Development Assessment Commission AGENDA ITEM 3.2.2 10 November 2016 Name of Applicant Forme Projex C/- Masterplan SA Pty Ltd Address 42-48 Hurtle Square, Adelaide TABLE OF CONTENTS PAGE NO AGENDA REPORT 2 – 26 ATTACHMENTS 27 – 345 1: DEVELOPMENT PLAN PROVISIONS 27 – 39 2: ZONING MAP AND PHOTOGRAPHS OF LOCALITY 40 – 47 3: APPLICATION & PLANS a. Development Application Form 49 – 51 b. Certificates of Title 52 – 57 c. Planning Report by Masterplan SA Pty Ltd 58 – 98 d. Plans by Locus Architecture 99 – 131 e. Parking and Access Assessment by Cirqa Pty Ltd 132 – 147 f. Preliminary Environmental Site History Assessment by Mott MacDonald Australia Pty Ltd 148 – 233 g. Noise Impact Assessment by Resonate Acoustics 234 – 248 h. Services Assessment Report by BESTEC 249 – 253 i. Building Rules Compliance report by TECON 254 – 255 j. Specification for semi-automatic Uniparker N5303 system by Nußbaum GmbH & Co. KG 256 – 264 k. Previous Advice from the Office of Design & Architecture SA 265 – 270 l. Keim Royalan Brochure by Keim Mineral Paints Ltd 271 – 273 4: AGENCY COMMENTS 274 – 278 5: COUNCIL COMMENTS 279 – 282 6: REPRESENTATIONS 283 – 290 7: RESPONSE TO REPRESENTATIONS 291 – 317 8: ADDITIONAL INFORMATION a. Original Application Plans 318 – 345 Development Assessment Commission AGENDA ITEM 3.2.2 10 November 2016 OVERVIEW Application No 020/A040/16 Unique ID/KNET ID ID No. 1405 / Knet ID 2016/13983/01 Applicant Forme Projex C/- Masterplan SA Forme Projex, Locus Architecture, Masterplan SA, Mott Proponent Group MacDonald, Cirqa, Resonate Acoustics, BESTEC, Nußbaum GmbH & Co, Keim Mineral Paints Proposal Demolition of existing buildings and construction of a nine (9) storey residential flat building with ground floor commercial tenancy and associated car parking Subject Land 42–48 Hurtle Square, Adelaide Zone/Policy Area City Frame Zone Relevant Authority Inner Metropolitan Development Assessment Committee of the Development Assessment Commission Lodgement Date 10 August 2016 Council Corporation of the City of Adelaide Development Plan Adelaide City Council (consolidated 24 September 2015) Type of Development Merit Public Notification Category 2 Representations 2 (2 wishing to be heard by appearing personally) Referral Agencies Government Architect Report Author Ben Scholes, Project Officer RECOMMENDATION Development Plan Consent subject to conditions EXECUTIVE SUMMARY The applicant seeks planning consent for the demolition of existing structures and construction of a mixed use building comprising residential apartments, ground-floor car parking and a retail tenancy in the City Frame Zone at 42-48 Hurtle Square, Adelaide. The proposal is a merit, Category 2 kind of development that triggers a statutory referral to the Associate Government Architect (AGA) on the Government Architect’s behalf. Whilst affordable housing does not form part of the proposal, overall the proposed land use is considered acceptable. The AGA is supportive of various amendments to the application undertaken in response to referral feedback and representors’ concerns, however the AGA does not support the proposed building massing and bulk recommending further refinement of architectural expression including consideration of alternatives to applied material finishes. At 29.5 metres (excluding rooftop plant enclosure) the height of the proposed building marginally exceeds the maximum envisaged within the City Frame Zone. This is supported on the basis it achieves an adequate transition between maximum scale in the City Frame Zone and less intense development in the adjacent City Living Zone. The proposal is largely consistent with Development Plan policy regarding design and appearance of buildings, activation, boundary setbacks, interface management, apartment amenity and environmental factors. Traffic and access matters including car and bicycle parking, waste management, crime prevention through environmental design, energy efficiency and management of wind impacts are all considered to have been acceptably addressed. Overall, the proposal is considered to display sufficient merit to warrant planning consent subject to conditions. Development Assessment Commission AGENDA ITEM 3.2.2 10 November 2016 ASSESSMENT REPORT 1. BACKGROUND The applicant seeks approval for a 9 storey mixed use development at the south east corner of Hurtle Square and Halifax Street. It should be noted that two buildings to be developed in stages on the opposite (north) side of Halifax Street by the same proponent were granted consent by the Development Assessment Commission on 12 November 2015 (and varied on 17 March 2016) following a deferral on 24 September 2015. One of the approved buildings, which is of a comparable scale and configuration to the development proposed in this application, is currently under construction at 34-40 Hurtle Square. 1.1 Strategic Context A significant review of Adelaide City planning policies was undertaken in March 2012, resulting in a new policy framework that supports a city form aligned with the directions of the 30-Year Plan for Greater Adelaide and creating a more active and vibrant city. New policies of relevance place an emphasis on design quality, interface relationships and appropriate treatment of Adelaide’s Park Lands and Squares. 1.2 Pre-Lodgement Process This application was lodged with the Commission on 10 August 2016 without prior engagement with the Department of Planning, Transport and Infrastructure’s pre- lodgement service and consequently, no pre-lodgement agreement has been reached. 2. DESCRIPTION OF PROPOSAL The proposal includes demolition of two existing single storey buildings located on the subject land and construction of a nine storey mixed use building with associated vehicle parking at ground floor. Application details are contained in Attachment 3. Land Use Mixed use building comprising ground floor commercial tenancy and Description associated vehicle parking with upper levels residential apartments Building Height 9 storeys / 29.5 metres to highest parapet (western section) Description of Ground floor commercial tenancy, entry foyer, vehicle parking, levels waste storage and service areas, 8 residential levels above ground Apartment floor Dwelling Type Floor Area (excluding POS) area (excluding Studio (Lots 107-707) 53-55.3 square metres balconies) One Bedroom (Lot 101) 77.7 square metres Two Bedroom (Lots 201-701) 94 square metres Two Bedroom (Lots 102-702) 94 square metres Two Bedroom (Lots 105-705) 65 square metres Two Bedroom (Lots 106-706) 94.3 square metres Two Bedroom (Lots 108-708) 83.5-83.7 square metres Three Bedroom (Lot 103-703) 113.9 square metres Three Bedroom (Lot 801) 267 square metres Three Bedroom (Lot 805) 145.8 square metres Three Bedroom (Lot 807) 122.5 square metres Site Access Motor vehicle access from Harriet Street, pedestrian and cyclist access from Halifax Street and Hurtle Square Car and Bicycle 46 car parks and 61 bicycle parks at ground level, with 23 bicycle Parking storage spaces in apartments (84 bicycle parking spaces total) Encroachments Balconies on the east, north and west elevations and service enclosures doors at the building’s northeast and southwest corners projecting over the property boundary Development Assessment Commission AGENDA ITEM 3.2.2 10 November 2016 3. SITE AND LOCALITY 3.1 Site Description The subject land is located at 42-48 Hurtle Square, Adelaide and is comprised of 2 contiguous allotments situated at the eastern side of Hurtle Square on the southern corner of Halifax Street, with a total site area of approximately 700 square metres. One-way roadways abut the subject land to the east (Harriett Street) and west (Hurtle Square). The site’s frontages to Hurtle Square and Harriett Street are approximately 24.5 metres, with the frontage to Halifax Street in the order of 29 metres. The subject land is formally described in the table below. Lot No Plan No Street Suburb Hundred CT Reference A5 F125389 Hurtle Square Adelaide Adelaide 5219/212 A576 F182228 Hurtle Square Adelaide Adelaide 5357/29 No easements are registered on the Certificates of Title for either property. Figure 3 – Location Map 3.2 Locality The subject land is developed with two single-storey buildings containing office tenancies each having primary frontage to Hurtle Square. The immediate locality consists of retail and office tenancies and dwellings in the form of semi-detached and row dwellings ranging from one to three storeys in height. Hurtle Square provides the area with a spacious, landscaped setting characterized by substantial mature trees and a high level of pedestrian amenity. Halifax Street, a local connector road, intersects with Pulteney Street, a primary city access road and high concentration public transport route at the approximate centre of the Square roughly 70 metres to the west of the subject land. Development Assessment Commission AGENDA ITEM 3.2.2 10 November 2016 A Development Plan Zoning Map and photographs of the locality are contained in Attachment 2. 4. COUNCIL COMMENTS or TECHNICAL ADVICE 4.1 Adelaide City Council Advice was sought from Council administration regarding technical matters. The following points were raised for consideration: Proposed canopies over Hurtle Square & Halifax Street footpaths are supported; The extent of proposed balcony encroachment will require the Council’s consent acting as landowner; Encroachments of east-facing balconies at Level 1 should be eliminated to avoid impact from large trucks / service vehicles (ie waste removal lifting mechanisms);