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AGENDA ITEM: 3.4 EXECUTIVE SUMMARY The applicant seeks Development Plan Consent for the demolition of existing buildings at 56 Greenhill Road, Wayville and their replacement with an eight storey mixed use building accommodating office uses at the ground and first levels and serviced apartments (ostensibly hotel rooms) across levels three to eight. The subject site is situated within the Urban Corridor Zone (Boulevard Policy Area). The uses proposed are envisaged within this zone as is their arrangement across the levels of the proposed building. The proposed built form is of a height exceeding the maximum envisaged within the subject site, comes closer to the front and side boundaries of the site than what is sought and protrudes outside the building envelope defined and provided in order to manage interface impacts on the adjacent Residential (Built Form) Zone. Mitigating factors are however relevant to an assessment of these departures. These include the non-sensitive nature of the land use to the immediate rear of the site and the fact that the proposal has the broad support of the Government Architect. The proposal achieves appropriate performance outcomes in respect of technical matters such as pedestrian, bicycle and vehicle access, waste management and acoustics. It does so within what is a constrained site. On balance, it is considered that the proposal satisfies the intent of the Urban Corridor Zone and other relevant development control policies. It is consequently considered that it warrants Development Plan Consent subject to conditions. Application No: 090/M008/15 KNET Reference: 2015/11698/01 (#9819640) Applicant: Colangelo Group Proposal: Demolition of existing buildings and structures, construction of an eight storey mixed use building comprising commercial and serviced apartment uses, car parking, landscaping and associated site works Subject Land: 56 Greenhill Road Wayville Relevant Authority: Inner Metropolitan Development Assessment Committee of the Development Assessment Commission Role of Commission: Schedule 10(4C) of the Development Regulations 2008: Development that involves the construction of a building that exceeds 4 storeys in height within the Urban Corridor Zone within the City of Unley Zone / Policy Area: Urban Corridor Zone, Boulevard (Greenhill Road) Policy Area Categorisation: Merit Notification: Category 2 Representations One (1) representation Lodgement Date: 3 August 2015 Council: City of Unley Development Plan: Unley (City) Development Plan, consolidated 30 January 2014 Statutory Referral Agencies: Government Architect Recommendation: Grant Development Plan Consent subject to conditions
Transcript

AGENDA ITEM: 3.4

EXECUTIVE SUMMARY

The applicant seeks Development Plan Consent for the demolition of existing buildings at

56 Greenhill Road, Wayville and their replacement with an eight storey mixed use

building accommodating office uses at the ground and first levels and serviced

apartments (ostensibly hotel rooms) across levels three to eight.

The subject site is situated within the Urban Corridor Zone (Boulevard Policy Area). The

uses proposed are envisaged within this zone as is their arrangement across the levels of

the proposed building.

The proposed built form is of a height exceeding the maximum envisaged within the

subject site, comes closer to the front and side boundaries of the site than what is

sought and protrudes outside the building envelope defined and provided in order to

manage interface impacts on the adjacent Residential (Built Form) Zone. Mitigating

factors are however relevant to an assessment of these departures. These include the

non-sensitive nature of the land use to the immediate rear of the site and the fact that

the proposal has the broad support of the Government Architect.

The proposal achieves appropriate performance outcomes in respect of technical matters

such as pedestrian, bicycle and vehicle access, waste management and acoustics. It

does so within what is a constrained site.

On balance, it is considered that the proposal satisfies the intent of the Urban Corridor

Zone and other relevant development control policies. It is consequently considered that

it warrants Development Plan Consent subject to conditions.

Application No: 090/M008/15

KNET Reference: 2015/11698/01 (#9819640)

Applicant: Colangelo Group

Proposal: Demolition of existing buildings and structures, construction of

an eight storey mixed use building comprising commercial and

serviced apartment uses, car parking, landscaping and

associated site works

Subject Land: 56 Greenhill Road Wayville

Relevant Authority: Inner Metropolitan Development Assessment Committee of the

Development Assessment Commission

Role of Commission: Schedule 10(4C) of the Development Regulations 2008:

Development that involves the construction of a building that

exceeds 4 storeys in height within the Urban Corridor Zone

within the City of Unley

Zone / Policy Area: Urban Corridor Zone, Boulevard (Greenhill Road) Policy Area

Categorisation: Merit

Notification: Category 2

Representations One (1) representation

Lodgement Date: 3 August 2015

Council: City of Unley

Development Plan: Unley (City) Development Plan, consolidated 30 January 2014

Statutory Referral

Agencies:

Government Architect

Recommendation: Grant Development Plan Consent subject to conditions

ASSESSMENT REPORT

1. BACKGROUND

1.1 Strategic Context

In October 2013, the Stage 3A - Main Road Corridors and Mixed Use and Residential

Vitalisation (Greenhill and Unley Roads) Development Plan Amendment was gazetted.

This DPA introduced the Urban Corridor Zone to the City of Unley – specifically along two

of the City’s major corridors in Greenhill Road and Unley Road. The Zone was introduced

to encourage mixed-use forms of development complemented by well-designed and

contemporary housing close to public transport, jobs and vibrant places and thereby

enable a new form of urban living and allow more people to enjoy the benefits of an

inner city lifestyle.

The DPA also introduced the Air and Noise Emissions Overlay to the Unley (City)

Development Plan. This enables applicants to move noise assessment to the Building

Rules Consent stage of the development assessment process. This Overlay also contains

planning policies that seek to protect sensitive development from noise and air emissions

generated from major transport corridors and mixed land use. The designated noise

source in this case is Greenhill Road.

1.2 Pre-lodgement Process

The proponent engaged in the Pre lodgement Service offered by the Department of

Planning, Transport and Infrastructure to proponents of development involving building

work exceeding four storeys in height within the Urban Corridor Zone.

The proponent participated in three (3) Pre-lodgement Panel meetings and three (3)

Design Review sessions. The proposal responded to the issues raised during the pre

lodgement panel meetings and design review panel sessions, particularly with respect to

the following issues:

consistency with the applicable building envelope policy and associated impacts

on the Residential (Built Form) Zone to the rear (south) of the subject site

setbacks from the side boundaries of the subject site

provision of car parking for both employees of and visitors to the office and

serviced apartment uses proposed

vehicular access to the subject site.

2. DESCRIPTION OF PROPOSAL

The proposal includes the demolition of existing buildings and structures, construction of

an eight (8) storey mixed use building comprising commercial and serviced apartment

land uses, car parking, landscaping and associated site works.

The table below summarises particulars of the proposed development:

Building height 8 storeys and a substantive maximum height of 26.6 metres

above ground level (slightly higher to the lift overrun)

Description of

levels

Ground Floor: Commercial tenancy with separate lobby and

entrance fronting Greenhill Road; reception,

lobby and entrance for the serviced apartment

component; car park, waste room and storage

rooms and bicycle parking

Level 1: Commercial tenancy space of 724 square

metres with an outdoor terrace to Greenhill

Lane

Level 2 – 7: A gym and conference room on Level 2.

A total of 32 serviced apartments consisting of 2

studio apartments, 3 x one bedroom

apartments, 21 x two bedroom apartments and 6 x three bedroom apartments,

Site Access Vehicle access will be obtained via Greenhill Lane. Pedestrian

access to both the commercial and residential components can

be accessed via entrances addressing Greenhill Road and Joslin Street.

Vehicle Parking 56 car parking spaces - 42 of which are to be dedicated to

employees of the office and serviced apartment uses, 12 of which

are to be dedicated to visitors of these uses and 2 accessible

spaces, arranged using the Wohr Combilift Vehicle Stacker system

Bicycle Parking 18 spaces provided in a secured room located on the ground floor

adjacent the residential entry. Bike parking rail for visitors, provided adjacent the commercial and residential entrances

The external materials and finishes for the proposed building will consist of a

combination of grey Portland concrete panels with an acid wash finish, cement sheet and

alucabond metal cladding, steel plate, perforated metal screen, metal louvers and

glazing. A landscaped courtyard is proposed along the Greenhill Road frontage and

eastern boundary.

The proposal also incorporates a landscaping plan prepared by WAX Design. This details

the materials to be used in the open front fencing feature and surfaces (paving and

gravel) and the plant species selected for the front courtyard and to climb the screen

enclosing the proposed car park along the Joslin Street frontage of the subject site. All

such materials and plant species have been selected on the basis of their compatibility

with and ability to complement the design of the proposed built form.

Application details are contained in the ATTACHMENTS.

3. SITE AND LOCALITY

The subject site is located on the south eastern corner of the intersection of Greenhill

Road and Joslin Street, Wayville. More specifically, the site can be described as follows:

Lot No Section Street Suburb Hundred CT Reference

105 FP10397 56 Greenhill Road Wayville Adelaide V5123 F924

The figure overleaf illustrates the subject site in the context of its immediate locality:

The subject site is, save in respect of a ‘corner cut-off’, rectangular in shape. It has a

frontage of just under 20 metres to Greenhill Road and a depth of some approximately

62 metres. The total site area measures some 1,135 square metres. The site is bordered

by the secondary street of Joslin Street to the west, and Greenhill Lane to the south. It is

ostensibly flat.

The site currently contains a two storey office building with a car park at the rear. There

are no regulated trees within the subject site or within adjacent properties. Street trees

are, however, present along both Greenhill Road and Joslin Street.

The subject site is not affected by and does not benefit from any easements, rights of

way, encumbrances or similar caveats.

The locality is predominantly characterised by office and commercial development along

Greenhill Road (2-3 storeys) and low scale residential development further south of the

subject land. More specifically:

Subject Site

North: The Adelaide Park Lands are located directly opposite the subject land,

which are used for both formal and informal recreational and sporting

activities.

South: The southern boundary of the site abuts Greenhill Lane. Beyond this is an

allotment which is located within the Residential Streetscape (Built Form)

Zone but put to use as a car park. Three single storey detached dwellings

fronting Joslin Street are located to the south of the car park.

West: A three (3) storey office building is located on the opposite corner of

Greenhill Road and Joslin Street, with open car parking at the rear

accessed via Joslin Street. A single storey dwelling is located behind the

office building which faces Rose Terrace.

East: A three (3) storey office building (plus basement) is located on the

abutting site. A number of two storey commercial buildings are located

beyond.

Greenhill Road is identified as a Secondary Arterial Road by the City of Unley Structure

Plan Map Un/1 (Overlay 1).

There are no heritage places within the vicinity of the subject site.

4. REFERRAL AGENCY COMMENTS

4.1 Government Architect

As per Schedule 8 of the Development Regulations, 2008, the application was referred to

the Government Architect.

The Associate Government Architect provided a response to the referral. This expresses

support for numerous key aspects of the proposal including the architecture generally

and finds, notably, that the proposal establishes good outcomes in response to the site

context.

A copy of the Government Architect’s advice in respect of the proposal is contained in

ATTACHMENT N.

5. TECHNICAL ADVICE

5.1 City of Unley

Although the City of Unley is not a statutory referral agency, the application was referred

to Council for technical advice relating to encroachments, street tree impact and traffic

management. The response received provided the following advice:

Encroachment into Joslin Street road reserve

Council administration consider the canopy appropriate and therefore support the

encroachment into Joslin Street.

Street tree impact

There are six mature Desert Ash (Fraxinus angustifolia) street trees along the

perimeter of the site – five along Joslin Street and one on Greenhill Road. It is

considered that with due care under expert advice, the street trees in Joslin

Street can be suitably pruned without undue impacts upon their health or overall

form. Notwithstanding, the developer has indicated a willingness to discuss a

potential upgrade and a contribution for an improved streetscape to complement

the development; discussions between Council administration and the

development will be required to facilitate this.

Vehicle traffic, access, servicing and parking

Council administration has advised that the applicant has provided limited

information and no traffic modelling, but the limited increase in low traffic

generating development suggests there will be only minor increases in traffic

flows and a minimal change to the operation of the surrounding roads, lane,

network and junctions”.

A Construction Management Plan is requested due to the external impacts of the

development should it be approved.

The traffic advice and modelling has revealed that vehicle and waste vehicle

access is adequate.

The capacity of the waste receptacles and storage area within the rear south

western corner of the building is adequate. Responsibility for waste services must

be with the Body Corporate.

The provision of 56 car parking spaces is considered reasonable. There is

sufficient (18 bicycle parking spaces) proposed.

The queuing area inside the building entrance has partly, but not fully, mitigated

the queuing concerns of Council administration.

Council administration also raised concerns with the following planning issues:

The building is not contained within the 30 degree rear building envelope

measured from the zone boundary leading to additional building mass and

overshadowing to existing adjacent residential properties to south east and south

west in the morning and afternoon.

Unreasonable overlooking of adjacent residential private areas; this needs to be

addressed (ie by 1.7 metre high obscure glass) to the first level office rear –

terrace’, rear windows, balconies on east and west sides

The setback of 4.33 metres present as a continuous solid element and is located

within the desired clear 6 metre setback

The building is located within the desired 3 metre setback. The canopy

encroachments will require Council approval.

Minimal environmental sustainability initiatives are incorporated, with limited on-

site stormwater detention and green screening wall for portion of bottom level.

Although there is scope for adaptability, the potential implications upon the

dwelling land use option given the fixed and limited car parking provision and

inadequacy of proposed small balconies to provide required private open space

for longer term occupants would need to be appreciated.

Redevelopment of the adjacent property at 57 Greenhill Road would render the

east facing units to a ‘lightless existence’.

Overall, Council administration does not support the redevelopment of the subject site in

its current form.

In the event that approval is contemplated, Council has recommended a number of

conditions be imposed.

A copy of the advice from Council is provided in ATTACHMENT O.

6. PUBLIC NOTIFICATION

Principle of Development Control 22 of the Urban Corridor Zone designates the following

as Category 2 kinds of development:

development that is 3 or more storeys or 11.5 metres or more in height above

natural ground level

development that exceeds the maximum building height in the building envelope

departs

development that exceeds the building envelope interface height provisions.

The proposal exceeds all these triggers and was consequently deemed a Category 2 kind

of development.

During the public notification one (1) representation was received. This was not from an

owner/occupier of adjacent land as defined by the Development Act 1993, as follows:

adjacent land in relation to other land, means land—

(a) that abuts on the other land; or

(b) that is no more than 60 metres from the other land and is directly

separated from the other land only by—

(i) a road, street, footpath, railway or thoroughfare; or

(ii) a watercourse; or

(iii) a reserve or other similar open space;

7. POLICY OVERVIEW

7.1 Urban Corridor Zone, Boulevard (Greenhill Road) Policy Area

The site is situated within the Urban Corridor Zone – Boulevard (Greenhill Road) Policy

Area as described in the Unley (City) Development Plan. This encourages a diverse range

of land uses, providing opportunity for compatible non-residential and medium and high

density residential land uses orientated towards a high frequency public transport

corridor; Greenhill Road in this instance.

Buildings of three or more storeys will be the predominant form, with key sites

developed with landmark buildings that will feature prominent, attractive and active road

facades. At ground level, the zone seeks a high amenity pedestrian environment for

Unley Road, which provides integrated linkages to adjacent centres, public transport

stops and public spaces.

It is intended that, over time, development within the zone will produce a linear corridor

framing the main roads and establishing an interesting and vibrant pedestrian

environment. The desired character of the zone anticipates a new built form, and one

that is considerably different from the existing established development context. New

buildings will be recognised for their design excellence, ensuring careful building

articulation and fenestration, focussing height, mass and intensity of the built from to

the main road frontage.

The zone seeks a built form transition down in scale and intensity at the zone boundary

to maintain the amenity of residential properties located within adjoining zones. A

maximum building height of 7 storeys (25.5 metres) is envisaged in the policy area.

Car parking to the rear of development is emphasized, with access and parking areas

designed to minimise impacts on adjoining residential areas. Similarly, landscaping is

encouraged across the site to soften the appearance of buildings, car parking and

interface areas, and provide an overall enhanced level of amenity.

A series of Concept Plans provide relatively detailed guidance for development within the

Urban Corridor Zone and the Boulevard (Greenhill Road) Policy Area. These identify sites

where landmark development of a height exceeding the maximum is sought, sites and

areas where lesser (tailored) maximum building heights are sought, sites that will

desirably be amalgamated and preferred vehicle access points.

Relevant planning policies are contained in the concluding appendices and relevant

zoning maps are in ATTACHMENT D.

7.2 Council Wide

Council-wide policies of relevance to the proposal provide relatively generic guidance

with respect to the following assessment considerations:

transport and access (encompassing provision of car and bicycle spaces, location

of loading zones etc)

design and appearance

interface between land uses

medium and high rise development (3 or more storeys)

water sensitive design, energy efficiency and waste

Given the detailed nature of policy dealing with these matters contained within the Urban

Corridor Zone and the Boulevard (Greenhill Road) Policy Area, Council-wide policy of

relevance to assessment of the proposal is very much secondary to that provided by the

zone.

The Council-wide policies of relevance to assessment of the proposal are reproduced in

the appendix.

7.3 Overlay Section

The site is subject to the following relevant overlays:

Strategic Transport Routes

The site is located within the designated area for the Strategic Transport Routes. This

overlay seeks minimisation of access from Greenhill Road. The development does not

include any access off Greenhill Road.

Noise and Air Emissions

This site is located within the designated area for the Noise and Air Emissions Overlay,

and as such requires compliance with the Minister’s Specification SA 78B for Construction

Requirements for the Control of External Sound. The applicant has chosen to meet these

requirements at the building rules stage. Further details are provided within the planning

assessment below.

8. PLANNING ASSESSMENT

8.1 Land Use

The Urban Corridor Zone supports mixed use development, comprising a range of

compatible non-residential land uses in association with medium to high density

residential land uses. Commercial land uses (such as offices) and tourist accommodation

are envisaged by the zone, as outlined by Principle of Development Control 1.

The proposal will encompass a commercial tenancy and serviced apartments, together

with car parking which is located to the rear.

The proposed land uses are acceptable and appropriate forms of development within the

zone, aligning with the desired character for the zone, which supports more intensive

mixed land use activities along major transport corridors.

In addition, the Government Architect supports the ‘mixed-use development’ and

believes that the “resultant population could contribute to the vitality of the

neighbourhood”.

8.2 Adaptability

The Urban Corridor Zone seeks that development be adaptable. Objective 4 of the zone

is:

Adaptable and flexible building designs that can accommodate changes in land

use and respond to changing economic and social conditions.

This is advanced by Principle of Development Control 7 of the Boulevard (Greenhill Road)

Policy Area of the Zone and Council-wide Principle which provide, respectively:

The ground floor of buildings should be built to dimensions including a minimum

floor to ceiling height of 3.5 metres to allow for adaptation to a range of land uses

including retail, office and residential without the need for significant change to

the building.

Multi-storey buildings should include a variety of internal designs that will

facilitate adaptive reuse.

The City of Unley has commented that if the serviced apartments proposed were to be

adapted in the future to permanent residential accommodation, the building would be

short of the number of car parks sought for residential accommodation unless the

amount of commercial / office floor space were reduced concomitantly.

Given the trend towards lesser car dependency within inner metropolitan areas, it is

arguable whether provision of additional car parking within the proposal would see it

“respond to changing economic and social conditions”. It is also arguable whether future

adaptation of the proposed serviced apartments to permanent habitation would be

appropriate given the fact these are configured for short-term stay only (this evidenced

by their size and the absence of storage space). With this in mind, it is not considered

essential that the proposal provide a number of car parks that would be triggered were

the serviced apartments considered dwellings.

8.3 Building Height

The Zone and Policy Area envisage a maximum building height of “7 storeys and up to

25.5 metres” within the subject site. At its highest point, the proposed building will be 8

storeys and 27.7 metres (plus lift overrun) above ground level. The substantive

maximum height of the proposed building (excluding lift overrun) is 26.6 metres.

The proposed building height is considered acceptable on the basis it marginally exceeds

the maximum overall height sought within the Zone as expressed in metres (as opposed

to storeys). This is also, essentially, the view of the City of Unley’s administration.

8.4 Setbacks

Front Setback

Principle of Development Control 14 of the Urban Corridor Zone seeks that buildings

(excluding verandahs, porticos and the like) be set back 6 metres setback from the

primary road frontage.

The ground level elevation of the proposed building will be setback 5.8 metres from the

Greenhill Road frontage. This is interrupted by a side ‘blade’ wall projecting from the

eastern elevation which will be set back 4.57 metres from the Greenhill Road frontage.

This blade wall extends to the northern edge of a canopy projecting from the ceiling of

the ground level. Across all the upper levels, balconies projecting from the eastern

elevation will be set 4.3 metres from the Greenhill Road frontage.

The City of Unley has expressed concern with the encroachment of the blade wall and

balconies into the front setback sought by Principle 14.

With respect to the blade wall, Council’s concern is that, when viewed from the east, this

will result in the perception of the building having a substantive set back from the front

boundary of 4.3 metres. With respect to the balconies, the concern is not only to do with

the departure itself but also the fact that the balconies are enclosed on the sides and will

thereby “present as continuous solid elements of the building within the desired clear 6.0

metre front setback”.

Although the blade wall and balconies will be situated closer to the Greenhill Road

boundary than what is envisaged by the zone, this is not considered to detract from the

existing and future streetscape and setback pattern along Greenhill Road.

Buildings along Greenhill Road within close proximity of the subject site are setback

within 6 metres of Greenhill Road. Most notably, the recently constructed building at 57

Greenhill Road (the site adjoining the subject site to the east) is situated within 4.8

metres of Greenhill Road.

Additionally, and in keeping with desire to create ‘strong landscape settings’ within the

Boulevard (Greenhill Road) Policy Area of the zone, the setback allows for substantial

landscaping including trees up to 2.5 metres in height to further enhance the Greenhill

Road streetscape and mirror the landscape character of the South Parklands to the

immediate north across Greenhill Road.

Side and Secondary Street Boundary Setbacks

Principle of Development Control 15 of the Urban Corridor Zone seeks that buildings be

setback 3.0 metres from a secondary road boundary such as Joslin Street. Principle 16 of

the zone seeks that buildings on allotments with a frontage width of 20 metres or less

(such as the subject site) seek the following in terms of side boundary setbacks:

…no minimum to one boundary but at least 3 metres to the other side boundary,

with respective setbacks to create an orderly pattern of built form in accord with the

Desired Character and desired consolidated sites in Concept Plan Maps Un/1 to 7

Concept Plan Map Un/6 identifies the subject site as one desirably consolidated with the

adjoining allotment. The proposal, however, does not involve this and, accordingly, this

is no longer discussed.

The ground level of the proposed building is sited on the Joslin Street boundary of the

subject site. All upper levels are setback 0.8 metres from the Joslin Street boundary –

save in respect of balconies which, on levels 3-7, protrude from the western elevation to

within 0.4 metres of the Joslin Street boundary.

With respect to the eastern side boundary, the front 15 metres of the building is setback

3 metres and the remainder is sited against the boundary at ground level and 2 metres

at upper levels (save in respect of balconies that protrude 0.4 metres from the eastern

elevation).

This approach to side boundary setbacks has been taken in an effort to balance whilst

accessing light and ventilation for the

Council has identified these setbacks as departures from the relevant policies – but has

acknowledged that the ‘narrowness of the site restricts the ability to fully comply with

side setbacks’.

It is agreed that the departure from Principles 15 and 16 are a consequence of a

combination of the width of the site, other constraints resulting from other policies and

the applicant’s desire to achieve yield. Moreover, it is considered that this is partly a

product of Principle 15 being blind to Principle 16 in the case of a corner allotment

having a frontage of 20 metres or less and the tension this is seen to create tension

between the two policies.

On a corner allotment with a frontage less than 20 metres, it is perhaps to be expected

that development of the nature anticipated within the Urban Corridor Zone will seek to

be located closer to the secondary road boundary than what Principle 15 seeks in order

to achieve separation from similar development on the opposing side in pursuit of access

to ventilation and outlook. This approach has the added advantages of preserving the

development potential of the adjoining allotment opposite the secondary road frontage

and supporting provision of a canopy over the secondary road frontage footpath.

Ultimately, it is considered that the side boundary setbacks are acceptable. This

conclusion is informed not only by the preceding discussion but also:

the fact that the existing building within the subject site has been constructed

against the Joslin Street side boundary

the side facades of the proposed building are both well articulated and provided

with a setback to the commercial tenancy located near the front of the site, to

allow for some landscaping and a ‘noticeable gap’ when viewed from Greenhill

Road as sought by the Boulevard Policy Area.

Rear Setback

Principle of Development Control 15 of the Urban Corridor Zone seeks the following with

respect to rear boundary setbacks where the rear boundary of a development site abuts

a rear access way (laneway) such as Greenhill Lane:

No minimum where the access way is 6.5 metres or more; or

Where the access way is less than 6.5 metres in width, the distance equal to the

additional width required to make the access way 6.5 metres or more, to provide

adequate manoeuvrability for vehicles

To the rear of the subject site, Greenhill Lane is metres in slightly over 6.0 metres in

width. Therefore, to achieve consistency with Principle 15 of the zone, the proposed

building needs to be setback 0.4 metres from the rear boundary of the subject site. It

achieves this measure.

8.5 Design and Appearance

Guidance regarding the design and appearance of buildings provided by the Urban

Corridor Zone and the Council-wide section of the Unley (City) Development Plan is

generic. Guidance provided by the Boulevard (Greenhill Road) Policy Area of the Urban

Corridor Zone is most fine-grained and instructive. This includes:

…tall, articulated building façades (zone Objective 2)

…strong and imposing buildings of high design quality within well landscaped

surrounds (zone statement of desired character)

Well designed buildings which… reinforce the importance of Greenhill Road with

buildings of grand and consistent proportions, with height relative to width, and

dominant solid bases, well articulated middle levels and lighter construction on

top levels, which together with neighbouring sites create a complementary built

form with noticeable gaps and landscaping framing the street and filling the

gaps between buildings at ground level (zone statement of desired character)

create simple and elegant buildings of high design quality with a consistent

rhythm, proportions and form but of individuality and enduring appeal (policy

area statement of desired character)

avoid glass curtain walls of mirrored/highly reflective or tinted finishes and

create visual transparency and interest at ground floor and lower levels

(particularly for non-residential buildings) (policy area statement of desired

character)

It is considered that the proposal achieves a sufficient degree of consistency with this

guidance. Whilst the proposed building does not feature a dominant solid base (an

inverted form has been selected), the Associate Government Architect supports the

“well-considered” architectural expression of the proposal and has considers that the

overall quality of the contribution to the Greenhill Road Boulevard justifies the proposed

height and massing

The Associate Government Architect notes the appearance of the ground floor to Joslin

Street, which is predominantly car parking, results in an inactive secondary frontage.

The applicant has however attempted to minimise the visual appearance of the car park

via permanent, perforated screening. This is acknowledged by the Associate Government

Architect. The existing street trees, also, to a degree soften the visual appearance of the

ground floor.

In relation to services, the roof top plant has been located in a position that will not

make it readily visible from the public realm. The services (meters, fire booster, etc) are

not the predominant forms along Joslin Street and are not considered to dominate or

detract from the ground floor appearance.

Other design features of development should enable surveillance, and include entrances

which are oriented towards the street, are clearly identifiable, and provide shelter, a

personal sense of address and separate access for residential and non residential

components.

8.6 Street Activation

The Boulevard Policy Area seeks to create “appealing at-grade public entries linked to

and complementing access to car parks, pedestrian and cycle paths and associated

plazas or forecourts providing active streetscape environments”. This is further

emphasized by the zone which seeks “non residential development on ground floor

levels” to contribute to street activation.

The proposed building will encompass a commercial tenancy on the ground floor facing

Greenhill Road. Entries to the commercial and residential tenancies are both from

Greenhill Road and Joslin Street. A pathway from Greenhill Road is proposed and

accommodates bike parking facilities to support the bike lane along Greenhill Road. The

commercial tenancy is also fully glazed along Greenhill Road to allow for passive

surveillance. All these factors are considered to contribute to the creation of an active

streetscape environment.

Although Joslin Street frontage will primarily be dominated by the screening to the car

park, the bike parking facilities off Joslin Street as well as the second residential

entrance and mailbox, will create some level of activation along Joslin Street.

In addition, the applicant has proposed a canopy along Joslin Street in order to improve

pedestrian shelter and amenity.

8.7 Interface

Policy within the Urban Corridor Zone addressing management of interface impacts

between land uses generally seeks that such impacts on neighbouring low rise residential

areas be minimised (rather than them being completely prevented them from occurring).

This is as per the following extract from the statement of Desired Character for the zone:

Overlooking, overshadowing and emission impacts will be moderated through

good design and mitigation techniques, however, it is noted noise and air amenity

cannot be expected to be equivalent to a purely residential area. Impacts upon

adjoining zones will be minimised through appropriate land uses, building

envelopes, transition of building heights, design and location of on-site

activities/windows/balconies, and use of landscaping.

Building Envelope

As mentioned above, Principle of Development Control 13 of the Urban Corridor Zone

provides an envelope within which buildings should be contained in order to minimise

building massing at the interface with development outside the zone. Principle 13

illustrates this envelope – which illustration is reproduced below:

The proposed building protrudes outside this building envelope – specifically at levels 3,

4 and 5. The nature and extent of this is illustrated by a diagram provided as part of the

application which is reproduced overleaf:

The City of Unley, as indicated earlier, is not supportive of the ‘escape’ from the building

envelope. However, it is seen that there are mitigating factors which ameliorate the

consequences of and provide reason for this departure. Discussed below, these lead to

the consideration that the departure from the building envelope policy is acceptable.

The allotment which will be most affected by the proposed development is that to the

immediate south of the subject site opposite Greenhill Lane (identified as 1 Joslin Street,

Wayville). It is located within the Residential Streetscape (Built Form) Zone and,

therefore, is paramount in consideration of Principle 13 of the Urban Corridor Zone.

The applicant in respect of the subject application (the Colangelo Group) owns 1 Joslin

Street. It is currently put to use as an at-grade open lot car park accessible to the public.

This car park is presumed to be lawful on the basis that the City of Unley has not raised

legality as an issue.

The applicant advises that there are no “short to medium term plans for the

redevelopment of the adjoining lot (1 Joslin Street) and as such it will remain as an open

lot car park for the foreseeable future”.

At present, the open lot car park acts as a buffer between the proposed building and

existing residential land uses further south. If the envelope is measured from the

southern boundary of 1 Joslin Street, this being the nearest residential boundary, it can

be seen that the proposed building is contained within the envelope (refer to the

diagram above).

The car park occupying 1 Joslin Street is not, of course, sensitive to bulk and

overshadowing in the way that residential development tin particular would be. Whilst

the applicant’s advice that there is no short to medium term intention to seek to replace

the car park with a residential use cannot be relied upon to justify the departure from

the building envelope, it is considered that it ought be given some weight.

An additional mitigating factor is the building occupying 57 Greenhill Road (the allotment

adjoining the subject site to the east). This building, construction of which was

completed relatively recently, protrudes outside of the building envelope to an extent

similar, arguably greater, than that proposed. Whilst it is acknowledged that this building

was permitted prior to operation of the policy, it nevertheless establishes a departure

from the building envelope that stands in the way of rigorous application of the building

envelope yielding a consistent built form along the rear boundary of the Urban Corridor

Zone against Greenhill Lane.

The planning report submitted as part of the application (contained in ATTACHMENT F)

provides that:

…the proposed level articulation, fenestration, architectural detailing and mixture

of external materials and finishes results in a sufficient level of interest and

articulation to all facades and in particular aids in breaking down the visual bulk

and scale of the building when viewed from the rear”.

This view is shared. It is noted too that the Government Architect supports the ‘stepped

massing response that minimises the impact on the adjacent sites and neighbours’. It is

consequently considered that the design of the rear (southern) elevation can fairly be

considered a mitigating factor to be borne in mind when considering the departure from

Principle 13 of the Urban Corridor Zone.

Leaving aside speculation as to whether replacement of the car park currently occupying

1 Joslin Street with a residential land use is likely or realistic, it is prudent to consider

whether a residential land use offering an appropriate level of amenity to occupants

could be established within this land should the proposed development proceed and

should land either side of the subject site experience development of a height and scale

envisaged by the Urban Corridor Zone.

It is considered that a residential land use offering an appropriate level of amenity to

occupants could be established within 1 Joslin Street in this scenario. This is due to the

expectation that a responsive design is capable of managing the bulk of the proposed

development and accessing direct sunlight throughout most, if not all, of the year.

The City of Unley does not share this view. It has recommended that any consent

granted the proposed development be conditioned on the applicant agreeing to enter

into a Land Management Agreement with Council that establishes that 1 Joslin Street is

not suitable for residential development and will remain a car park. This recommendation

is not adopted or endorsed on the expectation that a residential land use offering an

appropriate level of amenity to occupants could be established within 1 Joslin Street

following the proposed development.

Overlooking

The City of Unley has commented that:

‘unreasonable overlooking of adjacent residential private areas, particularly

directly to the south but also obliquely to the south east and south west, needs to

be addressed ie by 1.7 metre high screening (eg obscure glass) to the first level

office rear ‘terrace’, rear windows, balconies on east and west sides, with at least

south side projecting wind screens if not more measures’.

This view of management of overlooking is not entirely shared. Noting again that

relevant policy regarding management of overlooking of proximate residential and other

sensitive uses within the adjoining Residential Built Form (Streetscape) Zone seeks that

this be minimised (as opposed to avoided completely), it is considered that the following

features of the proposal provide, for the most part, an appropriate balance between

maintaining outlook and access to light for the proposed serviced apartments and

maintenance of neighbours’ privacy:

the recessing of most balconies within the eastern and western elevations within

the proposed building – which recessing steers views to the east / north-east and

west / north-west respectively

the north-west / north-east orientation of most of the balconies to the distant

views in these directions over the south Parklands (which will encompass parts of

the Adelaide CBD)

the privacy screens attached to the southern edge of balconies at the south-

western and south-eastern corners of level 5

It is agreed that the balconies at the south-eastern and south-western corners of level 4

may enable undesirable overlooking of proximate residential and other sensitive uses

within the adjoining Residential Built Form (Streetscape) Zone due to their orientation

and opening to the south-east and south-west. These could be reconfigured or screened

to lessen the ease of such views.

It is also agreed that the commercial / office space at level 2 of the proposed building

may enable undesirable overlooking of proximate residential and other sensitive uses

within the adjoining Residential Built Form (Streetscape) Zone. This overlooking potential

can be addressed by introducing a 1.7 metre high screen to the southern edge of the

terrace available to this space.

Overshadowing

The application documents include plans illustrating the additive shadow that will be cast

by the proposed development during the winter solstice. This reveals that the additive

shadow will affect residential uses to the south of the subject site but that no such use

will be starved of access to less than 3 hours direct sunlight.

Bearing in mind the policy direction provided by the Urban Corridor Zone in this context

(namely, that overshadowing of sensitive uses outside of the zone be minimised) it is

considered that the proposal will not cast an unreasonable degree of shadow across

adjoining sites to the south.

8.8 Serviced Apartment Amenity

The Unley (City) Development Plan does not contain policy that provides guidance

regarding the degree of amenity that should be offered by serviced apartments.

Notwithstanding this, it is considered appropriate to consider the level of amenity offered

by the serviced apartment rooms proposed.

All serviced apartments have access to natural light and air and open space in the form

of a balcony. Given the absence of policy setting minimum desired standards in this

context, it is considered that this is a positive feature of the proposal.

Other amenities sought in respect of residential development, such as storage space, are

not considered necessary.

8.9 Access, Car and Bicycle Parking and Traffic Impact

Greenhill Road is identified as an arterial road of primary importance. Joslin Street has

the primary function of providing access to the property but should not facilitate through

traffic movement.

The applicant has provided a traffic report which examines the car parking provision,

bicycle parking provision, access and vehicle movements, as well as service vehicles.

This is contained in ATTACHMENT G.

Pedestrian Access

Pedestrian access to the proposed development is via either an address to Greenhill

Road or an address to Joslin Street.

The Greenhill Road address is the primary address and will be used by both the office

and serviced apartment uses. The Joslin Street address is secondary and will be used by

visitors to the serviced apartment component (and relate to a drop-off car parking space

to be negotiated with the City of Unley should the proposal proceed).

The nature of pedestrian access to the proposed development is considered appropriate.

Bicycle Access

Pedestrian access to the proposed development will also be via either the entrance to

Greenhill Road or the entrance to Joslin Street. The entrance to Joslin Street will offer

the most convenient access to the bicycle storage room proposed against the Joslin

Street frontage of the subject site. There is not considered to be any issue with bicycle

access.

Vehicular Access

All vehicles (car, waste collection trucks etc) needing to enter the subject site will do so

from Greenhill Lane and the 5.5 metre wide opening into the rear elevation of the

proposed building (and the car parking area behind this).

This approach to vehicular access is consistent with the statement of desired character

for the Urban Corridor Zone and the Strategic Transport Routes Overlay – both of which

discourage vehicular access to the subject site from Greenhill Road.

Concept Plan Un/6 indicates that vehicular access to the subject site should be achieved

from Joslin Street. This, however, is seen to be dependant on the site being

amalgamated with that adjoining to the east and the resultant development flexibility

this would afford. Ultimately, it is considered that the proposed vehicular access

arrangement proposed is acceptable noting that the City of Unley has not raised issue

with this.

Car Parking

Table Un/5 within the Unley (City) Development Plan provides guidance with respect to

the number of car parking spaces sought as part of the proposal.

Table Un/5 provides a car parking provision rate for offices but not tourist

accommodation (such as serviced apartments). A rate is provided for a motel but this is

not considered appropriate to the serviced apartment use proposed which will not rely on

car parking to the extent that a motel would.

In the absence of an appropriate rate for the serviced apartment component of the

proposal, GTA Consultants recommend application of the rate provided by the South

Australian Planning Policy Library for tourist accommodation. This is considered

appropriate.

Application of the Unley (City) Development Plan rate for offices and the SAPPL rate for

tourist accommodation yields the following:

Use Component Rate of Provision Number of Car Parking

Spaces Sought

Office 1 per 25 square metres total floor area 33 (816 square metres /

25)

Serviced

Apartments

Minimum of 1 space for every 4

bedrooms up to a rate 100 bedrooms

and 1 space for every 5 bedrooms over 100 bedrooms

Maximum 1 space for every 2 bedrooms

up to 100 bedrooms and 1 space for

every 4 bedrooms over 100 bedrooms

Minimum of 18 and a

maximum of 35 (71 bedrooms in total)

The proposal includes, in total, 56 car parking spaces. This is within the range sought as

a result of application of the SAPPL rate for tourist accommodation combined with

application of the rate for office provided by Table Un/5.

The car parking spaces to be provided are stacked using a Wohr Combi-lift system. This

raises questions regarding the ability of visitors to access the spaces and the practicality

/ convenience of such access.

These questions were considered during the pre-lodgement process and led to the

proposed design and configuration of the car park which involves compartmentalisation

of the car park and the spaces therein into a visitor and employee compartments.

The visitor compartment is located against the rear boundary of the subject site. The

stackers within this compartment are independent of the stackers dedicated to

employees which are deeper within the car park and separated from the former by an

internal roller door. This is seen to be an innovative and efficient way of providing for the

needs of employees and visitors.

The City of Unley is broadly comfortable with the number of car parking spaces proposed

(noting the earlier discussed reservation regarding adaptability).

Car Parking Spaces for Use of People with Disabilities

Council-wide Principle of Development Control 63 seeks that development providing 25

or more car parking spaces provide at least one car parking space in every 25 spaces for

the use of the disabled, up to a maximum of five spaces.

Of the 56 car parking spaces proposed, 2 are to be reserved for use of people with

disabilities. This is consistent with Council-wide Principle 63.

Bicycle Parking

Table Un/6 provides guidance with respect to the number of bicycle parking spaces that

should be provided as part of the proposal – namely:

Use Component Rate of Provision Number of Car Parking

Spaces Sought

Office 1 for every 200 square metres gross

leasable floor area for employees

2 plus 1 per 1000 square metres of gross leasable floor area for visitors

4 for employees (816

square metres / 200)

2 for visitors (816 square metres /)

Tourist

accommodation

1 for every 20 employees

2 for the first 40 rooms plus 1 for every additional 40 rooms

1 space for employees (less

than 20 employees)

3 spaces for visitors (71 beds)

The proposal provides a bicycle storage room capable of accommodating 18 bicycles. As

provided by the GTA report forming part of the application, this amply provides for

employees and tourists staying within the serviced apartments.

The proposal also provides a bicycle rail adjacent the Greenhill Road entrance. This is

capable of accommodating 1 bicycle. Given the surplus provision within the bicycle

storage room, it is considered that , overall, the proposal provides a satisfactory number

of bicycle parking spaces for both employees and visitors.

Traffic Impact

Modelling / prediction of the number of vehicle movements likely to be generated by the

proposed development has not been undertaken by the applicant. However, the City of

Unley administration is of the view that vehicle trip generation resulting from the

proposal is likely to be low and this will result in minimal change to the local road

network.

8.10 Waste Management

The applicant has provided a waste management plan prepared by SITA (contained in

ATTACHMENT H). The waste report details the likely number of bins required to

address waste volumes generated by the proposed land uses. A dedicated waste room is

proposed at the rear of the building and waste vehicles will load waste entirely within the

boundaries of the site. It is considered to be in a safe and convenient location for staff to

access.

The City of Unley has advised that, because Council contractors will not be able to access

the building, the responsibility for waste services will need to be with the Body

Corporate. This is understood and accepted by the applicant.

8.11 Landscaping

The Urban Corridor Zone provides that development should incorporate ‘well designed

landscaping....to visually soften large building facades, screen and buffer parking/service

areas/zone interface areas, and provide amenity and micro-climate benefits’.

As mentioned above, the applicant has proposed landscaping at the front of the building

facing Greenhill Road to enhance the landscaped character of this boulevard. A raised

planter box is also proposed along Joslin Street which will support ground cover plants

that can spill over and soften the solid built form.

The street trees will also assist in enhancing the corner facades of the building. Council

administration have reviewed the arborist report provided by the applicant (prepared by

Arborman Tree Solutions and contained in ATTACHMENT M), and agree that with due

care and under expert advice, the street trees in Joslin Street can be suitably pruned

without undue impacts upon their health or overall form.

Overall, the landscaping treatment for the proposal is considered to visually soften the

building facade, screen the parking area and improve amenity.

8.12 Crime Prevention

The development provides that personal safety of people should be considered in the

design of development. The design of the building has the following features to promote

personal safety:

Glazing to the commercial space to enable casual passive surveillance

Balconies and windows from serviced apartments positioned to overlook onto

public space

Clear sight lines to the entrances

Clear and legible access to the commercial and serviced apartment entrances

Separate commercial and service apartment entrances.

8.13 Noise Emissions

As indicated, the site is located within the designated area for the Noise and Air

Emissions Overlay. Where sensitive development is located within the overlay, the

‘Minister’s Specification SA 78B for Construction Requirements for the Control of External

Sound’ applies. The objective of the Minister’s Specification is to protect community

health and amenity from adverse impacts of noise and air emissions.

The applicant has provided an acoustic report (prepared by Resonate Acoustics) which

provides guidance as to the extent of acoustic attenuation and measures that are

required to ensure the occupants of the building and residents within the locality are

protected. This is contained in ATTACHMENT I. The report concludes that ‘the proposed

mixed use development at 56 Greenhill Road will be able to operate within the noise

requirements of the Unley Council Development Plan, Minister’s Specification SA 78B,

and the Environment Protection (Noise) Policy 2007’.

8.14 Energy Efficiency

The Development Plan provides that multi storey buildings should incorporate roof

designs that enable the provision of rain water tanks and other sustainable features. In

addition, development should include stormwater harvesting techniques. Green roofs are

also encouraged on all new mixed use buildings (Council-wide Principle of Development

Control 276).

The proposal incorporates a stormwater management plan (contained in ATTACHMENT

K). This identifies that the proposal will lead to a 12% increase in the quantity of

impervious area within the subject site and will include a 22.73 kilo-litre stormwater

detention / retention tank. Water stored in this tank will be used for irrigation of

landscaped areas.

At this stage the documentation submitted does not outline some of the energy

efficiency tools that will be incorporated in the building (eg sensor lights). The proposal

does not incorporate solar voltaic or similar sustainable electricity generation nor a green

roof. The applicant believes that, given the short term stays that will be supported by

the serviced apartments, a green roof is not a likely demand.

The City of Unley has expressed concern with the degree of environmental sustainability

initiatives incorporated in the proposal. Whilst it is agreed that, ideally, the proposal

would incorporate additional sustainability measures, it is considered that those it does

incorporate are sufficient.

8.15 Wind Analysis

Council-wide Principle of Development Control 277 seeks that development of 5 or more

storeys or 21 metres or more in building height be designed to minimise the risk of wind

tunnelling effects on adjacent streets.

The applicant has engaged Vipac to undertake a wind analysis of the building. The report

(contained in ATTACHMENT L) concludes that the proposed design will not generate

unacceptable wind impacts upon adjoining properties or public realm. Given the setback

of the building from the Greenhill Road frontage of the subject site, and the provision of

a canopy over much of the Joslin Street frontage of the site, there is considered no

reason to question this finding.

8.16 Site Contamination

It is considered that there is negligible risk of the proposed development creating a

pathway between potential contaminants and people due to the fact that no sensitive

uses are proposed at ground level. This being the case, it is considered that construction

activities only need protection in this context and to this end it is recommended that a

condition of consent requiring implementation of practices that accord with Environment

Protection Authority guidelines and practices be imposed on any consent granted the

proposal.

9. CONCLUSION

The proposal for demolition of existing buildings at 56 Greenhill Road, Wayville and their

replacement with an eight storey mixed use building accommodating office uses at the

ground and first levels and serviced apartments (ostensibly hotel rooms) across levels

three to eight is broadly considered consistent with the Boulevard (Greenhill Road) Policy

Area of the Urban Corridor Zone.

The proposal has the broad support of the Associate Government Architect. Departures

from maximum building height, building envelope and set back policies are considered

acceptable in light of contextual mitigating factors. Performance outcomes in respect of

technical matters such as pedestrian, bicycle and vehicle access, waste management and

acoustics are acceptable.

On balance, it is considered that the proposal warrants Development Plan Consent

subject to conditions.

RECOMMENDATION

It is recommended that the Development Assessment Commission:

1) RESOLVE that the proposed development is NOT seriously at variance with the

policies in the Development Plan.

2) RESOLVE to grant Development Plan Consent to the proposal by Colangelo

Group to demolish existing buildings and structures and construct an eight

storey mixed use building comprising commercial and serviced apartment uses

and car parking together with landscaping and associated site works subject to

the following conditions of consent.

Planning Conditions

General

1. Except where minor amendments may be required by other relevant Acts, or by

conditions imposed by this application, the development shall be established in

strict accordance with the details and plans, as submitted in Development

Application 020/M008/15 including:

Drawings /Plans by Proske Architects dated:

14-049. PL01G Site Analysis (14 July 2015)

14-049. PL02.S Plans – Ground & Level 01 inclusive of stormwater

management plans (21 July 2015)

14-049. PL03.K Plans – Levels 02/03 (14 July 2015)

14-049. PL04.I Plans – Levels 04/05 (21 July 2015)

14-049. PL05.F Plans – Levels 06/07 (14 July 2015)

14-049. PL06.G Shadow Diagrams (14 July 2015)

14-049. PL07.G Context Perspectives (14 July 2015)

14-049. PL08.H Streetscape Elevations / Development Chamfer Diagram

(14 July 2015)

14-049. PL09.H Design Section (21 July 2015)

14-049. PL10.H Design Sections (21 July 2015)

14-049. PL011.H Elevations

Drawings / Plans by WAX Design dated 21 July 2015:

Ground Level

Planting Plan

First Level

Reports / Correspondence:

Development Assessment Report prepared by Planning Chambers (not

dated)

Traffic and Parking Feasibility Report prepared by GTA Consultants dated

24 July 2015

Waste Management Plan prepared by SITA dated 27 July 2015

Planning Stage Acoustic Report prepared by Resonate Acoustics dated 30

July 2015

Services Infrastructure Report prepared by Gascoigne Consultants dated 3

July 2015

Wind Impact Statement prepared by VIPAC dated 1 July 2015

Tree Report prepared by Arborman Tree Solutions dated 28 April 2015

Construction and site works

2. A Construction Environment Management Plan (CEMP) shall be prepared and

implemented in accordance with current industry standards – including the EPA

publication “Environmental Management of On-site Remediation” - to minimise

environmental harm and disturbance during construction.

The management plan must incorporate, without being limited to, the following

matters:

avoidance of damage to the trees within that part of the Joslin Street road

reserve immediately adjacent the site

air quality, including odour and dust

surface water including erosion and sediment control

soils, including fill importation, stockpile management and prevention of

soil contamination

groundwater, including prevention of groundwater contamination

noise

occupational health and safety.

For further information relating to what Site Contamination is, refer to the EPA

Guideline: 'Site Contamination – what is site contamination?':

www.epa.sa.gov.au/pdfs/guide_sc_what.pdf

The CEMP shall be submitted to the Development Assessment Commission prior

to commencement of site works and construction.

Plant and Equipment

3. Mechanical plant or equipment shall be designed, sited and screened to

minimise noise impact on adjacent premises or properties. The noise level

associated with the combined operation of plant and equipment such as air

conditioning, ventilation and refrigeration systems when assessed at the nearest

existing or envisaged noise sensitive location in or adjacent to the site shall not

exceed 50 dB(A) during daytime (7.00am to 10.00pm) and 40 dB(A) during

night time (10.00pm to 7.00am) at the most affected residence when measured

and adjusted in accordance with the relevant environmental noise legislation

except where it can be demonstrated that a high background noise exists.

Overlooking

4. Measures aimed at managing the potential for undesirable overlooking of

residential land uses to the south of the site shall be incorporated into the

following to the satisfaction of the Development Assessment Commission:

the terrace at the southern end of the office / commercial space on level 1

the balconies at the south-western corner of the serviced apartments on

level 4.

Noise

5. The acoustic attenuation measures recommended in the Resonate Acoustics

report dated 30 July 2015 forming part of this consent shall be fully incorporated

into the building rules documentation to the satisfaction of the Development

Assessment Commission. Such acoustic measures shall be made operational

prior to the occupation or use of the development.

Car Park Layout

6. The proposed car parking layout shall be designed and constructed to conform

to Australian Standard 2890.1:2004 for Off-Street Parking Facilities and

Australian Standard 2890.6:2009 for Parking Facilities.

Access and Loading/Unloading

7. The rear roller-door shall remain open between 6.00am and 7.00pm Monday to

Friday except on public holidays.

8. Collection of waste and servicing of the site shall only occur between 7am and

7.00pm Monday to Friday.

9. Waste collection vehicles shall reverse into the subject site from Greenhill Lane

and leave the site in a forward direction.

Advisory Notes

General / Procedural

a) The applicant will require a fresh consent before commencing or continuing the

development if unable to satisfy the conditions and/or reserved matters as

contained herein.

b) The applicant has a right of appeal against the conditions which have been

imposed on this Development Plan Consent or Development Approval. Such an

appeal must be lodged at the Environment, Resources and Development Court

within two months from the day of receiving this notice or such longer time as

the Court may allow. The applicant is asked to contact the Court if wishing to

appeal. The Court is located in the Sir Samuel Way Building, Victoria Square,

Adelaide (Ph: 8204 0300)

c) The development must be substantially commenced within three (3) years of the

date of this Notification, unless this period has been extended by the

Development Assessment Commission. The applicant is also advised that any

act or work authorised or required by this Notification must be completed within

five (5) years of the date of the Notification unless this period is extended by the

Commission. Any request for an extension of time must be lodged with the

Statutory Planning Branch, Department of Planning, Transport and

Infrastructure, GPO Box 1815 Adelaide SA 5001, prior to the time periods

specified.

Local authority requirements

d) The City of Unley advises it may not be in a position to issue hoarding permits

for land within Greenhill Lane due to its narrow width and the traffic volumes it

experiences.

e) It is recommended that the Construction Environment Management Plan

required by the conditions attached to this consent be informed by consultation

with the City of Unley.

f) Improvements to the adjacent public realm areas, including proposals to

reconfigure the on street car parking spaces require the approval of the Adelaide

City Council and are not part of this planning consent.

g) Pursuant to Regulation 74, the Council must be given one business day's notice

of the commencement and the completion of each stage of the building work on

the site.

Environmental Duty

h) The applicant is reminded of its general environmental duty, as required by

Section 25 of the Environment Protection Act 1993, to take all reasonable and

practical measures to ensure that the activities on the whole site, including

during construction, do not pollute the environment in a way which causes or

may cause environmental harm.

i) Any information sheets, guidelines documents, codes of practice, technical

bulletins etc. that are referenced in this response can be accessed on the

following web site: http://www.epa.sa.gov.au/pub.html

j) The emission of noise from the premises is subject to control under the

Environment Protection Act and Regulations, 1993 and the applicant (or person

with the benefit of this consent) should comply with those requirements

Aboriginal Heritage

k) If Aboriginal sites, objects or remains are discovered during excavation works,

the Aboriginal Heritage Branch of the Aboriginal Affairs and Reconciliation

Division of the Department of the Premier and Cabinet (as delegate of the

Minister) should be notified under Section 20 of the Aboriginal Heritage Act

1988.

………………………………………………….

Jason Bailey

Team Leader – CBD & Inner Metro

DEVELOPMENT DIVISION

DEPARTMENT OF PLANNING, TRANSPORT AND INFRASTRUCTURE


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