An Executive Club Lounge (250m - planning.wa.gov.au daps/city of perth... · Lounge is commensurate...

Perth LDAP Meeting No. 31 (26 February 2015) Page 21

use, and is accessible from inside the Hotel. The Day Spa will offer a range of personal care treatments. The size of the Day Spa is commensurate with Starwood's requirements for its Westin brand. Additional Restaurants: In addition to Westin's .Signature Restaurant,' the Hotel will include the Lobby Lounge ('Westin Haven'), Pool Bar and an Executive Club Lounge. Ballroom: A 640-person capacity Ballroom (800m2) is proposed at Level 02. Also at this level will be a pre-function space, flexible function / reception area, audio visual room, and banquet support kitchen. Conference / Meeting Rooms: Seven function rooms are proposed: five at Podium Level 01 (410m2) and two at Podium Level 02 (180m2). A flexible function / reception room (150m2) is also proposed at Podium Level 02. Business Centre: An executive Business Centre (250m2) is proposed at Podium Level 03. The facility will be available for executive guest use only, with limited access for people other than guests (i.e.by invite). Executive Lounge: An Executive Club Lounge (250m2] is proposed at Podium Level 03. The lounge will offer seating, dining and bar facilities for guests staying in the executive levels, with limited access for people other than guests (i.e. by invite). The size of the Executive Lounge is commensurate with Starwood's requirements for its Westin brand.’

The design of the hotel and the facilities provided are considered to meet the criteria for a high quality hotel under the Bonus Plot Ratio Policy. Mixed-use developments must also comply with the requirements of the Special Residential (Serviced and Short Term Accommodation) Policy. The development is considered to comply with this Policy, the hotel being appropriately separated hotel from other uses on the site to avoid potential conflicts. The DAC at its meeting on 22 January 2015 accepted that the development satisfies the criteria under the City’s Bonus Plot Ratio Policy 4.6.1 for the awarding of 36% bonus plot ratio for a new high quality hotel. This advice is supported.

Bonus Plot Ratio for Public Facilities – Public Space Bonus plot ratio of up to 20% may be awarded for development which includes one or more public facilities or amenities where it is located within the area indicated as eligible on the Public Facilities Bonus Plot Ratio Plan contained within CPS2 and where it meets the applicable Essential Criteria and adequately addresses the applicable Performance Requirements identified in the Bonus Plot Ratio Policy. The applicant has provided the following information to demonstrate that the proposed public plaza will meet the applicable Essential Criteria and Performance Requirements and is worthy of a total of 5% bonus plot ratio.


“Public Plaza – Essential Criteria The Public Space must be strategically located where there is an identified or anticipated public need for such a place: The site is situated in an area with high levels of pedestrian traffic, with limited existing public spaces that function as destinations. The space must be accessible to the public for the majority of the year: The proposed Public Plaza will be accessible to the public (without charge) throughout the year. The space will be open to the public on a 24-hour basis consistent with the operating times of the Hotel. The space must be of outstanding design quality, attractive and inviting to the public: The space has been designed by the projects landscape architect, in collaboration with the Project Architect and Place Match, to ensure the space is of the highest quality, and designed in accordance with its intended purposes. Performance Requirements The Public Space must be located where there is an identified or anticipated public need for such a place: The site is situated in an area with high levels of pedestrian traffic, with limited existing spaces that function as destinations. Strong pedestrian movement north-south between Murray and Hay Streets presently occurs through the adjacent car park, and the Public Plaza will provide a much more attractive and appropriate setting for pedestrians moving through the area. The space must have sufficient area and regular dimensions to produce a comfortable and useable facility: The Public Plaza is approximately 1,180 square metres in area and rectangular in shape, measuring 49 metres by 24 metres. In addition, the Pedestrian Plaza at the southern end of the Public Plaza is approximately 400 square metres in area, while the space around the FEHC, and west of Hibernian Hall, will provide a further 650 square metres of landscaped public realm. The space must be well defined with building continuity, and active edges to maximise surveillance and interest: The western edge of the space is flanked by a two-level retail pod containing food and beverage tenancies, including roof-top terrace and alfresco dining. The Westin Haven bar / terrace will define the eastern edge of the space. Facilities in the Hotel’s podium, including the Function Centre and Executive Lounge, will overlook the Public Plaza. At the southern end of the space will be two small cafes. Active edges and casual surveillance are achieved. The space should have a distinctive identify and character: The Public Plaza is intended to function as a semi- formal garden commensurate with its position at the entry to a 5-Star 'Westin' hotel. The formal arrangement of paths and lawns will be countered by informal seating, alfresco dining, public art, and opportunities for events. The surrounds of the FEHC will continue to be available for displays and events during DFES' Heritage Week. Access to sunlight: The Public Plaza will benefit from high levels of sunlight access during day, between l0am and 2pm, due to the presence of low-rise heritage buildings to the north.


Weather protection: Awnings will be provided to the east side of the retail pod to provide weather protection to alfresco dining areas along the edge of the Public Plaza. The Wind Impact Statement demonstrates the development will not create adverse wind conditions within the Public Plaza. Landscaping and seating: The Public Plaza is designed with raised lawn areas and planter beds, with seating incorporated into the edges of the raised planter areas. The height of the Lower Basement Level below allows for deep planters to be constructed to promote growth of mature trees. Public art: Public art opportunities have been identified at the northern end of the Public Plaza, where it connects to the rear of the FEHC. The Site's former use as a fire station, and presence of the FEHC to the north, present opportunities for themed public art within and around the Public Plaza. Land use: A wide range of uses are proposed adjacent to the Public Plaza, including office, hotel, dining, entertainment, and the cultural. The range of uses on the Site will generate activity throughout the day and evening, seven days a week. Alfresco dining: A small amount of alfresco dining along the western edge of the Public Plaza will generate activity and interest without restricting public access to the Public Plaza. Lighting: Lighting will be provided to all public areas within the site, including the Public Plaza, to create a safe and inviting space at night. A Lighting Strategy will be prepared. The applicant previously requested that 12% bonus plot ratio be granted for the public space. At its meeting held on 22 January 2015 the DAC indicated that it did “not consider that the open space is worthy of 12% bonus plot ratio until there is better resolution of the access, shelter and functionality of the space as a public facility “ The applicant subsequently amended the plans to remove two levels of office space and seek the lesser amount of 5% bonus plot ratio for the public space. The DAC’s concerns relating to the access, shelter and functionality of the public space are shared. The Bonus Plot Ratio Policy requires that spaces are attractive and inviting to the public, located and designed so that their availability for use by the general public during the day and the night is obvious. The proposed public space is internalised within the site, surrounded by buildings and lacking a direct visible connection to Hay, Murray or Irwin Streets. Access from Hay Street and two of the three entries in Irwin Street is via stairs, with at grade access only provided from the northern end of Irwin Street and from Murray Street, adjacent to the No. 1 Fire Station (fmr) building. The Policy also requires some weather protection to be provided from wind, rain and sun to enable year round use, however shelter within the space is limited. The lack of integration of the curtilage of the No. 1 Fire Station (fmr) building into the public space is also considered to be a missed opportunity, although it is acknowledged that this is a consequence of contractual arrangements and largely out of the applicant’s control. It is understood that the applicant intends to continue to pursue this during the design development phase.


Notwithstanding the above, the public space is considered to be worthy of some bonus and could become a sought out destination rather than a facility that attracts casual passers by. There is a shortage of public space in this locality and the proposed surrounding dining, hotel and entertainment uses are likely to be attractors, helping to create a unique space within the city. It is intended to be available for public use on a 24 hour basis throughout the year and the surrounding uses will provide passive surveillance day and night as required by the Bonus Plot Ratio Policy. The space, which is approximately 900m2, is of usable and comfortable proportions and details provided indicate that an acceptable quality of landscaping and seating will be provided, which can be further ensured by the application of appropriate conditions. On this basis and having regard to bonuses previously granted for public spaces within the city, the requested 5% bonus plot ratio is supported. Heritage A key design element of the proposed development is the relationship between the proposed ballroom and the heritage Hibernian Hall and the resulting impact on the Murray Street streetscape. The relationship between the ballroom and the heritage Hall appears to be an unsympathetic design response that detracts from the development as a whole. The applicant has explained that the hotel operator’s requirement that the 800m2 ball room be designed without internal columns and with the ability to be divided into three separate function spaces has restricted the possibilities as to where and how this facility can be located on the site and designed. CPS2 requires that development within the Victoria Precinct contribute to the elegant setting of the historic elements of the Precinct, which is particularly evident along Murray Street. Development is required to respect the scale and form of the heritage buildings and gardens around Victoria Square and Murray Street. New buildings are to contribute to the existing streetscapes, heritage character and integrity of the Precinct, having regard to the scale, character and pattern of existing streetscapes. Furthermore CPS2 Policy 4.11 - Heritage states that any new development adjacent to a heritage place should respect the place’s setting and curtilage. The proposed hotel ballroom extending over the Hibernian Hall is not considered to meet these criteria. At its meeting held on 22 January 2015 the DAC advised that it is of the opinion that the positioning, form and design of the hotel ballroom is not an adequate architectural or heritage solution. The DAC considered that the position and treatment of ballroom will have a negative impact on the appreciation of the Hibernian Hall and on the Murray Street streetscape. These concerns are also reflected in the comments provided by the National Trust, which considers that the ballroom will result in a loss of heritage value. It is considered that the ballroom will make a negative contribution to the streetscape and its heritage character and will dominate the Hibernian Hall. Notwithstanding this, it is noted that following modifications to the façade treatment to the ballroom, the SHO indicated conditional support for the development. The SHO is the primary heritage body within the state and the City is guided by their advice. However it is noted that when assessing development proposals the SHO are not required to have regard to the provisions of CPS2. The DAC recommended that it would support the awarding of 12% bonus plot ratio for the conservation and adaptation of the Hibernian Hall if the ball room was either


relocated (e.g. over the open space) or a significantly different and spectacular design approach was taken to this element. As indicated by the applicant this could not be effectively resolved with all stakeholders, including the SHO, prior to the impending (extended) determination deadline for the application. While the DAC’s preference for the ballroom to be relocated is noted, the applicant has indicated that the developer is prepared to accept a condition of development approval requiring modifications to improve the appearance, materials and finishes of the ballroom and its interface to the street in the location as proposed. That is, a condition requiring an overall enhancement of the architecture to appease the concerns of the DAC and the City’s officers with respect to achieving an improved and ‘spectacular’ design and heritage outcome. While not ideal from either a planning or architectural aspect, this is considered to be a realistic compromise based upon the differing approaches of the stakeholders involved. Building Height and Setbacks The proposed development involves a number of variations to the applicable building height and setback standards applicable under the CPS2 as follows. Office Building: The CPS2 requires a street building height of 14 metres with nil street setbacks and then a five metre street setback to the upper building levels. A further street setback of 5 metres applies over a height of 65 metres with the maximum building height being unlimited. Three metre side and rear setbacks apply where there are openings, with these setbacks doubling to six metres over a height of 65 metres. At ground floor to second floor level the office building is intended to be setback two to six metres from Hay Street with large sections of open frontage. The third and fourth storeys (up to a 24 metre height) are then proposed to project forward to a nil setback. The bulk of the building above this is to be setback six metres. The office building is also non-compliant to Irwin Street, with the ground to second floor levels to be setback three to four metres and the third and fourth floor level to project forward to within 0.5 metres of the street boundary up to 24 metres. The bulk of the building above this is to be setback 0.5 to one metre from the street boundary. The setbacks of the office building from the eastern side boundary are largely compliant with the exception of the upper building levels above a height of 65 metres are setback five metres rather than the required six metres. The intent of the required 14 metre street building height and nil street setbacks under the CPS2 is to provide a scale of development along the street frontage that relates to the role of the street and does not overwhelm the pedestrian environment, while providing a consistent building edge along the street to maximise interaction between the public and private realm. The intent of the required upper building setbacks is to assist in distinguishing between the lower and upper building levels, provide for an attractive street outlook by opening up views of the sky, minimise adverse wind impacts on the pedestrian environment and maximise sunlight penetration into streets and buildings


The Building Heights and Setbacks Policy also states that the Council may require side and rear setbacks of buildings to be increased for upper building levels which have a significantly wide elevation (>50m) to satisfy the objectives of the Policy such as maximising sunlight penetration to streets and buildings and providing for an attractive street outlook with views of the sky. The office building is proposed to be approximately 70 metres wide when viewed from the north and south. Variations to the building heights and setbacks may be considered where the development complies with the Clause 47 of the CPS2 – Determination of Non-Complying Application and meets the objectives and principles of the Building Heights and Setbacks Policy. The applicant has provided the following justification in support of the proposed variations: • A shadow analysis has been prepared to compare the proposed design with a

hypothetical compliant building envelope with a similar amount of floor area. This analysis indicates that the overshadowing impact of the variations is negligible. This is because the shadow cast by the upper levels of both the proposed and hypothetical building envelopes falls south of Hay Street. As the compliant building envelope is taller, its shadow falls south of St Georges Terrace at 10am on 22 August, while the shadow of the proposed building does not extend south of St Georges Terrace at this time.

• In relation to streetscape, it is noted that the character of the more central

section of Hay Street between Pier and Milligan Streets is quite different to the area east of Pier Street where the subject site is located. This is reflected in the CPS2 with the application of the 45 degree building angled height plane in the central section and not in the area east of Pier Street, and tends to suggest that taller buildings will be contemplated in that area.

The office building is setback three metres from Hay Street (rather than the required five metres increasing to 10 metres above 65 metres in height). This assists with reducing wind impacts on the pedestrian environment.

• Whilst two compliant building envelopes might produce additional view of the

sky when viewed by a pedestrian, the additional building height required to achieve a similar floor area would also block out views of the sky and result in greater shadowing.

• The eastern one metre side setback variation of the office building above 65

metres in height is minor with no noticeable impact on Hay Street or the City of Perth car park to the east.

• The vertical recess added to the façade of the office building assists to break

up the perceived mass of the building and provides visual relief to the glazed façade.

• The lower building levels fronting Hay Street contrast with the glazed tower

above and create a human-scaled pedestrian environment at ground level and a strong expression of a podium-tower style of architecture.

• While the height of the podium exceeds the required 14 metre street building

height, it allows for strong visual and physical connections through the site from


Hay Street, in order to create a distinctive and welcoming entrance to the central public open space and the hotel.

These connections are also achieved by setting back the glazed building line of the office building from Hay Street to create additional pedestrian space. Bringing the glazing line out to the street boundary would enclose the pedestrian link through to the hotel and create an undesirable tunnel effect.

• With the exception of the vehicle crossovers, the development achieves a

continuous building edge to all street frontage where possible. Very few services are positioned on the street edge and where active edges are not provided, this is to create high quality pedestrian connections into the public space within the site. The development is considered to achieve the CPS2 street setback principle of maximising opportunities for interaction between the public and private realm.

• The office building setback variation to Irwin Street affects only 30% of the

frontage to that street. The remaining 70% of the Irwin Street frontage and approximately 85% of the Murray Street frontage is set aside for low rise buildings, pedestrian connections/public space and retention of heritage buildings. This allows for pedestrians to gain uninterrupted views of the sky from all of these areas. The design also ensures high levels of sunlight access into Irwin Street and the public open space.

The applicant notes that if the office building was required to comply with all relevant height and setback requirements it would require a total redesign of the site and could have adverse impacts. They consider that a re-arranged compliant design would produce a much greater footprint across the site, with diminished views and outlooks across the site from surrounding streets and a lesser quality public realm.

While a ‘podium’ level is not provided in accordance with the prescribed CPS2 standards for the site it is acknowledged that a consistent streetscape does not exist in this section of Hay Street at present. The design does differentiate between the upper and lower building levels with the use of differing building lines and materials and the setback effectively widens the footpath, providing an enhanced public realm. The wind impact assessment submitted with the application indicates that wind conditions in the Hay Street and Irwin Street are not generally anticipated to be significantly degraded by the proposed development under the prevailing wind directions. It does recommend that the design be quantitatively assessed in the later stages of design. The recommendations of the assessment can be imposed as a condition of development approval. Given the above the proposed variations at the lower building levels can be supported. The variations to the upper building levels of the office building and its overall width are of greater concern. It is accepted that the difference between the shadowing for the proposed development and a compliant development is minimal and the reduction is of limited benefit. It is noted however, that the compliant development indicated is only one option for the site and like the proposed development it concentrates the majority of floor space to the south and east of the site. A development which locates floor space more evenly across or more centrally within the site is not likely to have the same overshadowing impact.


The 70 metre width of the building and its non-compliance with setbacks at the upper building levels will result in limited views to the sky within this section of Hay Street and significant bulk in the city skyline when viewed from the north and south. Due to the limited gap between the office building and the hotel building (six metres) the development will also be of significant bulk when viewed from the east and west. A development which locates floor space more evenly across or centrally within the site is not likely to have the same impact. Notwithstanding this, it is acknowledged that the limited development proposed to the northern portion of the site allows for the provision of a public space on the site in a locality where there is a lack of this type of amenity. It will also enable substantial views to the sky from Murray and Irwin Streets and ensure high levels of sunlight access to Irwin Street and the proposed public space. It is also noted that there is no maximum building height in this portion of Hay Street under CPS2, recognising that its role as pedestrian area is less critical than in the core of the city. On this basis the proposed variations to the upper building levels of the office building can be supported. The office building also incorporates architectural elements to its facades that extend within setback areas and over the street. These are considered to be minor elements which will not increase the bulk and scale of the building or adversely impact on adjacent development. As a consequence they can be supported. Hotel Building: The CPS2 requires four metre side setbacks to Residential and Special Residential buildings where they have openings. Otherwise a nil setback applies to lower building levels. The third and fourth storeys of the hotel building accommodating function room back of house areas are indicated as glass walls with a nil setback. The applicant has indicated that this glazing is a spandrel glass product, which comprises a glazed external element and a solid fire-rated internal element. It is indicated that it is neither transparent nor translucent, but designed to give the effect of glazing when viewed from the street, in order to tie in with the architecture of the building. On this basis the nil setback is supported. Murray and Irwin Street Frontages: The CPS2 requires a 14 metre street building height with nil setbacks to Murray and Irwin Streets to provide a low scale of buildings which relate to the role of the street, a consistent building line along the street and a consistent building edge along the street to maximise interaction between the public and private realm. The No. 1 Fire Station (fmr) building and the Hibernian Hall front Murray Street. Infill buildings are not proposed between these buildings, with gaps in the street frontage to be retained to provide pedestrian and vehicular access to the site. A building ranging between 10 and 12 metres in height is proposed along Irwin Street with gaps in the street frontage proposed to the north and south. These variations are generally supported. They will open up views to the sides of the heritage buildings on the site and provide access to the central public space. While the proposed building to Irwin Street does not comply with the required 14 metre street building height, there is not a consistent building height in the street at present


and the design of the building will provide a reasonable level of activation and passive surveillance in a relatively harsh streetscape. Hay Street Vehicular Entrances The original proposal involved a 20 metre wide area within the Hay Street frontage to be allocated to vehicle access. The proposed development has been revised to reduce the width of the crossovers and now incorporates a six metre wide driveway at the Hay Street frontage providing access to the basement levels of the building and to the hotel porte cochere. A second four metre wide crossover to Hay Street is proposed to the east for large buses and coaches only. A small tenancy (50m2) for a food and beverage operator is proposed to be provided between the two crossovers. At its meeting on 22 January 2015 the DAC indicated that it “accepts the revised design for the vehicle entries from Hay Street but encourages further review of the design of the tenancy positioned between the driveways in terms of its materials and depth, making it more of a destination within the front façade.” It is agreed that the revised design is an improvement and the six metre driveway to the basement and porte cochere reads as if it is within the building façade. A condition requiring the further review of the tenancy between the crossovers can be imposed as a condition of development approval. A condition is also recommended requiring the eastern most crossover to be paved to blend with the streetscape as its use will be limited to buses and coaches. It is noted that the applicant has now indicated that if a dedicated bus bay was provided within the Murray Street road reserve the second crossover would not be required. While space within the Murray Street road reserve is limited, the provision of a bus bay in the Hay Street road reserve in front of office building could be investigated. It is recommended that this option be pursued as removal of this crossover would be a desirable outcome for pedestrians and the streetscape. Public Car Parking The applicant proposes to incorporate 66 short term public car parking bays within the upper basement level of the development. The basement is to be accessed from a crossover to Hay Street. Access between the public parking bays and tenant parking bays is to be restricted by security controlled boom gates. Under the Perth Parking Policy (PPP) the southern half of the site adjoining Hay Street is located with the Pedestrian Priority Zone (PPZ) while the northern half of the site adjoining Murray Street is located within the Short Stay Parking Zone (SPZ). New short stay public parking may only be permitted in the PPZ provided it does not require access from streets within the PPZ, while in the SPZ new short stay public parking may be permitted. The proposed public car parking is therefore non-compliant as access is to be gained via Hay Street within the PPZ. The DoT has advised that while access from Hay Street ‘does not conform with the PPP it is agreed that this is a preferable design outcome as it utilises a cross-over that will already exist rather than creating an additional cross-over. It also protects Irwin Street, a potential light rail route, from increased vehicle access.’ On this basis the DoT has recommended that the proposed short stay public parking be approved.


In this instance Hay Street is considered to be an appropriate location for access to the basement car parking, including the public parking bays, given constraints on other street frontages (heritage buildings, location of access to the Law Courts on the adjacent site and possible light rail infrastructure). It is noted that the development will rationalise access to the site and a single entry point is proposed for both the tenant and public parking. It is therefore considered that the public car parking can be supported. Tenant Car Parking Under the PPP the site is eligible for a maximum of 125 tenant car parking bays. The applicant proposes a total of 206 tenant car parking bays comprising 125 car parking bays for the office and associated uses, 4 car parking bays for the occupants of the No. 1 Fire Station (fmr) building (being FEHC) and 77 car parking bays for the hotel use. It is noted that the applicant originally proposed a total of 220 tenant parking bays with 169 car parking bays for the office and retail uses, 4 car parking bays for the occupants of the No. Fire Station (fmr) and 47 car parking bays for the hotel use. These numbers were amended in response to comments made by the DoT. The DoT has now recommended that up to a maximum of 181 tenant parking bays (56 bays above the PPP allocation) be approved subject to a maximum of 100 bays being allocated to the office development and a maximum of four bays be allocated to the FEHC with the remainder for hotel use. This was on the basis that a reasonable allocation of parking from the site’s tenant parking allowance of 125 bays should be provided to the hotel. In support of the number of bays originally proposed the applicant noted that the Traffic Impact Statement for the development demonstrated that the overall level of traffic generated by the development will not have adverse impact on pedestrian movement, existing and proposed public transport systems and traffic flows in the area at peak times. It was also noted that whilst a higher parking allowance could be achieved by providing access from Irwin Street this would potentially conflict with future light rail options. A reduction in the 175 tenant bays for office, retail and FEHC which were on the site before demolition is proposed and the proposed hotel bays will not result in a significant amount of additional traffic on the surrounding roads at peak times. It is noted that while the applicant reduced the tenant parking bays on site by 14 bays in response to comments made by DoT, the allocation of bays to the hotel was increased by 30 bays. In support, the applicant noted that the DoT has recently commenced a review of the PPP as it applies to hotels and that the additional hotel parking will enhance the operation of the hotel without any significant impact on the flow of traffic or the pedestrian environment of surrounding streets. Notwithstanding the advice of the DoT, it is considered that insufficient justification has been provided by the applicant for a variation to the maximum tenant parking allowance under the PPP. The increase in the hotel parking allocation from the original 47 bays to 77 bays has not been adequately justified in planning terms, only suggesting that it will enhance the operation of the hotel. The long term aim of the PPP is to reduce the number of car parking bays in the central city in order to ensure that the transport network can function effectively. The


Perth Parking Policy was recently amended with Irwin Street being changed from a Category 4 street to a Category 2 street. Hay and Murray Streets are also Category 2 streets. Category 2 streets are defined as streets with high concentrations of pedestrians and public transport, and form an integral part of the pedestrian and public transport network. It is the long term aim of the PPP to reduce the number of car parking bays which are accessed from higher priority streets (category 1 and category 2 streets), to ensure that pedestrians and public transport will have priority in the heart of the city. Whilst the DoT is undertaking a review of hotel car parking in the city which will feed into a further review of the PPP, until this review has been completed it is not possible to anticipate what the changes will be and to what extent it will affect the assessment of this application. It is acknowledged that the impact of hotel car parking on peak hour travel may be limited; however the traffic generated by incremental variations to the Policy requirements could negatively impact on inner city traffic congestion throughout the day. Given the above it is recommended that a condition of development approval limiting the tenant parking on site to 125 bays in accordance with the PPP be imposed. Special Control Area The WAPC has granted conditional approval for subdivision of the site into two lots. However the proposed plot ratio and tenant car parking provision of the development is based on the entire site. It will therefore be necessary to impose a condition of approval requiring the applicant to submit a request for a Scheme Amendment to include the site in a Special Control Area which will provide for plot ratio and parking to be distributed over the site. This would ensure compliance with provisions of CPS 2 in relation to these two matters. Conclusion: The delivery of a substantial hotel on the former FESA House site is the result of the State Government’s incentive package to redress the shortage of hotel accommodation in Perth. The resulting development application is the result of an extended pre-lodgement design process involving three architectural firms, addressing the requirements of a number of key stakeholders and future building tenants/operators. The proposed development involves a number of variations to the provisions of the CPS2 and several of its design elements are not considered to be optimal outcomes for the redevelopment of such a major site or for the locality. In particular, a design with a more sympathetic response to the scale and form of the Hibernian Hall and the Murray Street heritage streetscape, greater separation between the hotel and office towers and a less imposing bulk and scale to Hay Street would be preferable. Notwithstanding this, the development will make a positive contribution to the Precinct by ensuring the ongoing conservation of heritage places, providing a public space and introducing a range of uses which will add to its day and night activation. The delivery of a high quality hotel in the central city is consistent with the objective of the Bonus Plot Ratio Policy to encourage the provision of a diverse range of special residential accommodation within the city to address an identified need which is not currently being met by the market and which will assist in creating a living and vibrant city.


It is therefore recommended that the development application be granted approval subject to appropriate conditions.

Perth LDAP Meeting No. 31 (26 February 2015)

2014/5525: 480 HAY STREET AND 15-17 MURRAY STREET, PERTH


2014/5525: 480 HAY STREET AND 15-17 MURRAY STREET, PERTH (Northern Elevation)

(Note - modified office building height not depicted)


2014/5525: 480 HAY STREET AND 15-17 MURRAY STREET, PERTH (Hay Street Elevation)




2014/5525: 480 HAY STREET AND 15-17 MURRAY STREET, PERTH (Murray Street Elevation)

(Note - modified fire escape not depicted)


2014/5525: 480 HAY STREET AND 15-17 MURRAY STREET, PERTH (Murray Street view)





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