179 greenhill road proposed residential tritan corporation

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P: PO Box: 111 Burnside SA 5066 (All Correspondence) / O: 31 Circuit Drive Hendon SA 5014 T: +61 8 8244 4789 / F: +61 8 8347 4166 / M: 0450 533 998 / E: [email protected]

IBS PLANNING & PROJECTS Pty Ltd. ABN 99 127 314 363

PLANNING REPORT

179 Greenhill Road Parkside

Proposed Residential Apartments and Offices

& Re-Use of State Heritage Building as

Offices

by

Tritan Corporation 28 JUNE 2016

179 Greenhill Road & 1 George Street, Parkside – Planning Report

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Proposed Residential Apartments / Townhouses / Offices / Coffee Shop & Re-Use of State Heritage Building as Offices

Contents

EXECUTIVE SUMMARY 1.0 Introduction 2.0 Site & Locality 3.0 Description of Proposal 4.0 Planning Assessment 5.0 Conclusion

Appendices:

Appendix: 1 – Certificate of Title

Appendix: 2 – JPE Architecture Design and Planning Submission

Appendix: 3 –Recommendation Letter from Associate Government

Architect dated 17 May 2016

Appendix: 4 – Catalyst – Heritage Impact Statement Report &

Conservation Management Plan

Appendix: 4a – Catalyst – Letter Department Environment Canberra

(EPBC Act)

Appendix: 5 – CIRQA – Traffic & Parking Report

Appendix: 6 – Sonus – Environmental Noise Assessment Report

Appendix: 7 – Vipac Engineers – Wind Impact Assessment Report

Appendix: 8 – d2 – ESD Report

Appendix: 9 – COLBY Industries – Waste Management Plan

Appendix: 10 – Arborman Tree Solutions – Aborist Report

Appendix: 11 – TMK Engineers – Preliminary Stormwater Report

Appendix: 12 – Natalie Fuller & Associates – Report on Community Engagement


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In Association with the following Project Design Team:

Tritan Corporation (Project Manager)

JPE Design Studio (Architect & Landscape Architect / Urban Designer)

Catalyst Architects (Heritage Consultant)

CIRQA (Traffic Parking Transport Consultant)

d2 (ESD Sustainability Consultant)

Vipac Engineers (Wind Climate Consultant)

Sonus Engineers (Environmental Noise Consultant)

Colby Industries (Waste Management Consultant)

TMK (Stormwater Consultant)

Arborman Tree Solutions (Arborist)

Natalie Fuller & Associates (Public Engagement Consultant)


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EXECUTIVE SUMMARY

Between 1965 – 2010, the subject land (179 Greenhill Road and 1 George

Street, Parkside) was occupied by the South Australian Government,

Department of Health as a Community Mental Health Centre (a psychiatric

outpatient facility with associated offices and car parking for the eastern

region). In 2010, the State Government sold the subject land to a private

owner. The owner received Development Approval from the City of Unley in

2015 to demolish various non-significant additions on the land and demolition

work was completed the same year. The subject land was sold to a private

developer in November 2015 and Tritan Corporation has now been engaged

as the project managers to assist with the proposed “One on the Park” Mixed

Use Development on the site.

The subject land includes a two-storey red brick house built post 1897 and a

separate single storey red brick ‘school house’ built around 1920. The two-

storey house was confirmed as a State Heritage Place in the SA Heritage

Register on 23 November 1989 and was subsequently listed as a State

Heritage Place within the Unley (City) Development Plan. A Heritage

Management Strategy and a Heritage Impact Assessment Report (refer

Appendix: 4) outlining the heritage significance of the State Heritage Place

has been prepared by Catalyst Architects and provides clear guidance for

managing the site’s heritage values to ensure that both the adaptive re-use of

the heritage building and any adjoining development is undertaken in a

compatible and complimentary manner.

The owner of the subject land, Aestus Pty Ltd, engaged the Tritan

Corporation to commence its preliminary schematic design and feasibility

analysis for the redevelopment of the site in November 2015. Numerous

schematic concepts were developed prior to an initial meeting with the

Case Management Unit (CMU) of the Department of Planning Transport

and Infrastructure in December 2015. The proposed use of the subject

land can be summarised as follows:

Adaptation, addition and reuse of the listed components of the State

Heritage Building and the former ‘school house’ for offices;

A proposed new complex at the rear of the site comprising a

basement, ground floor and nine (9) new levels for residential

apartments and townhouses, as well as offices and a small coffee

shop at ground level with associated car parking and landscaping;

Prior to the first presentation of the above proposal to the Design Review

Panel (DRP) Meeting, there have been several Pre-Lodgement Panel

(PLP) meetings with the CMU and continuous discussions with

representatives of the CMU in relation to the design concepts.

The design concepts have continued to evolve, reshape and improve

following consideration of the recommendations, options, suggestions and

issues raised by members of the DRP, the CMU and the Proponent’s

consultants. The Project Team’s aim has been to design a development of

exemplary quality and contemporary design cognisant of heritage values,

while addressing the interface with the adjoining environs and streetscape,

particularly with regard to massing, proportions, overshadowing and traffic.


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Informal Community Consultation (Pre-lodgement Engagement)

In addition to the above, Natalie Fuller and Associates was engaged to

facilitate pre-lodgement engagement with nearby property owners and

occupiers regarding the proposed “One on the Park” mixed use development.

An Invitation to attend an ‘Open House’ on 18 June 2016 – was distributed

through direct letterbox drop to adjoining property owners / occupiers as

shown in Figure: 1 below. Figure: 1 – Letterbox Drop Area

An email was also sent

to Adelaide City

Council’s Elected

Members and FOCUS

(Friends of the City of

Unley Society) with

follow-up calls to the

local ward Councillors

and Area Councillor, and

an email to Adelaide

City Council. Attendees

on the day also

commented that a notice

about the Open House

was in one of the local

Messenger newspapers.

The Proponents have

also undertaken

informal ‘consultation / ‘follow-up meetings’ with the adjoining property

owners / occupiers and FOCUS, and the consultation process will continue

during the Development Application phase. (Refer Appendix: 12 – Report

summarising the Pre-Lodgement Community Engagement by Natalie Fuller

and Associates, June 2016)

Government Architect / Design Review Panel / Pre-lodgement Panel

In addition to the Pre-Lodgement Engagement, the Proponents had three

(3) presentations and a review with the Design Review Panel. A final fourth

session ‘desktop review’ was arranged on 8 June 2016 where the Associate

Government Architect reinforced and reaffirmed his support for the

proposed height and scale of the proposed development (as expressed in

the Recommendation Letter dated 17 May 2016 – refer Appendix: 3 in the

Attachment). Furthermore, during the desktop review, the Associate

Government Architect indicated his endorsement of the revised design re

architectural expression of the podium and tower, the forecourt area as well

as the eastern addition to the heritage building. Five (5) PLP meetings were

undertaken with representatives from the Planning and Transport Division of

DPTI, ODASA and State Heritage. At the last meeting with PLP on 14 June

2016, the final revised plans were presented and the plans received in-

principle endorsement subject to detailed review of the Heritage Impact

Statement Report.

It was decided that due to the need to undergo a Category 2 public

notification process, there is no benefit in waiting for the Pre-Lodgement

Agreements from the respective stakeholders prior to lodging the

Development Application for the proposed development as detailed in Item:

3 – Description of Proposal (refer Page: 11).


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1. INTRODUCTION

IBS Planning & Projects (IBS) has been engaged to provide a planning

assessment of the proposed development (refer to Item: 3 – Description of

Proposal on Pages: 11) in conjunction with the Project Design Team. The

following issues are addressed as part of this planning assessment:

Architecture design and built form;

Urban design contextual analysis;

Heritage impact assessment and conservation management plan;

Traffic management and car parking assessment;

Wind impact assessment;

Noise impact assessment;

Ecological sustainability assessment;

Waste management assessment;

Landscaping treatment and design.

The Planning Report provides a description of the proposal, an assessment

of the proposal against the relevant provisions of the Unley (City)

Development Plan (gazetted – 5 May 2016) and a summary of the key

findings and potential issues considered by the relevant project consultants.

The following quantitative and qualitative issues and requirements of the

Development Plan are considered in this planning assessment:

Urban Contextual Analysis;

Land Uses;

Building Height;

Apartment Size & Design;

Private Open Space;

Landscape Open Space;

Access to natural light & ventilation;

Storage Areas – residential apartments;

Car Parking / Bicycle / Traffic;

Setbacks;

Visual Privacy;

Crime Prevention;

ESD Principles;

Noise Protection;

Heritage & Conservation;

Wind Impact;

Micro-climate & Sunlight;


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2. SUBJECT LAND & LOCALITY

The subject land sits on the fringe of the CBD, located at the south-eastern

corner of Greenhill Road and George Street (and comprises 179 Greenhill

Road and 1 George Street). The site overlooks the South Park Lands to the

north and is within walking distance of the Unley Road and Hutt Street

precincts (being 650m from Hutt Street, Adelaide and 1.2km radius from the

Unley District Shopping Centre) for shopping, cafes, restaurants and

community facilities.

Figure: 2 - Site Details (Source: Appendix: 1 – Certificate of Titles & JPE – Architecture Design Planning Submission in Appendix: 2)

Figure: 1 - Locality Map (Source: JPE – Architecture Design Planning Submission in Appendix: 2)

Figure: 3 – North View to South Park Lands / CBD / Adjoining Commercial Properties & South View to Residential Neighbourhood to the rear of the subject land


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The site is approximately 4,185m² in area with a frontage of over 32.0m along

Greenhill Road and over 105m along George Street and is served by two

existing crossovers onto George Street. The site straddles the boundary of

the Urban Corridor Zone and the Residential Streetscape (Built Form) Zone

as shown in Figure: 4 below.

A State Heritage Building (former St Margaret’s residence) and school house

building occupy the northern portion of the subject land. There is a significant

tree (Ombu) located in the south eastern portion of the site, a regulated

lemon scented gum tree in the north-western portion of the site and two

existing regulated street trees (Ulmus & Dutch Elm) located on the council

verge to the north of the site along Greenhill Road (refer Figure: 5 ).

Figure: 4 – Zoning Map (Source: JPE – Architecture Design Planning Submission in Appendix: 2)

The existing buildings have a total floor area of approximately 463m². Access to

the site is provided via two existing two-way crossovers along George Street.

Pedestrian access to and from is also accommodated via two pedestrian gates

along Greenhill Road.

Figure: 5 – Existing Heritage Buildings / Trees / Cross Overs


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Figure: 6 – Locality Context Plan / Surrounding Building Height (Source: JPE – Architecture Design Planning Submission in Appendix: 2)

Immediately to the east and west of the site are two storey commercial buildings

with a number of existing medium – high rise apartments buildings along Greenhill

Road as shown in Figures: 6 and 7:

Air Apartments (15 Levels);

191 Greenhill Road (7 Levels);

56 Greenhill Road (8 Levels) – recently approved;

Figure: 7 – Urban Context Plan Along Greenhill Road (Source: JPE – Architecture Design Planning Submission in Appendix: 2)

Greenhill Road and George Street are well served by public transport and walking

and cycling facilities with footpaths and on-road bicycle lanes. The George Street

bus stop forms part of a “Go Zone” with connections to the broader “BikeDirect”

network provided in the vicinity of the site, with key routes along George Street,

Duthy Street, Young Street, Porter Street and beyond – connecting to not only the

Adelaide CBD but also commercial and retail destinations to the east, south and

west.


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3. DESCRIPTION OF PROPOSAL

The proposed development can be summarised as follows:

(a) Adaptation and reuse of the listed components of the existing

State Heritage Building for offices (refer to details re Project 2 in

the Heritage Impact Statement in Appendix: 4) as summarised

below:

(i) Proposed new two-storey office building extension to the east

of St Margaret’s House (totalling 638m²) to enable compliance

upgrade works to be undertaken to meet current regulatory

requirements re disability access, lift access, essential fire

safety provisions etc;

(ii) Reuse of former school house building as office (48m²);

(iii) Reinstate front and side garden of St Margaret’s House to

facilitate a residential garden setting;

(b) Proposed new Residential Apartment Complex to the rear of St

Margarets House including:

(i) a basement, ground floor and nine (9) levels of residential

apartments with townhouses, as well as offices and a small

coffee shop articulated in the following built form:

a three (3) level podium that relates to the St Margaret’s

House to the north, scaling down to two (2) levels that

relate to the residential interface to the south;

a seven (7) level slender building element rising up to

30m (overall building height);

Figure: 8 – Front View of Proposed Two-Storeys Office (Source: JPE – Architecture Design Planning Submission in Appendix: 2)


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(c) Design & Configuration of the

new complex includes (refer to

Figures: 9 -11):

(i) Overall building height of 30m

comprising:

Basement:

car park for 62

spaces and 23 bikes

with storage lockers

for apartments;

Ground Level:

car park within the

complex for 23

spaces and 57 bikes

with storage lockers

for apartments;

one two-way car

entrance to the car

parking spaces;

two (2) pedestrian

entrances to the new

complex comprising

the main entry to the

main lobby at the

north-western corner

of the podium and a

Figure: 9 – Side / West View of Proposed Development along George Street (Source: JPE – Architecture Design Planning Submission in Appendix: 2)


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side entry to a secondary lobby at the

western side of the podium next to the car

park entry;

ground floors of the five (5) two-storey

townhouses & one apartment;

a small coffee shop of 39m² on the ground

level on the northern side of the car park

entry facing George Street;

office tenancy of 78m²;

areas allocated for transformer, bins & bin

washroom;

Level 1:

First floors of the five (5) two-storey

townhouses & four (4) apartments;

Common area for gym (40m²) & spa (20m²);

office tenancy of 98m²;

Level 2:

10 apartments;

Area allocated for apartment storage (33m²);

Level 3 & 4:

Seven (7) apartments per level;

Level 5, 6 & 7:

Six (6) apartments per level;

Level 8:

Five (5) apartments;

Level 9:

Two (2) penthouses;

Roof - - solar panels;

Figure: 10 – Perspective Views of Proposed Development along George Street (Source: JPE – Architecture Design Planning Submission in Appendix: 2)

(ii) Total of 58 dwellings (mix of 38, two bedroom & 20, three bedroom) in the form of 53 apartments and five (5) townhouses with internal floor areas ranging from 73m² to 141m² and balcony areas ranging from 8m² to 69m²;


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(iii) outdoor siting area adjacent to the lobbies and coffee shop

under the proposed cantilevering canopy with climbing

plants over;

(iv) 5.0m wide arbour / canopy structure along the southern

property boundary connecting to the shared garden area in

the south-eastern corner of the site;

(v) 85 basement parking spaces (i.e. 78 spaces for residents

and seven (7) dedicated office spaces) plus the potential

for up to 15 additional spaces within a car stacker

arrangement subject to market take-up;

(vi) 80 bicycle parking spaces for staff, residents and visitors;

(d) Eight (8) At-Grade Spaces / Forecourt - shared between

office staff / visitors (weekend day-time) and residents’ visitors

(weekday after business hours and weekends) located at the

forecourt between St Margaret’s House and the new complex;

(e) Waste Management Trucks - servicing both the office and

residences will be undertaken within the forecourt / at-grade

area between St Margaret’s House and the new complex;

(f) Access Points - The northern access point servicing the at-

grade / forecourt area will remain in the location of one of the

existing access points, whilst the southern access point to the

basement car park will be relocated to be two metres south of

the kerb protuberance on George Street;

Figure: 11 – Perspective Views of West Podium & Forecourt Areas (Source: JPE – Architecture Design Planning Submission in Appendix: 2)


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(g) Proposed Setbacks - of the new buildings:

Podium / Ground - Level 2 – setbacks as follows:

New Office Extension (i) 16.7m from North (front) property boundary along Greenhill

Road;

(ii) 10m wall on the eastern property boundary; and

(iii) 2.9m-3.8m from the front façade of the school house building;

New Complex - Podium (Ground – Level 2) (i) 46m from the northern property boundary along Greenhill Road;

(ii) 12.1m – 19.4m from the rear of St Margarets House;

(iii) 1.7m from the rear of the school house building;

(iv) Two-storey podium wall to be built on the eastern property

boundary adjacent to the existing two-storey office building;

(v) Two-storey townhouses / Podium (Ground-Level 2) – 5.0m to

17.4m and 28.8m to the southern (rear) property boundary;

(vi) Podium Level 2 – 3.0m from eastern property boundary & 2.4m

– 7.8m from the western property boundary along George

Street;

Level 3 – 32.3m from the southern (rear) property boundary, 3.0m from

eastern property boundary & 1.6m – 6.5m from the western property

boundary along George Street;

Level 4-8 – 34m to 39m from the southern (rear) property boundary,

3.0m from eastern property boundary & 1.5m – 5.6m from the western

property boundary along George Street;

Level 9 – over 46m from the southern (rear) property boundary, 3.0m

from eastern property boundary, 1.5m – 5.6m from the western

property boundary along George Street;

(h) Proposed landscaping & Open Area - as summarised below:

Figure: 12 – Proposed Landscape (Source: JPE – Architecture Design Planning Submission in Appendix: 2)

Recreate a formal garden setting to the former St Margarets House, along

with a new entry path along the main entry axis to the building;

Number of shared gardens and open spaces provided around the site,

including a new coffee shop to promote and encourage interaction and

shared use between the office staff, residents and locals;

Provision of connecting path along the George Street frontage linking the

new shared garden to the south of the site (where the existing Ombu tree

is) to the new St Margaret’s garden in the north;

Proposed seating, shading, paving and considered landscape treatments

to provide a ‘comfortable’ and semi protected outdoor setting to meet,

read, relax and have lunch;

Proposal provides 31.9% landscape coverage over the site;

(refer to Appendix: 2 - JE Architecture Design Planning Submission for

further details re landscaping and open space treatment)


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Figure: 13– South View from 25.5m Above Ground Level (Source: JPE – Architecture Design Planning Submission in Appendix: 2) Ombu Tree

(i) Visual Privacy – existing environs and key design

measures have been adopted to reduce direct overlooking

onto adjoining residential properties as summarised below:

(i) Existing Significant Tree (i.e. Ombu Tree) and

Mature Trees / Shrubs - within the locality as

shown in Figure: 13 above, will provide significant

screening re visual privacy;

(ii) Building Orientation – orientation of windows and

balconies in the design of the apartments and

townhouses;

(iii) Planter Boxes - specific location of planter boxes

on level 1-2 (between 1.0m – 1.5m wide and 1.0m

– 1.2m high) and significant setbacks from the

southern boundary will minimise direct overlooking;

(iv) Fence Heights on Boundary – increasing fence

height by providing 1.0m high timber batten screen

on top of a 1.8m high fence (in consultation with

adjoining owners);

Figure: 14 – Perspective Views of Visual Privacy & Fencing Details (Source: JPE – Architecture Design Planning Submission in Appendix: 2)


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(j) Proposed Land Division Concept Plan – a separate

land division development application will be lodged to

realign the boundary of the subject land as shown in

Figure: 15 (179 Greenhill Road and 1 George Street,

Parkside) as follows:

(i) Lot 1 – to accommodate the heritage buildings, the

front and side garden, and the forecourt area up to

the northern wall of the proposed residential complex;

(ii) Lot 2 – to accommodate the new Residential

Apartment Complex from the northern wall of the

proposed residential complex to the southern

property boundary;

(iii) Rights of way will be provided to pedestrian and

traffic access for the owners / occupiers of the office

tenancies re car parking spaces in the basement;

Figure: 15 – Proposed Land Division Concept


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4. PLANNING ASSESSMENT The subject land occupies two allotments and straddles the boundary of the Urban Corridor Zone, Boulevard (Greenhill Road) Policy Area and the Residential

Streetscape (Built Form) Zone, Compact (Built Form) Precinct 8.3 Policy Area of the Unley (City) Development Plan gazetted on 5 May 2016. The proposed

mixed uses (i.e. residential and offices) are envisaged in the Zone. The development as detailed in Item: 3 – Description of Proposal is listed as neither a

complying nor non-complying form of development within the zones so must therefore be assessed on its merits.

The following table represents the key planning, design and environmental issues which are considered most relevant to the assessment of the proposal

against the Desired Character (DC), Objectives and Principles of Development Control (PDC) for the the Urban Corridor Zone, Boulevard (Greenhill Road)

Policy Area and the Residential Streetscape (Built Form) Zone, Compact (Built Form) Precinct 8.3 Policy Area and the Council-wide provisions.

4.1 Development Plan – Quantitative & Qualitative Requirements

In determining the merits of the application, the proposed development has been assessed against the relevant policies applying to development within the

the Urban Corridor Zone, Boulevard (Greenhill Road) Policy Area and the Residential Streetscape (Built Form) Zone, Compact (Built Form) Precinct 8.3 Policy

Area and other relevant general provisions of the Development Plan as summarised below:

ITEM PROPOSAL PROPOSED DEVELOPMENT PLAN COMMENTS

1 Building Height

& Envelope

Overall Height of 30m –

comprising a basement,

ground floor and nine (9)

levels of residential

apartments with

townhouses, as well as

offices and a small coffee

shop

Urban Corridor Zone / Boulevard (Greenhill

Road) Policy Area 16:

7 Storeys & Up to 25.5m;

Buildings should be constructed within a

building envelope provided by a 30-

degree plane, measure from a height of

3m above natural ground level as shown

below;

Residential Zone / Compact (Built Form)

Our design response to the key principles and

outcomes desired by the Development Plan can be

summarised as follows:

Achieving the intent of the building envelope

which is to ensure that any potential

overshadowing impact interfacing with the

immediate adjoining residences to the rear of

the site is minimised as long as the proposed

building does not protrude beyond the 30-

degree plane from the “rear property boundary”;

Setting the proposed new complex back from

the existing State Heritage building allowing

clear space and separation between buildings;


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Precinct 8.3 Policy Area (PDC: 12):

Any second storey building elements

should be integrated sympathetically into

the dwelling design without being of a

bulk or mass that intrudes on

neighbouring properties;

Buildings should be of a high quality

contemporary design and not replicate

historic styles but should reference the

contextual conditions of the locality and

contribute positively to the desired

character re scale, form and setbacks;

Massing Approach

Figure: 16 - Massing Approach ((Source: JPE – Architecture Design Planning Submission in Appendix: 2)

Consolidate the taller form of the building height

towards the north of the site away from the

existing residential zone to the south (refer

above & Figure: 16 re Massing Approach);

High quality new contemporary two-storey

townhouses proposed on the southern interface

with the existing residences at 3 George Street

addressing the scale, form and setbacks of the

local conditions along streetscape of George

Street (refer to Page: 19 / Figure: 20 - West

Elevation along George Street);

As shown in Figure: 21- Proposed Building


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Figure: 20 - West Elevation along George Street (Source: JPE – Architecture Design Planning Submission in Appendix: 2)

Figure: 21- Proposed Building Envelope Overlay Plan (Source: JPE – Architecture Design Planning Submission in Appendix: 2)

Envelope Overlay Plan, the proposed new

building:

Will have no additional overshadowing onto

the adjoining residence to the south (3

George Street) as the building does not

‘protrude’ over the 30-degree building

envelope plane if aligned to the rear

property boundary;

Is only 4.5m over the 25.5m height level if

the 30-degree building envelope plane is

aligned to the zone boundary;

Nick Tridente, SA Associate Government

Architect (refer to letter dated 17 May 2016

in Appendix: 3) has expressed his “support”

for the proposed building height subject to

the successful activation of the ground

level, podium treatment and finalisation of

materials selection.

A ‘desktop’ review was undertaken with the

Associate Government Architect and

representatives of DPTI and ODASA on 8 June

2016 where the Associate Government

Architect reinforced and reaffirmed his support

for the proposed height and scale and

endorsement of the revised design re

architectural expression of the podium and


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tower, the forecourt area etc as presented in

Appendix: 2 – JPE Architecture Design and

Planning Submission.

2 Building Height

in AHD / (Airport

Building

Heights)

Overall Building Height is

30m - Below the OLS

Value

Airport Building Heights – MAP Un/1 (Overlay 2):

Area ‘D’ – All structures Exceeding 45 metres

above existing ground level & would need

referral to Department of Transport and

Regional Services through Adelaide Airport

Limited if OLS Values are exceeded in AHD

Complies

3 Land Uses Residential Apartments &

Offices (State Heritage

Building) & Coffee Shop

Residential, office and small scale shop are land

uses envisaged in the Zones

Complies

4 Apartment Size

2 bedroom;

3 bedroom;

- 73m² - 92m² (Qty: 38

Apartments)

- 91m² - 141m² (Qty: 20

Apartments)

No minimum floor area requirement

Proposed apartments have generous floor

areas

5 Private Open

Space

2 bedroom;

3 bedroom;

- 8m² - 69m² with

minimum dimension of

2m

- Minimum of 2m depth for balconies;

- Min 8m² for a site area of dwelling less than

250m²

The proposal satisfies the private open space

requirement fully

Subject land is directly opposite the South

Parklands which offers immense opportunities

for leisure and recreation


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6 Communal Open

Space / Green

(Vegetated)

Areas

Figure: 22 - Proposed Landscape Coverage Plan (Source: JPE – Architecture Design Planning Submission in Appendix: 2)

The landscape coverage plan as shown in

Figure: 22 shows the amount of proposed

landscape coverage against the overall site

area;

Landscape coverage area includes all mature

tree and vine foliage as well as planted ground

cover proposed as part of this development;

Only trees that fall within the subject site have

been included;

All overlaps between tree foliage and ground

cover have not been included in the landscape

coverage measurement;

Proposal provides 31.9% landscape coverage

over the site;

Development will provide

up to 1337m² of communal

landscape coverage and

open space area on a

4180m² site

Although there is no quantitative principle to guide

what percentage of the site should be allocated for

communal open space / green vegetated areas,

under the Desired Character of the Urban Corridor

Zone, green (vegetated) places are promoted as

they will assist urban heat island effects and roof

top gardens will provide opportunities for private

and communal open space

7 Access to

natural light &

ventilation

Various types of apartment

designs & layout

Apartments to be designed to maximise

opportunities to facilitate natural ventilation

and capitalise on natural daylight and

minimise the need for artificial lighting during

daylight hours;

Optimise natural ventilation and capture of sun

or natural daylight;

As demonstrated in the JPE – Architecture

Design Planning Submission in Appendix: 2, the

proposed variations in apartment designs and

configuration of each of the apartments have

been organised to let in a high level of natural

daylight and ventilation to all habitable rooms

(dining / living and bedrooms);


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As well as ensuring adequate natural light and

winter sunlight is available to the main activity

areas of adjacent buildings;

8 Storage Areas –

residential

apartment

Cupboards, robes and

kitchen within each of

the apartments

Provision of storage

units for each of the

apartments within the

car parking podium

areas

A storage area of not less than 8m³ is

provided for each dwelling

Sufficient storage will be provided to each of the

apartments through the provision of full height

built-in robes to all bedrooms, linen and broad

cupboards, and full height pantry cupboard for

the kitchen, together with overhead and under

bench storage cupboards

Furthermore, storage space within the car park

podium has been allocated to each of the

proposed 58 apartments

9 Car Parking &

Traffic Impact

Residential

Apartment

Office

- 58 parking spaces

- 16 parking spaces

Non-Residential Uses: 3 spaces per 100m²:

totalling 27 parking spaces

Residential Use: 1.5 spaces - per dwelling

(residential flat building) and a rate of 0.5

visitor spaces per dwelling totalling 87 spaces

(excluding visitor spaces)

A Parking and Traffic Impact Assessment Report

has been prepared by CIRQA (refer Appendix: 5) as

summarised below:

The rate for parking spaces per dwelling is

considered excessively onerous for application

against the proposed development and well

above what is typically accepted;

Under the NSW RMS “Guide to Traffic

Generating Developments” identifies a rate of

one visitor space per five dwellings (12 spaces)

and the Aurecon “Parking Spaces for Urban

Places” study identifies a rate of one visitor

space per four dwellings (15 spaces) in

developments similar to that proposed;


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In addition to the above, Aurecon’s Study has

also identified a lesser rate for application to

mixed use development such as that proposed:

1 space per two-bed dwelling, 1.25 spaces per

three-bed dwelling and 0.25 spaces per

dwelling for visitors;

In view of Urban Corridor Zone PDC 17 and

Aurecon’s Study, the provision of 85 parking

spaces will therefore adequately accommodate

the forecast demands associated with residents

and the office tenancies;

Sharing of visitors parking between residents’

visitors in the at-grade (eight space) car park

with office visitors is appropriate as residents’

visitors will typically occur outside of office

hours and any shortfall will be small and will be

able to be accommodated on the adjacent

street network (six on-street parking spaces

along George Street and one on Greenhill

Road);

CIRQA has used a traffic impact analysis

(SIRDA Software) with data provided by DPTI

as well as on-site observations of conditions at

and adjacent to the intersection. CIRQA

considers that the low level of traffic generated

by the proposal will have minimal impact on the

adjacent road network. Accordingly, ingress


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and egress movements associated with the site

can be accommodated both safely and

efficiently;

10 Bicycle

Residential

Apartment

Office

58 and 12 bicycle

spaces for staff and

residents respectively,

plus 10 visitor spaces

totalling 80 bicycle

parking spaces within

the site

Residential: one resident space per four

dwellings plus one visitor space per 10

dwellings; and

Office: one staff space per 200m² plus two

plus one per 1000m² of floor area;

A total of 19 staff / resident (secure) spaces

and eight visitor spaces;

The proposal fully satisfies the requirements of

the Development Plan

A Parking and Traffic Impact Assessment

Report has been prepared by CIRQA (refer

Appendix: 5)

11 Setbacks Refer to Item: 2(g) –

Proposed Setbacks on

Page: 14

Residential Streetscape (Built Form) Zone

Street Setback – 5m

Side Setback – 1m / Collective Side Setback

is 3m

Urban Corridor Zone – Boulevard Policy Area

Primary Road – 6m

Secondary Road – 3m

Rear Boundary – 5m

Side Boundary – 3m

The proposal generally satisfies the setbacks

requirement as summarised below:

Setbacks from the Primary Road along

Greenhill Road being a minimum of 16.7m

for the new office addition and 46m for the

new residential complex behind St

Margaret’s house;

Setbacks from the Secondary Road along

George Street as there are existing two-

storeybuildings along the western side of

George Street which is setback

approximately 1.5m and the adjoining

dwelling to the south of the site (3 George

street) is setback around 7.5m from the

front boundary. The proposed two-storey


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townhouse nearest to 3 George Street is

setback the same distance from the

George Street property boundary with its

side wall being setback 5m from the rear

boundary;

The balance of the two and three storey

podium / townhouses are setback

approximately 2.4m at its nearest point to

3m from the George Street property

boundary;

The rear sections of the townhouses are

setback 13.6m and 19.5m from the

balconies and back wall of the townhouses

respectively to the eastern property

boundary;

The nearest section of Level 2 balcony and

apartment wall are setback32.2m and

36.8m respectively from the south / rear

property boundary;

The proposed walls along the eastern (side)

property boundary will not have any significant

impact on the existing commercial two-storey

building as the existing two-storey building is

setback 3m from the side boundary;


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12 Visual Privacy Fence Heights on

Boundary – increasing

fence height by

providing 1.0m high

timber batten screen on

top of a 1.8m high

fence for the section of

the boundary abutting

the adjoining

residences;

Building Orientation –

orientation of windows

and balconies in the

design of the

apartments and

townhouses;

Planter Boxes - specific

location of planter

boxes on level 1-2

(between 1.0m – 1.5m

wide and 1.0m – 1.2m

high) to minimise direct

overlooking;

Under the Council wide Principles of Development

Control, there are two key principles:

Principle: 82 – Development should minimise

direct overlooking of the habitable rooms and

private open spaces of dwellings…

Principle: 83 – Permanently fixed external

screening devices should be designed and

coloured to complement the associated

building’s external materials and finishes…

There is no quantitative design principle which

applies to building of 3 or more storeys in height.

However:

due to the proposed planter boxes on the level

one and level two balconies, together with the

proposed setbacks and increase in fencing

height of up to 2.8m, it is considered that direct

overlooking onto any habitable rooms and

private open spaces of adjoining dwellings will

be minimised;

with the retention of the existing Significant Tree

(i.e. Ombu Tree) and other mature trees /

shrubs - within the locality to the south and

south-east, any potential direct overlooking will

be minimal or non-existent;


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13 Crime

Prevention

through Urban

Design

Orientation of windows,

balconies and building

entrances towards the

public road

Avoid and minimise

Promote design that facilitates natural

surveillance of pubic realm, site security,

visibility through clear lines of sight and

appropriate lighting, electrical & mechanical

devices etc

The development generally satisfies, addresses

and promotes natural surveillance of public

realm, site security etc as highlighted in the

reports by JPE (refer Appendix: 2) and as

shown in Figure: 23 below.

blank façades on

ground level in

particular along

pedestrian walkway

Provide clear lines of

sight along the

pedestrian walkway

and entrance of

apartments building

Plant selections to

maintain clear sight

lines to all open spaces

throughout the ground

level

Location of CCTV

security web cams and

appropriate lighting at

strategic location

Figure: 23 - Proposed Crime Prevention Urban Design Plan (Source: JPE – Architecture Design Planning Submission in Appendix: 2)


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14 Noise Protection Sonus (Acoustic Noise

Consultants) have

recommended noise

criteria and treatment to be

incorporated into the

proposed development to

address the relevant

provisions of the

Development Plan:

Appropriate glazing to

the facades of all

bedrooms and living

rooms

Restricting the hours

for on-site waste

collection and ancillary

activities

Selections and

placement of

mechanical plant

Development does not unreasonably interfere

with the desired character of the locality;

Development designed to protect occupants

from existing noise sources and from noise

sources contemplated within zone and that

does not unreasonably interfere with the

operation of non-residential uses

contemplated within the relevant zone/policy

area

The development can satisfy the relevant noise

provisions of the Development Plan by:

- Installing appropriate sealed glazing with an

equivalent noise attenuation performance to

ensure that noise levels inside the

apartments meet the requirements of the

Ministers Specification SA78B

- Car parking, commercial activity and

mechanical plant operation associated with

the development – the enclosed and

centralised car parking arrangement will

ensure that car parking activities achieve

the requirements of the EPA (Noise) Policy

2007;

During the detailed design phase of the

proposal, the acoustic noise consultants will

provide further input to ensure that the

requirements of the Development Plan are

achieved

Refer to Appendix: 7 - Environmental Noise

Report by Sonus for more detailed analysis of

the proposed development


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15 Wind Impact &

Analysis

Vipac – Wind Engineers

have prepared a Wind

Assessment Report (refer

Appendix: 7) addressing

the wind effects of the

development on the ground

level areas within and

adjacent to the subject land

as required by the relevant

provisions of the

Development Plan

including:

Wind conditions in

adjacent ground level

footpath areas within

the ‘Walking Criterion’

Wind conditions in

building entrance areas

within the ‘Standing

Criterion’

Wind conditions at

rooftop terrace

Development should be designed to minimise

the risk of wind impact

Development that is over 21 metres in building

height and is to be built at or on the street

frontage should minimise wind tunnel effect

The development can satisfy the relevant

provisions of the Development Plan. The Wind

Assessment Report shows that the

development would be expected to generate

wind conditions as follows:

- Ground level pedestrian areas adjacent the

development would not experience the wind

conditions in excess of the recommended

criteria

- Building entrance areas within the standing

criterion

- Seated areas next to the coffee shop and

the commercial carpark within the sitting

comfort criterion

- Private balconies within the recommended

walking criterion

- Occupants of the apartments will need to

be educated about wind conditions on high

rise terraces during high wind-events and

the ‘tying down” of loose furniture


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16 Heritage &

Conservation

Catalyst – Heritage

Architect has prepared a

Conservation Management

Plan (CMP) and Heritage

Impact Assessment (HIA)

(refer Appendices: 4) in

accordance with the

relevant provisions of the

Development Plan and the

Burra Charter to address

the following:

“assist the assessment

authority (specifically the

South Australian State

Heritage Unit) with their

formal assessment on the

suitability or otherwise of

the proposed works,

ensuring the effective

management of heritage

values associated with the

subject site.”

Referral of the Heritage

Impact Statement in the

Letter dated 27 June 2016

to: Department of

Continued appropriate use or adaptive reuse

of State Heritage place

Preservation and conservation of State

Heritage Places

Referral under the Environment Protection

and Biodiversity Conservation (EPBC) Act –

as the site is opposite the Adelaide Park

Lands and City Layout (a National Heritage

List)

The development satisfies the relevant heritage

provisions of the Development Plan

Catalyst – Heritage Architect has prepared a

CMP and HIA (refer Appendix: 4) assessing the

potential impact on the heritage value of t St

Margaret’s house and the school building, as

well as the construction of a new residential

apartment complex to the rear of the subject

site. The key outcomes include:

- It should be recognised that the long-term

adaptive reuse of the St Margarets building

(currently vacant) is entirely dependent on

the commercial returns that can be

generated from the greater site

redevelopment. Support for a greater site

redevelopment response is therefore

critical to securing the future conservation

for this State Heritage asset.

Refer Appendix: 4 – Heritage Impact Assessment

Report by Catalyst for a more detailed analysis and

assessment of the proposed development against

potential impact to heritage values.

The proposed architecture design elements and

built form by JPE and the contextual analysis and

assessment as detailed in Appendices: 2 and 4

both reinforce and support an ‘optimum heritage


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Environment, Canberra

seeking pre-approval

advice as to whether the

Department would consider

it beneficial for our client to

lodge the proposed

development for a referral

under the EPBC Act (refer

to Appendix: 4a

management approach’ to the conservation of the

State Heritage Item and the addressing of the

interface issues and integration of the new

apartment building from the following perspective:

Proposed building height

Proposed interface between new built form and

existing heritage building

Proposed treatment to the forecourt area and

podium levels

Proposed pedestrian walkway and landscape

treatment to the front and side of St Margaret

house

17 ESD Principles:

Daylight, Sunlight & Ventilation

Waste Managemen

Stormwater Re-use

Energy Efficiency

d2 – ESD Consultants

have prepared an ESD

Report (refer Appendix: 8)

with the project vision to

"Promote affordable

sustainable living in the

City" through the following

“Guiding Principles “for the

Project:

That the development

is attractive to

residents, visitors and

the surrounding

community

Development which supports high local

environmental quality, promotes waste

minimisation, re-use and recycling,

encourages waste water, grey water and

stormwater re-use etc

Development which is compatible with the

long term sustainability of the environment,

minimises consumption of non-renewal

resources and utilises alternative energy

generation systems

Development which is designed and sited to

be energy efficient and to minimise micro-

climatic and solar access impacts on land or

other buildings

The development satisfies the relevant ESD

provisions of the Development Plan

d2 – ESD Consultants have recommended

principles, strategies and initiatives which may

be applicable to the development of the subject

land (refer Appendix: 8) subject to viability and

practicality outcomes as follows:

Community and Social Sustainability Initiatives - Connecting the building with the local

environment and allowing the building to

respond to the seasons

- Access to views from within the building to

outside, from external vantage points to the

environment, and into the building from


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That a sustainable

lifestyle is created,

where energy, water

and waste are

minimised and a

healthy ecology is

developed

That the building is in

accordance with best

practice in sustainable

development


encourages the

transition towards

carbon neutral living


delivers on the triple

bottom line of

sustainability:

Environmental,

Economic, and Social

subject land to the

relevant provisions of

the Development Plan:

Development which maximises the reuse of

stormwater and harvesting

outside to provide transparency and a

visual connection between residents and

the community and environment

- Provide easily accessible communal areas

to both residents and visitors to the building.

- Utilise the landscape for community and

social activities

Energy Initiatives

- Passive design ‐ the use of external

shading, high performance glazing, access

to daylight, and natural ventilation of the

apartments to reduce energy demands

- All common areas on levels Ground, 1, 2, 3,

4 and 9 will be naturally ventilated and

provided with daylight access. Levels 5-7

will be fully contained and therefore

requiring mechanical ventilation and

artificial lighting, but this energy

consumption will be small and fully offset by

a renewable energy supply (see point 8

below)

- Daylight control to lighting systems in

common areas

- Selection of energy efficient light fittings

(e.g. LED)


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- Zoning the apartment air conditioning

systems into functional areas and providing

automatic and manual controls

- Providing a roof mounted solar photovoltaic

array to the new commercial building. The

array will be connected to supply renewable

energy to deliver up to 90% of the

commercial space energy demands

(annually), and ensuring that a 6 Star

NABERS Energy rating can be achieved.

- Providing a roof mounted solar photovoltaic

array to the apartment tower. The array will

be connected to supply enough renewable

energy to fully offset the common area

power and ventilation demands.

- Using light coloured external finishes (in

particular roof coverings) to reflect heat and

reduce solar gain

- Using solar gas boosted hot water systems

- Designing the car park to be naturally

ventilated at ground level and above

Water Initiatives - Selecting water efficient fittings of a

minimum 6 Star WELS rating

- Selecting appropriate landscape planting to


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minimise irrigation water use

Waste Initiatives - Construction waste will be minimized

through efficient design techniques

including standardization and wherever

practicable off site pre-fabrication

- All Construction waste will be managed via

the implementation of an approved

Environmental Management Plan

- Waste chutes will be provided for general

and recycling waste movement

Transport Initiative - Providing bicycle storage facilities for

residents and visitors, with a minimum of

one secure rack provided per apartment.

Additional racks will be provided for visitors

at ground floor level

Indoor Environment Quality Initiatives - Using paints, sealants, adhesives, carpets,

coverings and furniture which have low off-

gassing properties (Low-VOC, low

formaldehyde) provided for visitors at

ground floor level

- Maximising access to daylight to all

residential areas whilst minimising glare


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- All dwellings will be fully naturally ventilated

- All common areas will be fully naturally

cross ventilated at levels 8 - 14 inclusive,

with the energy use associated with

mechanically ventilated common areas at

levels 3 - 7 inclusive being offset by the roof

PV array

Construction Initiatives - Selecting locally sourced materials

wherever viable

- Selecting building materials with a recycled

material content e.g. thermal insulation,

reinforcement bar, fly ash in concrete,

recycled content floor coverings, where

viable

- Using off site pre-fabrication techniques to

reduce on site construction time, waste, and

greenhouse gas emissions, wherever

practicable

18 Stormwater

Management

TMK Engineers have

prepared a Preliminary

Stormwater Management

Report (refer Appendix: 11)

to demonstrate how

stormwater runoff would be

Development should manage stormwater to

ensure that the design capacity of existing or

planned downstream systems are not

exceeded, and other property or environments

are not adversely affected as a result of any

concentrated stormwater discharge from the

The proposed Preliminary Stormwater

Management Plan provides assurance that the

proposed system of pits and pipes will be

adequate to manage all stormwater runoff from

the subject land as:

Stormwater runoff from the proposed


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captured and conveyed

from the subject land site

safely to the receiving

drainage network while

considering stormwater

quality management and

the incorporation of Water

Sensitive Urban Design

(WSUD) elements

site

Development should incorporate appropriate

measures to minimise any concentrated

stormwater discharge from the site.

Development of stormwater management

systems should be designed and located to

improve the quality of stormwater, minimise

pollutant transfer to receiving waters, and

protect downstream receiving waters from

high levels of flow.

Stormwater management systems should

maximise the potential for stormwater

harvesting and re-use

development will drain into a proposed

detention tank designed to control the rate of

stormwater leaving the site up to the 1 in

100year ARI storm event to pre-developed

rates before ultimately discharging to the

existing drainage network located adjacent

George Street

Pre-development flow rates were determined

using the Rational Method to calculate the peak

flow rates for both the minor 1 in 10 year and

major 1 in 100 year ARI storm events

Post-development flow rates were determined

using the Rational Method to calculate the

stormwater discharge from the site and volume

of detention required to limit peak flows to pre-

developed rates for both the minor 1 in 10 year

and major 1 in 100 year ARI storm events

The key strategies planned to manage the

quality of stormwater discharged from the

proposed site include the use of a number of

WSUD elements including permeable paving

allowing for ground water recharge, on-site

detention storage to reduce peak flow rates,

rainwater tank for irrigation and a Gross

Pollutant Trap (GPT) to ensure water quality


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improvement targets are achieved.

A portion of the building roof stormwater is

proposed to be harvested for collection and

reticulated to the garden / landscape areas on

the ground level. An optional alternative, whilst

not a mandatory requirement is a green water

efficient option in line with current initiatives.

Used correctly, rainwater tanks are an effective

way to take the pressure off our limited water

resources, and at the same time help manage

stormwater run-off.

- A rainwater tank size in the order of a

minimum 5,000 Litres is proposed,

connected to a minimum of 150m2 roof

area, which relates to a potential

approximate annual capture volume of

75,000 Litres.

- The rainwater is to be reticulated to the

landscaped areas, via a pressurised pump-

set.

- The rainwater system is to be inter-

connected to the town mains supply via an

automatic controller, to enable town mains

supply to be used when rainwater tank

levels are low.


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19 Affordable

Housing

Affordable housing has not

be included in the proposed

apartment building

Development comprising 20 or more dwellings

should include a minimum of 15 percent

affordable housing

The reasons for not including affordable housing in

the proposed development include:

Financial implications: - The long-term adaptive reuse of the St

Margarets building is costing approximately

$3.0m and is entirely dependent upon the

commercial returns that can be generated

from the residential apartments and

ultimately the viability of the whole project

- In arriving at an exemplary quality and

contemporary design for the residential

apartment building, significant changes

have been made to the architectural design,

built form, massing, proportions etc,

resulting in the proposed yield being

significantly reduced from 65 to 58

apartments (11% reduction in commercial

returns)

- Due to the articulation of the proposed built

form and massing etc as compared to a

more ‘conventional design built form’, the

overall construction costs will be higher due

to complexity and there will be a longer

construction time frame for the proposed

residential apartment building


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4.2 Shadow Diagrams Proposed Shadows Envelope Shadows (Development Plan)

The above shadow diagrams demonstrate

that the proposed development (refer

Proposed Shadow Diagrams) will not

unreasonably overshadow the adjoining

properties as compared to the Building

Envelope Shadow Diagrams in

accordance with the Unley (City)

Development Plan for the 22 June.

Furthermore, the proposed development

will maintain at least two hours of direct

sunlight between 9.00am and 3.00pm

solar time on 22 June to the adjoining

properties to the east, west and south of

the subject site.

It is considered that the proposal will in

fact minimise the potential overshadowing

impact onto adjoining properties with the

proposed taller and slender built form as

compared to a complying building

envelope built form.

22 June – 9am

22 June – 12 Noon

22 June – 3pm


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4.3 Waste Management Colby Industries has prepared a Waste Management Plan for the residential

apartment building, coffee shop and office land uses as summarized below:

Residents: General Waste & Recycling

- Residents at L1 – 9 use waste chute disposal point

(E-diverter) for general waste and recycling

adjacent main lifts (1 & 2) at each level

- Residents at Ground Level use wall disposal

points in BBQ area access hallway near Lift 3

Organics

- All Residents use ground level drop-off point in

BBQ area access hallway near Lift 3

Coffee Shop: - The kitchen / serving area would be equipped with

small / medium static and /or mobile bins (40-80L)

with liners, which when full could be transferred to

24L MGBs in the Ground Level Waste Room to be

emptied

- These 240LMGBs will be collected and emptied by

a private waste contractor (on a daily basis if

needed)

Offices: - Cleaners for each tenancy will collect waste &

recycling and empty into MGBs located in an in-

tenancy storage area

- These will be collected (from tenancy as a pull-in,

pull-out service) and emptied by a waste

contractor (on a weekly basis).

Space Allocation for routine Service Provision


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4.4 Site Contamination Due to the historical use of the subject land being residential and

consulting room / health care as documented in the Conservation

Management Plan and the Heritage Impact Statement Reports, it is

considered that there is negligible risk of potential contaminants.

Accordingly, there is no requirement for any Site History Report to be

prepared.

4.5 Project Staging

The proposed development will be undertaken in the following stages to

ensure site and construction efficiency, and ease in management of

approval procedures:

Stage 1

State Heritage Building – demolition works as detailed in the

Heritage Impact Statement and Conservation Management Plan

(refer Appendix: 4)

Residential Apartments Complex – site groundwork and excavation

for basement

Stage 2

State Heritage Building – reconstruction, renovation and restoration

of works as detailed in the Heritage Impact Statement and

Conservation Management Plan (refer Appendix: 4)

Stage 2

Residential Apartments Complex – construction of new building and

site landscaping works including forecourt, front and side garden and

walkway

Stage 3

State Heritage Building – all remaining “Adaptive Reuse Works” and

proposed fit out works once a tenant or tenants can be confirmed


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5.0 CONCLUSION

The proposed development is considered to satisfy most, if not all, of the relevant provisions of the Development Plan and will not detrimentally

affect the character and amenity of the locality as the proposal:

(a) Supports the Heritage Impact Statement Report and Conservation Management Plan objectives prepared for the existing State Heritage Building

by fostering an ‘optimum heritage management approach’ in the conservation of the State Heritage Place and by addressing all of the heritage

interface issues and integration of the new apartment complex;

(b) Will achieve the long-term adaptive reuse of the State Heritage Building through the conservation and refurbishment of the building back to its

original condition for commercial use through the proposed redevelopment of the site;

(c) Exemplifies quality and contemporary design that will set a new bench mark for the redevelopment of Urban Corridor Zone along Greenhill Road

and George Street and the Residential Streetscape (Built Form) Zone;

(d) Will assist to mark the “city edge” of the South Parklands and provide a gateway entry to the CBD;

(e) Addresses and minimises any potential impacts off-site in terms of overlooking, overshadowing, traffic and parking, and noise pollution;

(f) Will maximise the use of existing services and infrastructure through sensitive urban consolidation;

(g) Will strengthen, reinforce and deliver the desired character and outcomes for the Urban Corridor and the Residential Streetscape (Built Form) Zone

as intended by the Unley (City) Development Plan;

and is therefore worthy of Provisional Development Plan Consent.

Dennis Chung Development Consultant BA Planning / Grad. Dip. Urban & Regional Planning / Grad. Dip. Business Management



APPENDIX: 1

Certificate of Title



APPENDIX: 2

JPE Design Studio

Architecture Design & Planning Submission



APPENDIX: 3

RECOMMENDATION LETTER FROM

ASSOCIATE GOVERNMENT ARCHITECT

DATED

17 MAY 2016



APPENDIX: 4

CATALYST HERITAGE ARCHITECT

HERITAGE IMPACT STATEMENT REPORT

&

CONSERVATION MANAGEMENT PLAN



APPENDIX: 4A

CATALYST HERITAGE ARCHITECT

LETTER TO DEPARTMENT OF ENVIRONMENT

(EPBC ACT)

179 greenhill road proposed residential tritan corporation

Documents