benefits to form edge to Yagan Square – partly enclosing this safety in the immediate precinct. important public space. This is achieved at a mid- ▪ This will have longer-term flow-on impacts as rise scale – maintaining solar access to public student housing, ancillary services and retail/ spaces and allowing for a gradual step up to taller hospitality grow and are increasingly activated buildings in the locality. around the campus. ▪ Whilst under minimum building height controls, ▪ As noted, the building is intended to be relatively the intensity of the built form programme and the porous, however is able to be progressively diversity of uses proposed will provide activation cordoned as activity levels decrease. into the evenings and weekends – ensuring that ▪ Only a single crossover is proposed, with zero the development provides the level of energy on-site car parking bays – reducing the potential sought in this location in the planning framework. for vehicle/pedestrian conflict in what is a major ▪ The use of projections and positive and negative transit hub and pedestrian crossroads in the CBD. spaces, combined with colour, façade treatments and varying materials reduces any monolithic impact of the built form. ▪ The general light tones of the building also reduces its perceived scale, and aligns with the Perth context of light and open skies. LEGIBILITY
Good design results in buildings and places that are FUNCTIONALITY legible, with clear connections and easily identifiable elements to help people find their way around. AND BUILD QUALITY
RESPONSE Good design meets the needs of users efficiently and ▪ Whilst the development partly encloses Karak effectively, balancing functional requirements to perform Walk, sightlines and light access through this well and deliver optimum benefit over the full life cycle. space are maintained, ensuring the it will continue to play a major role as an east-west thoroughfare RESPONSE in the Perth City Link. ▪ The development has been driven since inception ▪ Modifications to the Perth Busport Yagan Square by the functional needs of the university – portal will allow for direct access into the main accommodating the needs of the faculties, campus entrance. The portal will be modified to collaboration and teaching and learning spaces, allowed for integrated design with the campus space for staff and research, and the technical aesthetics, however signage will be maintained to needs of a large university building. ensure the portal remains visible and obvious to ▪ The design has met that brief of spaces required, public transport users. with bold steps taken to stack theatres, integrate ▪ The campus is designed to be relatively porous, so services, and to consolidate core functions like entry points will be varied, however there are two loading to maximise efficiency on a constrained site. key vertical transport spines up the building which ▪ The development will achieve a 5 star Green merge on L04 and L05. Star rating, which will ensure the efficient use of ▪ Natural synergies guide the allocation of space in resources in the building and long-term reductions the building, with creative faculties and WAAPA in operating costs. concentrated close to Northbridge, and Business ▪ ECU will own and operate the campus building, so and Law and similar schools concentrated on the there is ongoing emphasis to ensure final decisions core CBD side. are made with building longevity in mind.
Prepared by Urbis for ECU 37 6.3 TECHNICAL INPUTS A range of technical inputs have been prepared to guide the design development process and to provide supporting information for the assessment of the development application. The following provides a summation of the key outputs and findings from each report. Refer to relevant reports for details.
LANDSCAPE ACOUSTICS AND VIBRATIONS
The Landscape Report prepared by The Acoustic Report prepared by ASPECT STUDIOS: MARSHALL DAY: ▪ Provides insight into the local landscape context ▪ Identifies noise sensitive premises in the locality and the design inspiration from the locality, – primarily nearby residential and special Edith Cowan as an historical figure, ECU’s other residential buildings, and the general noise levels campuses, and the cultural narrative prepared by of the locality which the building design needs to Dr Richard Walley. consider. ▪ Outlines the role that landscape will play inside the ▪ Concludes that the development is capable of building, particularly in enhancing the environment meeting relevant regulatory controls for noise of the informal learning and collaboration spaces. generation, subject to a focus during detailed ▪ Details the integration with Yagan Square, Karak design on plant selection and design, structural Walk and Queen Street public realm, including design, and selection of high-performance specifying modifications to the existing approved facades and insulation treatments. public realm works. The intent is for the campus ▪ Outlines that similar measures are required to blend seamlessly with existing and future to ensure that external noise generation, and public realm elements. vibration from subterranean public transport ▪ Details the proposed design of terraces and infrastructure, is managed to provide appropriate wintergardens at upper levels of the building, levels of internal amenity and human comfort, which will provide landscape amenity for building particularly to ensure appropriate internal users, and landscape visibility through the performance of performance venues. building from the public realm. ▪ Provides planting and furniture details.
STORMWATER SUSTAINABILITY MANAGEMENT
The ESD Statement prepared by AURECON: The Stormwater Management Strategy ▪ Outlines the intent and capacity for the development prepared by STANTEC: to achieve a 5 star Green Star rating, and a WELL v2 ▪ Concludes that the development can comply with Gold rating. The Green Star rating is consistent with relevant discharge requirements/controls for the the requirements of DevelopmentWA Development city’s drainage system. Policy 1 – Green Building. ▪ Outlines that the development be designed to ▪ Provides the preliminary plan to achieve the accommodate temporary detention of a 1 in 100- relevant point score to achieve the Green Star year event. In normal circumstances, stormwater rating, and outlines project responsibility for will be treated appropriately before discharge into achieving intended outcomes across the design various drains on Wellington Street, Roe Street, and technical leads in the project team. and Queen Street.
38 ECU City Campus Development Application Planning Report CPTED ENGAGEMENT
The CPTED report prepared by The Interim Stakeholder and Community INTELLIGENT RISKS: Engagement Report prepared by ▪ Assesses the building design as it currently stands CREATING COMMUNITIES: and makes various recommendations that will ▪ Outlines the extensive community and affect future detailed design and building operations. stakeholder engagement processes undertaken ▪ Provides a high-level overview of some of the by Creating Communities, including workshops, security and crime risks that could apply to the site direct interviews, surveying, and a pop-up at and central Perth more broadly. Yagan Square. ▪ It is generally concluded that the design can provide ▪ Summarises the findings of that interim a safe environment for building users and the public, engagement, including high levels of support for subject to appropriate management practices and the project. final design features including attention to lighting, ▪ Discusses broader insights into community access control, visual permeability and material sentiment, including expectations for good design selections and treatments. and activation, and interest in the future of the ▪ Notes that extensive ground level activation and Mount Lawley campus, which is the responsibility the maintenance of Karak Walk sightlines as being of the State Government. positive from a CPTED perspective.
TRANSPORT CULTURAL
NARRATIVE The Transport Impact Statement and Green Travel Plan prepared by STANTEC: The Cultural Narrative Report by ▪ Outlines that due to very low traffic volumes ABORIGINAL PRODUCTIONS: directly generated from the development, that ▪ Outlines how Aboriginal Productions has worked only a TIS is required. in collaboration with the design and project team, ▪ Confirms that the loading dock can be safely utilised together with elders. This process enabled the and is sufficient for the needs of the university. sharing of cultural insights and the preparation of ▪ Outlines that the lack of parking supply is consistent a series of creative templates and drawings that with the Perth Parking Policy and that the proposed the design team could use as design inspiration. bicycle parking provision is consistent with Green ▪ Provides a detailed overview of what is now central Star requirements. Perth’s pre-settlement history. The document ▪ Outlines a range of strategies to ensure students, identifies the deep cultural significance of the area staff and visitors to take advantage of the transit through examining the connections between place, connectivity of the site to minimise displacement people, plants, animals and purpose. into private vehicles and major impacts on CBD ▪ Contains a series of drawings that were prepared car parking supply. A mode share target of 75% via to reflect the cultural narrative. The ‘Life’s Layer’s non-private vehicle is targeted, including 60% via drawing in the report has influenced the design public transport. Green Travel initiatives may include term’s architectural response – most visually SmartRider provision to staff and extensive bicycle prominent through the use of layers of colours in parking and maintenance facilities. the facades fronting Karak Walk. ▪ Calls for a range of external transport improvements to be pursued and considered, including improved pedestrian phasing at the William Street intersections north and south of Yagan Square, and a zebra crossing over the Horseshoe Bridge carriageway.
Prepared by Urbis for ECU 39 UNIVERSAL ACCESS WIND
The Disability Access Review prepared by The Desktop Pedestrian Wind Environment O’BRIEN HARROP: Assessment prepared by WINDTECH: ▪ Outlines the findings of an accessibility review of ▪ Outlines the prevailing wind conditions that affect the development application and concludes that the site. the design team has strongly embraced equitable ▪ Assesses the potential wind impacts on a range access as a concept, and that the building is capable of external public realm areas, and the proposed of meeting relevant accessibility standards. external terraces. ▪ Assesses the design response to a broad range of ▪ Identifies frontages to Yagan Square and Karak accessibility considerations including entrances, Walk as particularly susceptible to impacts from doorways, lifts and future ability to incorporate wind. The design has mitigated these potential accessible spaces in theatres, hearing augmentation impacts through stepping in the façade on L02 and tactile and braille features and signage. and L04 on the eastern frontage. Bridge links ▪ Confirms that the non-provision of on-site car above Karak Walk are also expected to baffle and parking bays does not affect the capacity to achieve slow down the winds. accessibility compliance. ▪ Concludes that screening devices and other measures will be able ensure acceptable conditions on the outdoor terraces.
WASTE STRUCTURE The Waste Management Plan prepared by ENCYCLE: ▪ Outlines the number and types of bins required The Structural Concept Memo prepared by to service the university and confirms that STANTEC: appropriate storage space is provided. ▪ Identifies the complex site constraints which ▪ Outlines the proposed waste management, apply, and the relevant requirements to minimise transfer and collection operations, including the loading impacts on the surrounding public need for daily collection. transport infrastructure – which differ between ▪ Confirms that the Queen Street loading docks the Perth Busport, Joondalup tunnels, and can accommodate the safe movement of waste Fremantle tunnel. vehicles. Waste vehicles will reverse into the ▪ Outlines the discussions that have taken place dock, and exit in forward gear -an outcome that with the PTA to ensure appropriate processes are has been agreed to in-principle with the City of followed. Perth. ▪ Outlines at a high level the approach to ▪ Notes that waste collection may take place either foundations that will ensure that load limits are by a private operator and/or the City. complied with.
40 ECU City Campus Development Application Planning Report 7.0 PLANNING ASSESSMENT
The ECU City Campus is subject to the MRA Act and CPRS, ▪ Diversity – the development represents Perth’s with planning authority resting with DevelopmentWA. first central city undergraduate tertiary facility and will broaden the central city user base. Over time In summary the proposal: this is expected to grow and change the supporting ▪ Aligns with the objectives of the CPRS and the ‘The Link’ businesses, services, and housing for the building users. project area, by providing a focal point for the Perth City ▪ Connectivity – ECU City Campus sits at the junction of Link and a major activity junction between the CBD and key spines of Perth’s public transport network. With Northbridge. zero car parking bays, the development sets a new ▪ Aligns with the objectives for Precinct 35 – Horseshoe standard for fostering sustainable transport behaviour Bridge Plaza via a major increase and broadening of for a major institution. activity - building on the precinct’s role as Perth’s ▪ Environmental integrity – The development will achieve central public square. The proposal enhances Yagan a 5 star Green Star rating and WELL v2 Gold rating. The Square’s place as a key reference point in the city inner-city campus will lead to growth in inner city and through its memorable architectural design. more sustainable lifestyle patterns. ▪ Generally algins with key provisions and objectives of the Perth City Link Design Guidelines by proposing 7.1.2 PROJECT AREA activated, fine grain buildings that blend with and complement the public realm environment. Numerous The ECU City Campus is in the ‘The Link’ project area in variations are sought, largely driven by the functional the CPRS. The vision for The Link is primarily focussed on needs of the university. reconnecting Perth to Northbridge with vibrant urbanism that embraces inner city lifestyles and character, providing The following sections outline the proposed development’s connections to major public transport, implementing quality alignment with the applicable strategic and statutory and sustainable design, and pursuing critical mass. planning framework. The ECU City Campus provides the perfect nexus to unite Northbridge with the Perth CBD, both in terms of built form 7.1 CPRS and character. Specifically, the following attributes which are unique to the ECU City Campus contribute to the linking 7.1.1 SCHEME PRINCIPLES and uniting of Perth and Northbridge: The proposal aligns with the principles of the scheme, ▪ The campus style of development provides a porous being: development with multiple entries and opportunities ▪ Places for people – the development is the result of to move through the site. The inclusion of the adjacent agreements across all levels of government and will streetscape on Karak Walk and Queen Street within deliver a major tertiary education facility to the most the design scope also ensures the blending of public accessible area in Perth. The development will foster and private spaces, allowing the ECU City Campus to vitality, enhance Perth’s global standing, and create function as a quasi-public space. new connections across the education, business, ▪ ECU City Campus will bring the school of Business cultural, and community sectors. and Law, Technology and Cyber Security, and the WA ▪ Critical mass – the development will inject thousands Academy of Performing Arts, which in many ways of students and staff into central Perth, with activity represents a microcosm of ‘The Link’ vision of uniting spread across the day and week. The performance the Perth CBD with the Northbridge cultural precinct. venues and other parts of the campus will provide The location of the campus between the CBD and night time and weekend activation. The university will Northbridge also provides synergies, allowing staff and support existing city businesses and traders. students to conveniently interact with the established art and business groups/organisations within these ▪ Quality design – the design team is comprised of local, areas. national and global experts that have intelligently balanced site constraints, the project brief, and the needs of stakeholders. The design has gone through an exhaustive process of internal and external design review.
Prepared by Urbis for ECU 41 7.1.3 PRECINCT 35 – HORSESHOE exceptional, which prioritises activation and integration with BRIDGE PLAZA Yagan Square in a unique and contemporary built form. The ECU City Campus is located within ‘Precinct 35 – Approval is also also sought for a series of supporting land Horseshoe Bridge Plaza’ of The Link project area. uses, which complement the Educational Establishment land use. The intent of Precinct 35 is to complement Yagan Square and create critical mass for the area, in a form that provides The WAAPA theatre and performance venues are best street level activation and provides linkages between the described as a ‘Theatre / Performance Venue’, defined as: CBD and Northbridge. Theatre / Performance Venue: means a premises designed The ECU City Campus achieves all these desired metrics and used for the regular performance and public viewing in a manner which is unique to a university. The campus of a theatrical, dance, music, or comedy performance or by its nature will attract a high level of staff and students, other such live artistic performance and may include the creating critical mass at regular intervals throughout the viewing of a motion picture but not a Cinema Complex use. day. This varies from the conventional city activity pattern, The premises usually includes a stage, public seating and where activity is largely dictated by commuter travel the ancillary service of beverages or light food, but does not patterns (early morning and evening peaks). The ECU City include a Tavern or Nightclub or other such venue operated Campus also provides a unique offering through after hour predominately for the sale and consumption of liquor. performances by WAAPA students, as well as regular The ‘Theatre / Performance Venue’ is within the ‘Category exhibitions, functions and attractions. 1: Culture and Creative Industry’ land use category, which The development takes full advantage of the substantial is a ‘Contemplated’ use within ‘Precinct 35 – Horseshoe investments in surrounding public transport infrastructure, Bridge Plaza’. The venues will support local activation, with a direct connection into the Perth Busport Yagan particularly in the evenings, and will enhance the cultural Square portal, together with zero proposed car parking experience and attraction of central Perth. The facilities bays. represent a natural extension to Perth’s cultural precinct where there is a concentration of similar facilities. The combination of the major digital screen, the orientation of WAAPA venues, and the main university entrance The venues will be used for teaching and learning, as well location, will provide interaction and synergies with Yagan for WAAPA performances and for performances by third Square. The negligible amount of retail proposed within the parties. Ancillary sale of merchandise and food and drink development will ensure that building users and visitors will (including alcohol) may occur. support existing city businesses and traders. The small food and beverage tenancies are best described as a ‘Restaurant / Café’ land use, defined as: 7.1.4 LAND USE Restaurant / Café: means premises including a building and The CPRS outlines the intent to provide a land use system any outdoor area used for the primary purpose of providing based on delivering a complementary and compatible meals or snacks and/or coffee and other non-alcoholic mix of diverse land uses, intended to provide for local beverages for consumption on the premises. The sale of convenience, connectivity, reduced travel, and day to alcohol for consumption on the premises or the sale of food evening vitality. The unique land use mix within the ECU for consumption off the premises may be ancillary to this. City Campus delivers on these objectives. May or may not be subject to a Restaurant licence under the The ECU City Campus is primarily described as an Liquor Control Act 1988. ‘Educational Establishment’ land use, which is defined as: The ‘Restaurant / Café’ and land use is included within Educational Establishment: means a school, college, ‘Category 7 – Dining & Entertainment’ land use category, university, technical institute, kindergarten, but does not which is ‘Preferred’ within ‘Precinct 35 – Horseshoe Bridge include those uses falling within the definition of Commercial Plaza’. Training Centre. An overarching theme of the ECU City Campus is the ‘Educational Establishment’ falls within the ‘Community’ ‘collision of business, technology and creativity’. With this category of land uses. This is a ‘Contemplated’ land use theme in mind, it is also noted that the unique offering of category in ‘Precinct 35 – Horseshoe Bridge Plaza’, meaning the ECU City Campus will help deliver many of the sought- the use is suitable if it can be shown that such use would after objectives of other land use categories outlined in the not detract from the precinct intent and the amenity of scheme. the locality. The ECU City Campus is entirely consistent The CPRS recognises that direct support for the growth of with the Horseshoe Bridge Plaza precinct intent in that cultural activities and creative industries brings character, it provides a critical mass of students, staff and visitors economic advantage and engenders diversity to create throughout the day, delivers activation and entertainment great places for people. The inclusion of WAAPA within the outside of normal business hours, and adds diversity to the CBD community. The design of the development is also
42 ECU City Campus Development Application Planning Report ECU City Campus is a notable contribution to this objective, which draws the following benefits to city life: 7.2 PERTH CITY LINK ▪ WAAPA courses by nature are interactive, meaning DESIGN GUIDELINES they are less impacted by the trend of the online learning. Specifically, students are more likely to spend The Perth City Link Design Guidelines provide the specific the majority of their contact hours on campus for development parameters designed to achieve the project interactive practice, rather than seeking learning from vision and guide development outcomes within the Perth home. The benefits of critical mass are more likely to be City Link redevelopment area. realised for this style of learning. The overarching intent for the Design Guidelines is to ▪ Diverse courses in performance, dancing and music assist in striving for high quality design, built form and are offered, with performances overflowing into sustainability outcomes, whilst also encouraging unique Yagan Square through the digital screen projecting architectural design and innovation through the use of performances. Back of house activities such as set alternative materials and techniques. In this respect, preparations will also be visible from the public realm the Discretionary Clause at section 1.6 of the Guidelines to add interest to the lower activity streets (including confirms that the ‘acceptable development criteria’ may Queen Street). Combined, these activities will make be varied where a superior outcome is achieved. This will the campus an interesting and exciting space, with be a relevant consideration in the assessment of proposed formal and casual activity occurring at all hours and development, as the ECU City Campus has unique built overflowing into the public realm. form requirements to deliver a functional campus. The scheme also recognises that commercial activities are The Design Guidelines provide a comprehensive framework, a fundamental aspect of the functions of an inner city, and with design guidance extending from wider precinct facilitate economic growth, job creation and achievement vision down to site specific controls. This comprehensive of critical mass. The ECU City Campus will incorporate the framework has been considered in detail as part of this School of Business and Law and other technical faculties development application, with the assessment outcomes that will foster interaction between business, industry and documented throughout this report as follows: students and staff. ▪ Chapter 2 – Perth City Link Vision – Acceptable The intent of the ECU City Campus is to complement, Development Criteria provisions are summarised and not replicate, existing aspects of city life. This means the addressed at Appendix B of this report. campus will not seek to introduce large components of ▪ Chapter 3 – Building Design - Acceptable Development retail or dining activities, but instead will encourage the Criteria provisions are itemised and addressed at staff and students to travel beyond the campus and interact Appendix C of this report. with surrounding precincts. This measure is instrumental in ▪ Chapter 4 – Access and Servicing – Acceptable ensuring the ECU City Campus is a catalyst to support local Development Criteria provisions are itemised and retail and hospitality businesses. addressed at Appendix D of this report. ▪ Chapter 5 – Specific Guidelines applicable to the subject site are addressed in section 7.2.1. Figure 4 consolidates the Design Guidelines key site specific planning controls into a single visual, demonstrating the overall development vision for the subject site.
Prepared by Urbis for ECU 43 ST WE LAKE ST ST
Figure 6 Key Planning Controls NICKS L Primary Frontage (80% street level activation) Secondary Frontage (50% street level activation) WILLIAM ST
ROE ST
6m setback above podium MIN 15 STOREYS, MAX 25 STOREYS MIN 5 STAR GREEN STAR
4m setback Vehicle access restricted above podium to/from Queen Street 8m setback 6m setback above podium above podium
KARAK WALK
QUEEN ST YAGAN 6m setback SQUARE above podium (September 1 at 12pm) MIN 17 STOREYS, MAX 30 STOREYS Minimum 60% Solar Access MINIMUM 5 STAR GREEN STAR
6m setback above podium WELLINGTON ST
M ST WILLIA
QUEEN ST
Legend
Railway Line Railway Tunnel Building Footprint Roads
0 50 100
Cadastre Metres 7.2.1 SPECIFIC GUIDELINES ASSESSMENT Whilst the ECU owned component of the subject site are comprised of lots 13 and 14, these lots are identified as ‘Lot 10 North’ and ‘Lot 10 South’ respectively within the Design Guidelines.
7.2.1.1 Acceptable Development Criteria Table 7 and Table 8 address the specific guidelines of Chapter 5 which are applicable to the ECU City Campus lots.
Table 7 Specific Guidelines Assessment – Lot 10 North / Lot 13
ACCEPTABLE DEVELOPMENT CRITERIA ASSESSMENT LOT 10 NORTH (NOW KNOWN AS LOT 13) Preferred Land Uses The development proposes a mid-rise building, with no clear distinction between a podium and tower. Ground floor: shops, restaurants/cafes, small bar/ Limited retail is proposed on the ground floor fronting Yagan Square with the university tavern, offices; campus (Education Establishment) occupying the remainder of the building, including ancillary Theatre / Performance Venue Uses. Activation is provided via the large movement of people to Upper Podium: cinema and from the building and the proposed location of the Founding Pianos collection to the corner complex, community of Roe Street and Yagan Square, the open bike store to Wellington Street (lot 14), and other facilities, shops, restaurants/ student services and collaboration spaces at ground. cafes, small bar/tavern, offices, residential, serviced Lower levels of the building incorporate active learning and rehearsal spaces, which apartments, hotel accommodate a range of functions from small informal seating areas, large performance spaces and staff amenities. The activity generated from these spaces aligns with the preferred Tower: offices, residential, land uses for the site, noting much of uses will be visible from the public realm. serviced apartments, hotel. As demonstrated in section 7.1.2 of this report, the unique mix of activities and land uses in the ECU City Campus achieve many of the precincts goals, including delivering a critical mass, providing activation at all hours of the day, supporting art and culture, and overall providing a seamless link between Northbridge and the CBD. Lot Set-Backs For the purpose of this assessment, the podium setbacks have been applied to the Ground Floor to Level 03. 0 (zero) setbacks to boundaries at ground floor level Overall, development on lot 13 provides nil or the appearance of nil setback to all frontages due to the proposed integration with the surrounding public realm design. Any ‘setback’ areas form extensions of the hardscape public realm and are not used to separate the building from its surrounds. Roe Street: A nil setback (or protruding built form) is generally achieved for the northern lot. The only exceptions are where recessed spaces are provided. These recessed spaces are an intentional design feature designed to add interest and articulation to the building form, so are viewed as a desirable variation. Yagan Square: A nil setback (or protruding development) is provided to Yagan Square. Queen Street: A nil setback is generally provided to Queen Street. The only exceptions are minor recessed spaces which provide articulation. Karak Walk: A nil setback is generally provided to Karak Walk. The only exceptions are: • A minor increase in setback at ground level to the west. This enables a larger public realm area, delivering more seating space. This area is the ‘Alfresco Zone’ in the landscape plan, making this a suitable space for additional informal seating. • Corresponding minor increase for Levels 01 to 03, to accommodate the projecting ‘bay windows’, which add unique form to the façade. Podium Heights The ECU City Campus does not employ the traditional ‘podium and tower’ built form as envisioned through the design guidelines. Maximum 4 storeys up to 16m to all elevations, subject to This ‘alternative solution’ is justified in section 7.2.2. structural limitations* (refer ‘Other Considerations’)
Prepared by Urbis for ECU 45 ACCEPTABLE DEVELOPMENT CRITERIA ASSESSMENT Setbacks Above Podium For this assessment, the ‘setbacks above podium’ is considered as Level 04 and above. 0 (zero) minimum setback to Roe Street Roe Street permitted** (refer A nil setback (or built form protruding beyond the lot boundaries) is generally provided to Roe ‘Other Considerations’) Street above the ground level, consistent with the Design Guideline requirement. Where a nil setback is not provided, this is the result of articulation in the façade and delivery of the 6m minimum setback to Yagan podium roof space which reduces building bulk at the key corner to Yagan Square. Square*** and ‘Queen Street’ Yagan Square 8m minimum setback to ‘City Nil setbacks (or built form protruding beyond the lot boundaries) is generally provided to Yagan Walk’ Square. 6m minimum separation The associated ‘Other Considerations’ enable an encroachment into this setback, which is between towers (where two addressed further in section 7.2.1.2. towers proposed)**** Queen Street Setbacks of between 4m – 6m are delivered to Queen Street. This is generally consistent with the Design Guideline requirements, with only a minor variation being sought to add variation to the building form. City Walk (now known as Karak Walk) A nil setback is generally provided to Karak Walk for Level 04 and above. This configuration does not directly align with the desired setbacks and pursues an ‘alternative solution’. This ‘alternative solution’ is addressed in detail within section 7.2.2. Between Towers This requirement is not applicable. Building (Tower) Heights The ECU City Campus employs a mid-rise built form. This was selected following rigorous testing by ECU and the design team which found this to be most functional form for a vertical Minimum 15, maximum 25 university campus. storeys, subject to structural limitations* (refer ‘Other This mid-rise design proposes a maximum height of 9 storeys (including plant) on the northern Considerations’) lot, which is below the minimum height requirements envisioned in the Design Guidelines. Justification for this ‘alternative solution’ is provided at section 7.2.2. Tower Floorplates (% of Given the ECU City Campus does not employ a ‘tower and podium’ built form, this is not a Podium) practical measurable matrix for the proposed development. 60% maximum Justification of this outcome is provided at section 7.2.2. Authority Sustainability As demonstrated in the Green Star and WELL Pathway Analysis prepared by Aurecon, the Rating development is capable of achieving a 5 star Green Star rating consistent with the Tier 2 requirement. Minimum Tier 2
46 ECU City Campus Development Application Planning Report Prepared by Urbis for ECU 47 Table 8 Specific Guideline Assessment - Lot 10 South / Lot 14 LOT 10 SOUTH (NOW KNOWN AS LOT 14) Preferred Land Uses As discussed in Table 7, whilst the ECU City Campus will achieve the desired land use outcomes for the precinct, the proposed land uses are different to the typical office and/or Ground floor: shops, restaurants/ residential outcome originally envisaged for this site. cafes, offices; Upper podium: shops, restaurants/ cafes, offices, residential, serviced apartments, hotel, cinema complex; Tower: offices, residential, serviced apartments, hotel Lot Set-Backs For the purpose of this assessment, the lot set-backs have been assessed for Ground Level to Level 03. 0 (zero) setbacks to lot boundaries at ground level Overall, development on lot 14 provides nil or the appearance of nil setback to all frontages due to the proposed integration with the surrounding public realm design. Any ‘setback’ areas form extensions of the hardscape public realm and are not used to separate the building from its surrounds. Karak Walk: Nil setbacks are generally provided to Karak Walk, with the only exception being for extension of the public realm and accommodation of the protruding bay window features. Yagan Square: A ground level setback of between 6m and 7.5m is provided to the ground level for the southern lot. This setback provides a double height recessed space to vary the building form and weather protection. Podium levels above provide a nil setback to Yagan Square. Wellington Street: A 6m setback is provided to Wellington Street, which is required as a future road widening area under a deed of arrangement with DevelopmentWA. Therefore, on final resolution of lot boundaries a nil setback (or protruding form) to Wellington Street is provided. Podium Heights The ECU City Campus does not employ the traditional ‘podium and tower’ built form as envisioned through the design guidelines. Maximum 4 storeys up to 16m to all elevations* (refer ‘Other This ‘alternative solution’ is justified in section 7.2.2. Considerations’) Setbacks Above Podium For this assessment, the ‘setbacks above podium’ is considered as Level 04 and above. 4m minimum setback to ‘City Walk’ now known as Karak Walk ‘City Walk’** (refer ‘Other A nil setback is generally provided to Karak Walk for Level 04 and above. Considerations’) This configuration does not directly align with the desired setbacks and pursues an alternative solution. This alternative solution is justified in section 7.2.2. 6m minimum setback to Yagan Square and ‘Queen Street’*** (refer Yagan Square ‘Other Considerations’) A setback is provided to Level 04 and Level 05 to assist in varying the building depth to Yagan Square. Nil setback is provided above, as a deliberate measure to emphasise this 0 (zero) setback to Wellington recessed space. Street permitted (podium element to be expressed to 4 storeys The ‘Other Considerations’ allow for a reduced setback, which is addressed in section 7.1.2. through architectural treatment) Queen Street A nil setback is provided to Queen Street. This configuration does not directly align with the desired setbacks and pursues an alternative solution. This alternative solution is justified in section 7.2.2. Wellington Street A 6m setback is provided to Wellington Street, which is required as a future road widening area under a deed of arrangement with DevelopmentWA. Therefore, on final resolution of lot boundaries a nil setback (or protruding form) to Wellington Street is provided. . Building (Tower) Heights A maximum height of 12 storeys (including plant) is provided within lot 14, being less than the minimum height desired by the design guidelines. This alternative solution is justified Minimum 17, maximum 30 storeys in section 7.2.2. Authority Sustainability Rating As demonstrated in the Green Star and WELL Pathway Analysis prepared by Aurecon, the development is capable of achieving a 5 star Green Star rating consistent with the Tier 2 Minimum Tier 2 requirement.
48 ECU City Campus Development Application Planning Report 7.2.1.2 Chapter 5 – Other Considerations The Design Guidelines also provide a series of other site specific ‘Other Consideration’ requirements for lot 13 and lot 14, which supplement the specific building requirements, as outlined inTable 9.
Table 9 Other Considerations – Lot 10 North / Lot 13 OTHER CONSIDERATIONS ASSESSMENT PTA infrastructure considerations – Lot 10 North is located The noise and vibration impacts of the subterranean rail and over and adjacent to rail and bus tunnels and the Perth bus infrastructure have been considered in the acoustic report Busport. Developments are to acknowledge the noise and prepared by Marshall Day. This concludes that the vibration vibration effects, constraints associated with building directly impacts from the subterranean rail will be below the most over the Fremantle and Joondalup tunnels, building directly stringent human comfort level criteria. over the Perth Busport and the Perth Busport entrance portal. The noise impacts of the subterranean infrastructure will Any PTA infrastructure located within the site boundaries is require more substantial mitigation for noise sensitive areas. required to be designed and constructed as an integral part Marshall Day outlines a range of building methods that will of the building to enable a comprehensive development of ameliorate these impacts. the site. The pedestrian entrance to the Perth Busport on the The Perth Busport was designed to be built over, and south-east corner of the lot is to be fully integrated into the the proposed development takes advantage of this. This design of building. application includes modifications to the portal to provide for All development is subject to the structural loading limitations architectural alignment with the campus building (via lighter of the rail and bus structures below. glazing and removal of some existing elements), and direct entry from the existing portal structure into the main campus entry via a new opening on the northern wall of the portal at ground. A structural memo prepared by Stantec is provided with this development application package. This demonstrates that the proposal has been designed in line with relevant load limits and is capable of being constructed without undue impacts on the relevant infrastructure. Additional podium height will be contemplated on Lot 10 North The development proposes a mid-rise built form that where required for structural loading or in order to facilitate effectively represents additional podium height on this lot– the delivery of specialised land uses (eg: cinema/civic/ refer to section 7.2.2. community uses) subject to demonstrated Design Excellence and provision of a human scale pedestrian environment at the street edge, stepping up to accommodate additional height as required. The applicant is advised to contact the Authority for current structural and loading details for the site. 0m setback to tower for Queen Street permitted subject Nil setbacks to Queen Street is proposed for most of the mid- to architectural expression of podium to 4 storeys and the rise form, refer to justification in section 7.2.2. inclusion of open balconies to provide depth and visual interest above (where residential uses are proposed), or innovative contemporary architectural design (for non-residential development). Encroachment of tower into the 6m setback zone to Yagan An encroachment of the built form into Yagan Square is sought Square to be considered subject to the design providing an for the upper levels of the development. Terraced spaces at accessible, usable and functional podium roof, breaking up Level 04 provide relief to the building bulk, creating a similar of massing of the built form, providing visual interest and effect to a tower setback through this large negative space. assisting with ameliorating wind impacts. Where two towers are proposed, they may be delivered on N/A. a north-south or east-west axis, subject to maintaining the tower setbacks outlined in the ‘Specific Building Requirements’ and resolution of matters relating to privacy and overlooking, access to sunlight and ventilation and breaking up of building bulk and scale.
Prepared by Urbis for ECU 49 OTHER CONSIDERATIONS ASSESSMENT Vehicle and service delivery access is permitted off ‘Queen A loading dock is provided within the development, with access Street’ only. Development to ‘Queen Street’ is to achieve a from Queen Street only. minimum 50% activation at ground level with any service Approximately 38m of the 70m Queen Street frontage and delivery access to be minimised and integrated into the contains active uses (excluding stairways, WAAPA loading development. Car park access and service infrastructure is dock, waste area and ECU loading dock). Whilst this meets the to be incorporated into the building design to minimise visual requirement, it is worthwhile noting that the nature of WAAPA impact. activities means the loading and unloading of sets and props are actually a place of interest. No car parking is proposed on site. Active uses such as restaurants, cafes, small bars and shops Active uses are provided to the Yagan Square frontage, are required to address Yagan Square. including retail, a broadcast centre (lot 14), the main foyer, and the university gallery including the Founding Pianos collection. Awnings to ‘City Walk’ and Yagan Square are to integrate with Shelter is provided to most ground level frontages from a the awnings to the Perth Busport. combination of ground level recessing and upper level floor overhang. Should subterranean development occur, a minimum depth N/A. of 1.5m (or as otherwise agreed with the City of Perth) is to be provided between the subterranean lot and the road reserve. The PTA portal (pedestrian entrance) to the Perth Busport Noted and applied. is excluded from the Lot 10N frontage for the purpose of Figure 9 ‘Active Edges’. Accordingly, the street level activation percentage under section 3.1.6 is required to be achieved for the area of frontage excluding the portal frontage.
Table 10 Other Considerations Lot 10 South / Lot 14 OTHER CONSIDERATION ASSESSMENT PTA infrastructure considerations – Lot 10 South is located Refer to Table 9. adjacent to the Perth Busport. Development should acknowledge the of noise and vibration effects and constraints associated with building over or adjacent to the Perth Busport. *Additional podium height will be contemplated on Lot 10 N/A South in order to facilitate the delivery of specialised land uses (eg: cinema/civic/community uses) subject to demonstrated Design Excellence and provision of a human scale pedestrian environment at the street edge, stepping up to accommodate additional height as required. **A reduced tower setback to ‘City Walk’ may be considered A reduced setback is sought, due to the mid-rise built form at the Authority’s discretion, subject to demonstrated Design configuration, refer to section 7.2.2. Excellence on the northern elevation which provides a human scale pedestrian environment along ‘City Walk’.
50 ECU City Campus Development Application Planning Report OTHER CONSIDERATION ASSESSMENT ***3m setback to ‘Queen Street’ and Yagan Square permitted A minor reduction (4m in lieu of 6m) to the Queen Street subject to retention of a 6m tower setback for minimum two setback is sought in some instances. This is an intentional storeys (or a double height storey) above podium in addition measure designed to break up the massing of the built form, so to providing an accessible, usable and functional podium is consistent with the Design Guidelines. roof, breaking up of massing of the built form, providing visual interest and assisting with ameliorating wind impacts. Vehicle and service access is permitted off ‘Queen Street’ No vehicle access is proposed for lot 14, however service only. Development to ‘Queen Street’ is to achieve a minimum rooms are concentrated to Queen Street. No on-site car 50% activation at ground level with any service and delivery parking is proposed. vehicle access to be minimised and integrated into the development. Car park access and service infrastructure is to be incorporated into the building design to minimise visual impact. Active uses such as restaurants, cafes, small bars and shops Active uses are provided to the Yagan Square frontage, are required to address Yagan Square. including retail, a broadcast centre, the main foyer (lot 13), and the university gallery including the Founding Pianos collection. Should subterranean development occur, a minimum depth N/A. of 1.5m (or as otherwise agreed with the City of Perth) is to be provided between the subterranean lot and the road reserve.
Prepared by Urbis for ECU 51 7.2.2 ALTERNATIVE SOLUTIONS ▪ By contrast, the mid-rise solution as proposed, allows movement of people through two vertical spines, Since project inception, it has been clear that the planning with a combination of escalators, lifts and stairways. framework, and particularly the site-specific planning This makes for a healthier campus and increased controls, did not contemplate a university campus on what opportunities for interaction. Workshops involving ECU is now the proposed ECU City Campus site. leadership and staff demonstrated a strong preference As a result, the approach of the project team – generally for the mid-rise option given these benefits. endorsed in-principle by the SDRP and DevelopmentWA ▪ Stacking of WAAPA venues would likely not have been in pre-lodgement discussions – has been that the primary possible in a traditional tower on podium format in driver during design development should be the creation of combination with site loading restraints. The resultant a good design that meets the needs of the university, and form is essential to enabling the cultural benefits of the that is underpinned by good planning principles. development. ▪ The intent of the Design Guidelines is to deliver high quality The mid-rise options allows for a single, integrated design, built form and sustainability outcomes, whilst also campus building, connected at all levels. In addition encouraging unique architectural design and innovation to the collaboration benefits, this results in significant through the use of alternative materials and techniques. operational efficiencies and better shared use of In this respect, the Discretionary Clause at section 1.6 of common spaces and facilities across all faculties and the Guidelines confirms that the ‘acceptable development staff. The mid-rise option also overcomes some of criteria’ may be varied where a superior outcome is the structural limitations of the site, particularly as achieved. they relate to lot 13. This is achieved through part of the structure on lot 14 accommodating the structural The primary genesis of the need to accommodate an forces of development on lot 13. alternative solution is the proposed mid-rise development ▪ The use of building projections, recessed spaces, and outcome. This results in: altering use of façade shading devices, as well as the ▪ The development not meeting minimum height controls. use of digital screens and wintergardens etc, provides ▪ The development not creating a ‘tower on podium’ built for extensive façade variation and modulation. The inner form outcome. workings of the university will be on full display to all ▪ Setbacks above Karak Walk not being achieved. streets and the campus integrates with all frontages, ▪ Facade/building widths exceeding 30m. so the built from does not compromise the ability to activate the surrounding public realm. The mid-rise built form, and the associated consequences ▪ At 9 to 12 storeys, the overall height is limited in a of that outcome, is a superior outcome because: CBD context, and will not dominate Yagan Square or ▪ The very nature of a vertical campus requires frequent, the local skyline. The differing heights of the building, mass movement of thousands of people. In a typical ranging from the recital hall and terrace to the corner of suburban-campus, students and staff are spread Roe Street and Yagan Square, to the tallest part of the across buildings in landscape. In an urban setting, building to the corner of Queen Street and Wellington however, there is a reliance on vertical transport. Street, ‘break up’ the built form and allow for variation A high-rise campus, consistent with the Design across the city block. Guidelines, would segregate certain activities and ▪ The relatively high proposed floor heights mean that groups at upper levels, and result in a reliance on lift the differential between a compliant residential movement that would result in highly inefficient and development, for example, and the proposed expensive floorplates. development would be marginal when comparing overall height in metres rather than via storeys.
52 ECU City Campus Development Application Planning Report ▪ There is no correlation between the height of the ECU City Campus and the critical mass of activity it will 7.3 DEVELOPMENT provide. The mid-rise outcome represents a built form design choice, rather than any change in approach POLICIES to the facilities and services within the building. If The DevelopmentWA Development Policy framework anything, the mid-rise form encourages all building for the Central Perth Redevelopment Area contains users, including those who may utilise upper floor ten individual planning policies. Of these, the four levels, to interact with the city more easily by reducing development policies considered applicable to the proposed movement friction. development, being: ▪ There is no need to create privacy or reduce any sense ▪ Development Policy No. 1 – Green Building of enclosure between lots 13 and 14, because the ▪ Development Policy No. 3 – Sound and Vibration lots form part of a single campus. Whilst setbacks Attenuation to Karak Walk would be relevant for a residential or ▪ Development Policy No. 4 – Providing Public Art special residential development, no such constraint ▪ Development Policy No. 6 – Signage applies to the campus. Instead, bringing parts of the campus closer together, and concentrating activity is An assessment against these policies is provided at desired. The abundance of bridges and spaces above Appendix E of this report. Karak Walk will provide visual interest to the public realm. Perth is defined by large open spaces, and Yagan Square and other parts of the city achieve this. This proposed nature of Karak Walk will be unique and will accommodate the sense of intense urbanity that the Perth City Link has always sought to achieve. ▪ The height and setback variations do not compromise the ability of the development to meet the solar access requirements for Yagan Square. It is also noted that the bicycle parking and EOTF provision does not align with parts of the Design Guidelines requirements. As outlined in the Transport Impact Assessment, the provision is based on a 5% cycling mode share based on a typical peak day for the campus. The bicycle provision exceeds this target, however the provision of EOTF, and bicycle parking for visitors (i.e. non students and staff) is currently set at levels below that of the Design Guidelines. The design team is working within tight site constraints, however are committed to improving the provision of these facilities through the detailed design process. On that basis, numbers quoted in the Transport Impact Statement should be considered as preliminary.
Prepared by Urbis for ECU 53 54 ECU City Campus Development Application Planning Report 8.0 CONCLUSION
The ECU City Campus is a city-shaping project for central Perth. As the highlight of the Perth City Deal, the proposal will inject thousands of students, staff and visitors into the heart of the city. More importantly, it represents the beginning of a transformation of CBD character, with the ECU City Campus set to stimulate development in housing and services in the locality and bolster existing city retail and hospitality businesses. This proposal is worthy of approval because: ▪ The development will fuse the CBD and Northbridge and activate and enhance the role of Yagan Square, meeting key objectives of the planning framework. ▪ The campus will create a memorable new landmark for Perth, with a stimulating and unique architectural design. ▪ Where the development departs from the specifics of the statutory planning framework, alignment with overall planning goals and principles can be demonstrated. ▪ The campus will facilitate contemporary learning practices in a collaborative learning environment – through design, a new approach to university education, and engagement with city businesses and organisations. ▪ Whilst also looking to the future, the design has creatively integrated an Aboriginal Cultural Narrative – acknowledging the long and deep history of what is now central Perth’s role as an important place of gathering and learning. Overall, the ECU City Campus will provide a world class educational facility which is fitting for its iconic location adjacent to Yagan Square, and will be a welcome addition to local businesses, future ECU students and staff, and the community.
Prepared by Urbis for ECU 55 DISCLAIMER This report is dated August 2021 and incorporates information and events up to that date only and excludes any information arising, or event occurring, after that date which may affect the validity of Urbis Pty Ltd (Urbis) opinion in this report. Urbis prepared this report on the instructions, and for the benefit only, of ECU (Instructing Party) for the purpose of Development Application (Purpose) and not for any other purpose or use. To the extent permitted by applicable law, Urbis expressly disclaims all liability, whether direct or indirect, to the Instructing Party which relies or purports to rely on this report for any purpose other than the Purpose, and to any other person which relies or purports to rely on this report for any purpose whatsoever (including the Purpose). In preparing this report, Urbis was required to make judgements which may be affected by unforeseen future events, the likelihood and effects of which are not capable of precise assessment. All surveys, forecasts, projections and recommendations contained in or associated with this report are made in good faith and on the basis of information supplied to Urbis at the date of this report, and upon which Urbis relied. Achievement of the projections and budgets set out in this report will depend, among other things, on the actions of others over which Urbis has no control. In preparing this report, Urbis may rely on or refer to documents in a language other than English, which Urbis may arrange to be translated. Urbis is not responsible for the accuracy or completeness of such translations and disclaims any liability for any statement or opinion made in this report being inaccurate or incomplete arising from such translations. Whilst Urbis has made all reasonable inquiries it believes necessary in preparing this report, it is not responsible for determining the completeness or accuracy of information provided to it. Urbis (including its officers and personnel) is not liable for any errors or omissions, including in information provided by the Instructing Party or another person or upon which Urbis relies, provided that such errors or omissions are not made by Urbis recklessly or in bad faith. This report has been prepared with due care and diligence by Urbis and the statements and opinions given by Urbis in this report are given in good faith and in the reasonable belief that they are correct and not misleading, subject to the limitations above. APPENDIX A CERTIFICATE OF TITLE, DEPOSITED PLAN AND ENCUMBRANCES
APPENDIX B DESIGN GUIDELINES – PERTH CITY LINK VISION ASSESSMENT DESIGN GUIDELINES PERTH CITY LINK VISION ASSESSMENT
Table 11 Design Guidelines Chapter 2 Assessment
2.1.1 CITYSCAPE 2.1.4 LAND USE The building represents a unique and memorable addition to Whilst the development will not accommodate residential the skyline. The form, colours, finishes and visibility into the uses, the development will achieve the objective of creating workings of the university provide a unique addition to the a ‘critical mass’ of people and generating vibrancy and Perth City Link. activity at all hours. The mid-rise built form allows for a transition from the low- The ECU City Campus provides a diverse range of courses rise Yagan Square to precincts with greater height in the through the combination of science, art and technology Perth City Link and the core CBD. courses, whilst also providing extensive performance venues. The development will enable a coordinated built form and landscape design response with adjacent areas and streets, 2.1.6 SUSTAINABILITY with the public realm blending into the development, The sustainability reported prepared by Aurecon including modification to existing Karak Walk and Queen demonstrates that the development will achieve a 5-star Street works. Green Star rating, consistent with the requirements for a 2.1.2 DESIGN EXCELLENCE ‘Tier 2’ site. 2.2.1 STREETS The development has been designed by registered The project includes works to upgrade parts of Karak Walk, architects and registered landscape architects (Lyons / Wellington Street and Roe Street to provide a seamless Haworth Tompkins / Silver Thomas Hanley and ASPECT integration with existing streetscapes and complementary respectively). materials and finishes within the ECU City Campus. The ECU City Campus delivers an innovative and creative Karak Walk remains an active laneway for pedestrian and built form, which meets the functional requirements of the cyclist movements only. This is complemented by planting university whilst also providing a high quality, activated and and landscape structures to add amenity to the space. permeable design. Weather protection is provided along main pedestrian The development has gone through design review against connections. This is achieved through the use of the SPP 7 design principles, and as outlined in this report, is building massing (recessed spaces), rather than add-on aligned with the CPRS principles. shading structures. The campus itself also provides direct 2.1.3 KEY VIEWS AND ACCESS connections through the building, providing multiple weather protected movement options. Primary entrances are situated to align with adjoining movement networks, to provide logical connections and The ‘laneway model’ of the building provides natural assist with wayfinding. wayfinding ques through the ECU City Campus by providing direct and logical connections through the building and The main entrance is emphasised through built form, and blurring the distinction between public and private space. appropriately located fronting Yagan Square and adjacent to the Perth Busport Yagan Square portal. The ground level ‘primary views’ through Karak Walk are maintained through the development. Upper level connections are provided throughout the development to add interest to the view corridor, whilst also uniting the built form across the lots. The development takes advantage of adjacent public transport infrastructure by providing zero on-site car parking bays.
60 ECU City Campus Development Application Planning Report 2.2.3 PUBLIC ART A Public Art Strategy will be prepared following approval of this development application, in accordance with the requirements of DP4 – Providing Public Art. It is anticipated this will form a condition of development approval. 2.2.4 SAFETY A CPTED summary has been provided in support of the development application, consistent with the Safety requirements of the Design Guidelines and finds that: The extensive ground floor glazing and location of retail along the perimeter effectively delivers passive surveillance and provides secondary illumination to the public realm. Clear sightlines are provided through the campus and surrounding public realm. 2.2.5 SOLAR ACCESS The shadow studies provided within the architectural drawings show that required solar access to Yagan Square is generally achieved. The mid-rise form provides for shorter shadows generally. 2.2.6 WIND Windtech’s analysis shows that the surrounding public realm and outdoor areas within the development are capable of meeting appropriate comfort levels.
Prepared by Urbis for ECU 61
APPENDIX C DESIGN GUIDELINES – BUILDING DESIGN ASSESSMENT DESIGN GUIDELINES – BUILDING DESIGN ASSESSMENT
Table 12 Design Guidelines Chapter 3 Assessment
ACCEPTABLE DEVELOPMENT CRITERIA ASSESSMENT 3.1.1 Built Form Maintain view corridors as shown in Figure 6. Roe Street (Roe Street – Primary Views) The minor encroachments into Roe Street (which do not impact the actual road reserve extent), do not impact the Roe Street (Karak Walk – Primary Views) view corridor. (Wellington Street – Primary Views) Karak Walk (Yagan Square – Primary Views) No built form will obstruct the views through Karak Walk at the ground level, with this area being maintained as an open and public walkway. Trees and seating will be placed at ground. The upper-level bridges and built form do not impact pedestrian view lines, and instead provide visual interest and contribute to the unique built form. ü Wellington Street The upper level encroachment at the Wellington Street frontage, similar to Roe Street, will not be in what is the current Wellington Street road reserve, however will still function as a key beacon for the university and point of visual of interest. Yagan Square The development proposes only minor encroachments into the William Street boulevard, largely maintaining the existing view lines. Building design responds to the building’s role The mid-rise built form allows for a transition from the low-rise in the wider cityscape and provides a transition Yagan Square to precincts with greater height in the Perth City from CBD to Northbridge streetscapes Link and the core CBD. while providing a positive interface with the The building represents a unique and memorable addition to ü surrounding built form and public realm. the skyline. The form, colours, finishes and visibility into the workings of the university provide a distinctive addition to the Perth City Link.
Building facades are to consider the alignment ECU City Campus effectively occupies a whole city block. The and proportion of neighbouring buildings and fit function of the university results in a unique built form. The appropriately into the site and its context. varied façade, through the use of positive and negative spaces, ü and varying façade materials/treatments is well articulated and reduces the perceived bulk and scale of the development. Developments on corner lots are to provide To the southern corner of William Street and Yagan Square a legible and memorable experience. The there is a broadcast centre at ground which will contain developments are to acknowledge the extensive digital screens, and at upper levels there is a major intersection of the adjoining streets through cantilevered projection, with a covered terrace. ü their position and massing on the site. At the northern corner is a partly encroaching major digital screen that will be used to transmit live performances and convey other aspects of university life and creative product. ACCEPTABLE DEVELOPMENT CRITERIA ASSESSMENT Commercial tower floor plates are to be The development has varying floorplate dimensions and designed having regard for building bulk and overall building heights. Combined with the various projections ü scale. and varied façade treatments, the building does not present as overly bulky. Windows and glazed areas at ground level are The ground floor facades are predominately glazed. Shading to be clear with protection of windows from to these areas is largely achieved through recessed built form the sun or for privacy achieved instead through above. architectural devices and passive solar design. Façade sunshades are used to reduce heat loading and add ü A high quality, innovative, imaginative and architectural interest to the development. cohesive palette of materials are incorporated into the building design. Modulation of facades into no greater than 30m Modulation of the building is achieved through the use of sections between distinct design elements. protruding built form and varying depth. Many building sections Alternative extend over 30m in some instances, however this does not Solution result in a monotonous façade. Refer to section 7.2.2 of this report. Lift over-run and plant structures are to be The lift over-runs and other plant is contained within the incorporated into the roofscape as an integral building structures at the roof level, with façade treatments ü component of the building design. encapsulating these levels. Developments provide a universally accessible The Disability Access Review that forms part of this application environment as an integral component of each confirms that the development has been designed with ü building. accessibility in mind and is capable of meeting relevant accessibility standards. Provide appropriate shading to windows Shading devices are provided to most facades and form a to minimise solar heat gain, considering design feature adding texture to the building. Shading devices orientation. are not used on certain parts of the façade, such as the library ü and collaboration spaces fronting Yagan Square, where those spaces are partly protected by their recessed nature, and as a tool to modulate the façade. Common internal corridors shall have access The common circulation spaces are generally located along to natural light and, wherever fire regulations the perimeter of the building to increase accessibility to natural ü permit, access to natural ventilation. light. Void spaces have also been used within the core of the building to improve light infiltration into these central spaces. 3.1.2 Podiums Building (podium) elements may occupy an As noted throughout this report, the development uses a entire development site, subject to publicly mid-rise built form with architecturally recessed spaces as accessible circulation and connection spaces an alternative to the ‘podium and tower’ form. This approach being provided and compliance with structural effectively controls building bulk and scale whilst also requirements for rail and bus tunnel structures delivering many functional benefits to the campus operations. Alternative below. Solution Tower setbacks to podium elements are to be applied to all storeys above podium level, except where otherwise agreed by the Authority. Podium facades will provide a fine-grained The podium facades incorporates articulation through the use articulation of the architecture to create an recessed spaces, highly glazed facades and rhythmic patterns ü interesting base for the towers above. in the shading devices. Development will provide a human scale to the Human scale is achieved at the ground level through the use of adjacent public realm with height transition glazed facades, various active uses and the intricate façade to ü through podium design and setbacks to towers Karak Walk. The critical mass of building users will provide a above. human element to the experience of the building. ACCEPTABLE DEVELOPMENT CRITERIA ASSESSMENT Podium roofs are to be designed to provide The only effective podium roof area, above the WAAPA recital accessible, functional and usable areas which hall at the corner of Yagan Square and Roe Street, is proposed respond to climactic conditions including ‘green to be used an open, landscaped terrace. ü roof’ access to northern sun where possible, while promoting surveillance of the street below. Podium roofs to incorporate quality design N/A. N/A. elements and materials to ensure an appropriate outlook from towers above. Podium and tower roofs should be designed to All rooftop plant and lift overruns are incorporated into the conceal unsightly rooftop plant equipment from tower designs and screened. Final roof plant arrangement will ü view, and incorporate plant and lift overruns as be undertaken with consideration of its visibility. an integral part of roof design. 3.1.3 Setbacks Except where necessary to allow sight lines A nil setback or appearance of a nil setback is generally through the site or to cater for alfresco areas, achieved for the development. The only exceptions occur ü buildings should generally be located at a zero because of deliberate design decisions that provide building setback at ground level. articulation and modulation. Buildings are designed to create a sense of The key pedestrian route through the ECU City Campus is openness and sky views along pedestrian through Karak Walk. Whilst the ECU City Campus places routes. walkways and built form across this walkway to unite the ü two components of the campus, this is considered to provide visual interest and will provide some shelter whilst maintaining overall view lines. Position and orient the tower element(s) to Analysis by Windtech demonstrates that appropriate wind assist in wind amelioration to promote the use conditions will be achieved in the public realm and external and enjoyment of the public realm and provision areas within the development. ü of accessible, functional and usable podium roofs. Position the towers to integrate into the skyline An alternative solution to the tower component is sought, refer Alternative and break up massing in accordance with to section 7.2.2. Solution section 2.1.1 ‘Cityscape’ of these guidelines. Provide at least 20 metres spacing between N/A. N/A. towers (except where a reduced separation is permitted under Chapter 5 for a specific site) to secure outlook, daylight access and privacy. 3.1.4 Building Heights Podium heights should relate to the width of Refer to the Structural Concept Memo prepared by Stantec. the adjacent streets and comply with structural ü requirements of any rail and bus structures below ground. Comply with maximum and minimum building Refer to section 7.2.2. Alternative heights as detailed in Chapter 5. Solution. Maximum building heights are only permitted The development does not seek to apply the maximum building N/A. where all development criteria are met. heights. 3.1.5 Roof Form Incorporate plant and lift overruns as an integral Rooftop plant is fully enclosed on all sides. ü part of roof design. Design to conceal unsightly rooftop plant and All rooftop plant and lift overruns are incorporated into the equipment from view. tower designs and screened. Final roof plant arrangement will ü be undertaken with consideration of its visibility. Incorporate elements such as solar or wind A major rooftop solar system is proposed. The layout in the ü collectors into an innovative building design. architectural drawings should be considered as indicative. ACCEPTABLE DEVELOPMENT CRITERIA ASSESSMENT New towers are to be designed to contribute As outlined in earlier sections, the proposed development positively to the skyline through distinctive provides a unique, highly articulated, and visually attractive ü shaping of the roof and upper floors of the built form. building. Incorporate external lighting and signage to Details of lighting and signage will be provided at the working accentuate the roof as part of an innovative, high drawing stage. ü quality building design. Incorporate green roofs with accessible, The ECU City Campus provides multiple roof green terrace functional and usable space. spaces. This includes various winter gardens and enclosed terraces ü to Roe Street and Yagan Square, and an open terrace to the corner of Roe Street and Yagan Square. 3.1.6 Active Edges Primary frontages (Roe Street, Yagan Square, Roe Street – 100% activated frontage Karak Walk, Wellington Street) achieve a Yagan Square – the entire façade (excluding existing bus port) minimum of 80% street level activation is considered an active façade. ü Karak Walk (North) – approx. 27m (68%) activated frontage ü (excluding bus port). This corner of Karak Walk and Queen Minor Street has been identified as the preferred location for Variation essential building services. Karak Walk (South) – approx. 56m (80%) activated frontage Secondary frontages (Queen Street) achieve a Queen Street North: Approximately 38% (26m) of the frontage minimum of 50% street level activation. contains active uses, falling short of the 50% activation target. As noted in section 7.2.1 of this report, this remains an acceptable outcome noting the following: • The corner of Karak Walk and Queen Street has been identified as the preferred location for these services, given its location directly opposite the secondary façade of the busport. Minor • The ECU loading dock is viewed as a point of interest for Variation the development, as it will regularly take deliveries of ü stage sets, props and performance material. This area will therefore likely be an area of activity, rather than a dormant space. • Queen Street South: Approximately 51% (17m) of the frontage at ground is activated, meeting the Design Guideline requirement.
All buildings are to be built to the edge of the Refer to section 7 of this report for the Chapter 5 assessment. property boundary, unless otherwise prescribed ü under Chapter 5. All buildings are to incorporate multiple at grade Multiple at-grade pedestrian access points are provided. ü pedestrian access points.
Ground level frontages may be activated Refer to section 7 of this report for the Chapter 5 assessment. through a variety of uses such as the provision of shop fronts, lobbies, operable doors and windows to cafes and restaurant entry doors. ü All glazed areas at ground level are to be visually transparent and non-reflective to promote interaction and surveillance between indoor and outdoor environments. ACCEPTABLE DEVELOPMENT CRITERIA ASSESSMENT Upper level frontages may be activated through A variety of measures are used to activate the upper levels, a variety of uses such as communal terraces, including exposing key walkways to the public realm, providing ü private balconies and/or windows which various winter gardens and balconies, and through the use of overlook streets and public open spaces. digital signage. Incorporate uses in podiums facing POS that will Refer to section 7 of this report for the Chapter 5 assessment. ü assist in passive surveillance of these spaces. Ground floor parking is sleeved with active land N/A – no car parking is proposed. N/A. uses. Garage doors, car park entries and service N/A – no car parking is proposed. areas will be integrated into building design and N/A. service areas screened from view. Buildings are to incorporate innovative and Refer to section 7 of this report for the Chapter 5 assessment. creative design elements including entry canopies to accentuate entrances and provide ü a sense of identity to buildings and as points of orientation to the building. A fine grain of permeability is to be achieved Refer to section 7 of this report for the Chapter 5 assessment. between, and where possible, within the building ü blocks. Fencing to ground floor area facing streets or No fencing is proposed. public open spaces shall be visually permeable N/A. to facilitate passive surveillance of the public realm. Continuous awnings are to be provided to all An awning will be provided along Wellington Street and parts primary streets and to activated frontages of of Queen Street to shelter the entries to lobbies, the bike store secondary streets. and some ground-level tenancies/spaces. A small canopy will also be provided over the north-west corner entry to the flexible performance space at the corner of ü Queen Street and Roe Street. Other building entries generally have overhanging upper levels to provide weather protection, including along the full length of Yagan Square. Provide visual and physical connections All foyer spaces to various streets are open and glazed. ü between the street and lobby spaces. Inactive uses and expanses of blank walls at Only limited inactive frontages are proposed to Queen Street - ü ground floor level are to be avoided. all related to essential service and loading areas. 3.1.7 Overlooking and Views Incorporate windows that overlook streets and The ECU City Campus incorporates high levels of clear glazing other public spaces, especially at lower levels or to provide clear visual connections and visual surveillance podiums, to provide passive surveillance to the to the public realm. Other key opportunities for surveillance public realm. include: • The main entrance fronting Yagan Square, which is designed as a multi-level area with terraces for informal ü seating. • The circulation areas over Karak Walk, which are provided at multiple levels. • Positioning of retail spaces at key exposure locations. • The use of external facing and exposed walkways. Maximise views of the river, city or hills at upper The building facades are predominately glazed to optimise levels through the location of windows and views. ü amenities.
68 ECU City Campus Development Application Planning Report ACCEPTABLE DEVELOPMENT CRITERIA ASSESSMENT Windows are to be designed (size, height and The development occupies a whole city block, and there are no position) to minimise overlooking into private notable private spaces worthy of protection in the immediate ü spaces and dwellings. surrounds. 3.1.8 Universal Access A report prepared by an accredited access The Disability Access Review that forms part of this application consultant shall be submitted as part of any confirms that the development has been designed with Development Application to demonstrate accessibility in mind and is capable of meeting relevant that all development proposals comply accessibility standards. ü with the access obligations of the Disability Discrimination Act 1992 and all applicable Australian Standards. 3.1.9 Acoustics Compliance with the Authority’s Policy on Refer to the Acoustic Report that forms part of this application, ü Sound Attenuation. which confirms ability to comply with relevant standards. 3.1.10 Signage Incorporate creative building signage designs to Signage detail will be provided at the working drawing stage N/A. help foster individual neighbourhood character. and/or in a separate application. Use signage to visually enhance street vitality, Signage detail will be provided at the working drawing stage using corporate logos on the top of high rise and/or in a separate application. ü buildings to add architectural interest and The digital screen to Yagan Square forms part of this diversity to the skyline. application and will enhance the vitality of this public space. An overall signage strategy is to be submitted Signage detail will be provided at the working drawing stage as part of any Development Application to and/or a separate application demonstrate the building signage has been N/A. designed as an integral component of the building design.
Prepared by Urbis for ECU 69
APPENDIX D DESIGN GUIDELINES – ACCESS AND SERVICING ASSESSMENT DESIGN GUIDELINES – ACCESS AND SERVICING ASSESSMENT
Table 13 Design Guidelines Chapter 4 Assessment
ACCEPTABLE DEVELOPMENT CRITERIA ASSESSMENT COMPLIES 4.1.1 Car Parking Parking (Tenants) – As per the Perth Parking Policy The Perth Parking Policy applies car parking maximums only. The ECU City Campus provides zero on-site ü parking bays, which is consistent with the policy. Pedestrian access to underground parking shall be N/A – no onsite parking proposed. provided within buildings and not within the public N/A. realm. Provide well considered pedestrian access from N/A – no onsite parking proposed. the car park to lobbies, foyers and individual N/A. apartment entrances. Design parking areas to assist with orientation, N/A – no onsite parking proposed. N/A. including directional signage. All parking areas are to be designed in accordance N/A – no onsite parking proposed. with AS2890.1 and are to be well lit, safe and N/A. secure. All non-residential parking bays are required to N/A – no onsite parking proposed. be licenced by the Department of Transport in N/A. accordance with the Perth Parking Management Act 1999. Provide alternative methods of parking to achieve N/A – no onsite parking proposed. greater efficiency from parking areas including shared use of parking bays between different N/A. land uses and the provision of ‘car pooling’ bays to decrease overall parking provision. A Parking Management Plan is to be prepared and N/A – no onsite parking proposed. submitted as part of any Development Application proposing car parking. The plan is to detail the N/A. allocation, management and operation of any parking areas associated with the development. Below ground car parking to be provided where site N/A – no onsite parking proposed. engineering permits, with multi-level basement N/A. parking considered subject to resolution of access, environmental and licensing matters. Sleeve ground floor parking structures behind N/A – no onsite parking proposed. active uses, such as cafes / restaurants, shops and N/A. small scale offices. ACCEPTABLE DEVELOPMENT CRITERIA ASSESSMENT COMPLIES Where parking is proposed to floors above ground N/A – no onsite parking proposed. level it shall be sleeved behind other uses such as offices and / or single aspect residential to primary frontages (as identified in Figure 9) or screened N/A. using innovative external wall detailing, patterning and/or vegetation (green wall) to diversify the building façade to secondary frontages. Rooftop parking is to be avoided. N/A – no onsite parking proposed. ü 4.1.2 Bicycle Parking and End of Trip Facilities Commercial: Secure bicycle storage for 10% of The standards are generally framed in the context of building staff (based on 1 person per 15m2 of Net an office, hotel or retail building. Campus students Lettable Area (NLA); are not building staff, but are also not appropriately characterised as visitors. Accessible Showers: There must be a minimum of two female and two male showers, located in Bicycle parking is proposed based on the 5% Green separate changing rooms, for the first 10 bicycle Travel Plan mode share target, equating to 250 spaces parking bays. Additional shower facilities to be being required. provided at a rate of one male and one female A total of 294 spaces are proposed, of which 199 are Alternative shower for every 10 bicycle parking bays; intended to be for students. Solution Changing facilities: Changing areas are to be A total of 13 showers are proposed, below the relevant provided with secure lockers at 1 for each bicycle, standards, however EOTF numbers are expected to including / in addition to drying areas / racks; grow during detailed design. Refer to section 7.2.2 for further discussion of this matter. Visitor Bicycle Storage: A minimum of 1 space per 750m2 of NLA. Located and signed near the main public entrance to the building. Bicycle parking facilities are to be designed, All bicycle parking bays will be designed to Australian located and constructed in accordance with the Standards. ü Australian Standards. Changing rooms must be secure facilities capable All changing areas are located adjacent to shower areas of being locked and located adjacent to the and are capable of being locked. Lighting detail will be ü showers in a well lit area. provided at the working drawings stage. Lockers should be well ventilated and be of a size Further details on locker design will be provided at the sufficient to allow the storage of cycle attire and working drawing stage. ü equipment. ACCEPTABLE DEVELOPMENT CRITERIA ASSESSMENT COMPLIES 4.1.3 Vehicle Access A Traffic Impact Assessment compiled by a A Transport Impact Statement has been prepared by qualified traffic engineer is to be submitted as part Stantec. of the Development Application. The report should The location of all pedestrian and other access points is make reference to the location of the primary and illustrated in the architectural drawings. ü secondary frontages identified at Figure 9 and identify the main vehicle, bicycle and pedestrian routes through Perth City Link in accordance with Figure 7. Vehicle access is to be designed as an integral No car parking is proposed. component of the development and incorporate A single crossover to a single loading area is proposed. into the design treatment of the streetscapes. ü Integrated vehicle access gates should not detract from the architectural character of the streetscape or the visual quality of the buildings. A Service and Delivery Access Plan is to be Service and delivery access is considered in the provided as part of the Development Application. Transport Impact Statement. The plan is to detail the use of any loading areas, ü including reversing vehicle movements and management. 4.1.4 Building Services Where site engineering permits, developments Below ground infrastructure is not suitable for the are encouraged to be designed to facilitate subject site due to the subterranean PTA infrastructure. below ground building service infrastructure and N/A service and delivery access to minimise impact on the amenity of the public realm and maximise activation at ground level. Street level service and delivery access is to Service and delivery areas are integrated in the design be provided within the development site and and are extremely limited given the scale of the integrated into the design of the development with university. ü minimum activation of frontages being achieved in accordance with Figure 9. ACCEPTABLE DEVELOPMENT CRITERIA ASSESSMENT COMPLIES Infrastructure including fire booster hydrants, All infrastructure is enclosed withing the building power transformers, gas and water equipment is to extent. be wholly contained within development lots and ü fully integrated into the development to minimise any visual impact on streetscape. Air conditioning units must be appropriately All air conditioning units will be incorporated into the screened from the street and adjacent buildings building or within the roof enclosure. Further detail may ü and must not be located where they will be visible be provided at the working drawing stage. above the roof line of buildings. All piped and wired services are to be concealed All services are concealed within the building. ü from public view. Commercial utility and waste storage areas shall Waste storage is provided within a designated waste be screened from view of public areas and sensitive enclosure. ü uses such as residential apartments. Connection points for all services are to be Marking of connection points may be provided at the clearly marked in a way that is consistent with the working drawing stage. ü architectural treatment of buildings. The visual impact of services should be minimised. Services impact is minimised by enclosing the services Where public visibility by service authorities is not within the building. explicitly required, services are to be screened or ü concealed from public view. Fire booster cabinets are to be screened from public view or integrated within the design to minimise visual impact. A Waste Management Plan is to be prepared in A Waste Management Plan is provided with the conjunction with the City of Perth and submitted development application package. This has been as part of the Development Application. Refuse prepared in consultation with the City of Perth. ü storage and collection facilities are to comply with the requirements of the City of Perth. Ensure that on-site waste management and A Waste Management Plan is provided which considers hygienic storage facilities are considered in design, the university storage requirements. The loading dock is taking into account the need for easy access for enclosed and accessed from Queen Street, as required ü drop off and collection, that limits pedestrian and by other parts of the design guidelines. vehicle disruption. Plan kitchens and waste storage / collection areas A Waste Management Plan is provided with the to allow sorting of waste for recycling purposes. development application package, which includes ü consideration of recycling.
APPENDIX E CENTRAL PERTH DEVELOPMENT POLICIES ASSESSMENT CENTRAL PERTH DEVELOPMENT POLICIES ASSESSMENT
Table 14 Central Perth Development Policies Assessment
REQUIREMENT PROVIDED Development Policy 1 – Green Building The Tier 2 requirements are applicable to the A Sustainability Statement forms part of the development subject site. This corresponds to a required 5 application package, which demonstrates the development can ü Star Green Star Rating. and will achieve a 5 star Green Star rating (equivalent to Tier 2). Development Policy 3 – Sound and Vibration Attenuation An acoustic report may be required to support An Acoustic Report prepared by Marshall Day accompanies this the development application. development application. This report demonstrates that the ü development will meet the acoustic and vibration requirements of the policy. Development Policy 4 – Providing Public Art A Public Art Report for all proposed artworks A Public Art Strategy will be prepared following determination is to be prepared and submitted with the of this development application. It is anticipated that this will development application to ensure public art form a condition of development approval. is integrated into public place and building It should be noted that there is an intent to include events and designs. At the discretion of the MRA the other ephemeral activities as part of the development's required ü report may be assessed as a condition of public art contribution. development approval and submitted as part of the working drawings process (prior to the local government building permit). DEVELOPMENT POLICY NO. 6 – SIGNAGE A Signage Plan is to be submitted with each Building signage does not form part of this development application with a site plan, elevations and application (with the exception of the digital screen to ü specifications. Yagan Square). Signage will be accommodated via a separate application or via a condition of approval. Performance Standard 1 The digital screen: The proposed signage supports the amenity of the • Is integrated into the main building structure. locality by demonstrating high quality design that • Will enhance the vitality of Yagan Square by allowing compliments the building and locality and the use for the streaming of shows and the display of creative of durable materials and high-quality construction product. standards; • The screens will be used to advertise university events Performance Standard 2 and initiatives, and display creative content. This may include reference to other parties and sponsors The proposed signage supports the MRA vision for involved with those events and initiatives. ü the location by demonstrating restraint in scale, • Is deliberately large in scale to maximise visibility size and collective amount of signage appropriate and impact, however in the context of the significant to the site; and scale of the overall campus building, is considered Performance Standard 3 appropriate in scale. The proposed signage contributes to a safe and • Will provide secondary light to Yagan Square and legible public realm by not creating visual clutter encourage gathering at and greater use of public or compromising community safety. spaces.