city of perth local development assessment panel … daps/city...... hay street mall, perth...

Version: 3

City of Perth Local Development Assessment Panel Agenda

Meeting Date and Time: 28 July 2016; 4:00pm Meeting Number: PLDAP/61 Meeting Venue: City of Perth Committee Room 1, Council House

27 St Georges Terrace, Perth Attendance

DAP Members Mr Paul Kotsoglo (Presiding Member) Mr Brian Curtis (Deputy Presiding Member) Mr Peter Lee (Specialist Member) Officers in attendance Ms Margaret Smith (City of Perth) Mr Craig Smith (City of Perth) Mr Dimitri Fotev (City of Perth) Mr Roberto Colalillo (City of Perth) Local Government Minute Secretary Ms Yvonne Honmon (City of Perth) Applicants and Submitters Mr Peter Simpson (PTS Town Planning Pty Ltd) Ms Anna Meszaros (The Buchan Group) Members of the Public Nil 1. Declaration of Opening

The Presiding Member declares the meeting open and acknowledges the past and present traditional owners and custodians of the land on which the meeting is being held.

2. Apologies

Lord Mayor Lisa-M. Scaffidi (Local Government Member, City of Perth) Cr Jim Adamos (Local Government Member, City of Perth) Cr James Limnios (Local Government Member, City of Perth)

3. Members on Leave of Absence

Cr James Limnios (Local Government Member, City of Perth)

Version: 3

4. Noting of Minutes

Note the Minutes of meeting No. 60 held on the 21 July 2016.

5. Declarations of Due Consideration

Any member who is not familiar with the substance of any report or other information provided for consideration at the DAP meeting must declare that fact before the meeting considers the matter.

6. Disclosure of Interests

Nil

7. Deputations and Presentations

7.1 Mr Peter Simpson (PTS Town Planning Pty Ltd) presenting for the application at Item 8.1. The presentation will address the following:

1) Request for a deferral to enable the proposed tenant to address the DAP;

2) Use of the arcade in the context of pedestrian movement; 3) Proposed multiple pedestrian access through tenancy and

activated laneway; and 4) Deletion of Condition 2.

7.2 Ms Anna Meszaros (The Buchan Group) presenting for the application

at Item 8.1. The presentation will address the history of the arcade and design of the proposed tenancy and activated laneway.

8. Form 1 – Responsible Authority Reports – DAP Applications

8.1 Property Location: 650-658 (Lots 1-3, 5-6 and 66-67) Hay Street

Mall, Perth Application Details: Alterations and additions to the Murray Street

Mall end of Plaza Arcade Applicant: PTS Town Planning Pty Ltd Owner: The Trust Company (Australia) Responsible Authority: City of Perth DoP File No: DAP/16/01037

9. Form 2 – Responsible Authority Reports – Amending or cancelling DAP

development approval Nil

10. Appeals to the State Administrative Tribunal Nil

11. General Business / Meeting Closure In accordance with Standing Order 7.3 only the Presiding Member may publicly comment on the operations or determinations of a DAP and other DAP members should not be approached to make comment.

Meeting No.60 21 July 2016

Mr Brian Curtis A/Presiding Member, City of Perth LDAP Page 1

Minutes of the City of Perth Local Development Assessment

Panel Meeting Date and Time: 21 July 2016; 4:00pm Meeting Number: PLDAP/60 Meeting Venue: Department of Planning 140 William Street Perth Attendance

DAP Members via teleconference

Mr Brian Curtis (A/Presiding Member) Mr John Ellis (A/Specialist Member) Lord Mayor Lisa-M. Scaffidi (Local Government Member, City of Perth) Cr Jim Adamos (Local Government Member, City of Perth)

Officers in attendance via teleconference Ms Margaret Smith (City of Perth) Mr Craig Smith (City of Perth)

Department of Planning Minute Secretary

Ms Michelle Tan

Applicants and Submitters via teleconference Mr Shayne Isbister (Bronte Developments Pty Ltd) Mr Daniel Lees (TPG Town Planning, Urban Design and Heritage) Members of the Public

Nil 1. Declaration of Opening

Due to the absence of the Presiding Member and in accordance with section 2.4.1 of the Standing Orders 2012, the Deputy Presiding Member, Mr Brian Curtis took the chair and declared the meeting open at 4:13pm on 21 July 2016. The Deputy Presiding Member acknowledged the past and present traditional owners and custodians of the land on which the meeting was being held.



The Presiding Member advised that in accordance with Section 5.16 of the Standing Orders 2012; No Recording of Meeting, which states: 'A person must not use any electronic, visual or audio recording device or instrument to record the proceedings of the DAP meeting unless the Presiding Member has given permission to do so.', the meeting would not be recorded.

2. Apologies

Mr Paul Kotsoglo (Presiding Member) Mr Peter Lee (Specialist Member) Mr Roberto Colalillo (City of Perth)

3. Members on Leave of Absence

Nil

4. Noting of Minutes

Note the Minutes of meeting No. 59 held on the 7 July 2016.

5. Declaration of Due Consideration

All members declared that they had duly considered the documents.

6. Disclosure of Interests

6.1 Panel member, Mr Paul Kotsoglo, declared a direct pecuniary interest in item 9.1 as Mr Kotsoglo’s employer has a business relationship with Blackburne, who are understood to be involved in the development application.

6.2 Panel member, Mr Peter Lee, declared a direct pecuniary interest in item

9.1 as Mr Lee’s office is currently employed on the development application.

In accordance with section 6.3.1 of the Standing Orders 2012, the A/Presiding Member determined that the member listed above, who had disclosed a Pecuniary Interest, was not permitted to participate in the discussion or voting on the items.

7. Deputations and Presentations

Nil

8. Form 1 – Responsible Authority Reports – DAP Application

Nil



9. Form 2 – Responsible Authority Reports – Amending or cancelling DAP

development approval

9.1 Property Location: 35-37 (Lots 19, 20 and 71) Bronte Street, East Perth

Application Details: Amended application for the approved development proposing the demolition of existing single storey residential and commercial buildings and the construction of a 15 level residential development containing 69 multiple dwellings and 80 car parking bays including transfer of plot ratio

Applicant: Bronte Developments Pty Ltd Owner: R D William, V M William, R F William, J J William,

Royjen Pty Ltd and Lowanna Nominees Pty Ltd

Responsible Authority: City of Perth DoP File No: DAP/15/00733

REPORT RECOMMENDATION / PRIMARY MOTION Moved by: Lord Mayor Lisa-M. Scaffidi Seconded by: Cr Jim Adamos That the City of Perth LDAP resolves to: 1. Accept that the DAP Application reference DAP/15/00733 as detailed on the

DAP Form 2 dated 27 May 2016 is appropriate for consideration in accordance with regulation 17 of the Planning and Development (Development Assessment Panels) Regulations 2011;

2. Approve by an absolute majority the DAP Application reference

DAP/15/00733 as detailed on the DAP Form 2 dated 27 May 2016 and accompanying plans received 27 May 2016 in accordance with the provisions of the City Planning Scheme No. 2, the Planning and Development (Local Planning Scheme) Regulations - Deemed Provisions and the Metropolitan Region Scheme, for the proposed minor amendment to the approved demolition of existing single storey residential and commercial buildings and the construction of a 15 level residential development containing 69 multiple dwellings and 80 car parking bays including transfer of plot ratio subject to:

Amended Conditions

1. the development being constructed with high quality and durable materials and finishes and to a level of detailing that is consistent with the elevations received on 27 May 2016, with particular attention to the design and dimensions of the podium (car park) level and treatment of the side/rear walls, with the final details of the design and a sample board of the materials, colours and finishes being submitted for approval by the City prior to applying for a building permit; and

2. final details of the design and dimensions of the roof air conditioning platform providing adequate screening from all sides including from above to the City’s satisfaction being submitted for approval by the City prior to applying for a building permit.



Advice Note

1. All other conditions, with the exception of condition 2, and requirements detailed on the previous approval dated 3 June 2015 shall remain unless altered by this application.

10. Appeals to the State Administrative Tribunal

Nil

11. General Business / Meeting Close

There being no further business, the presiding member declared the meeting closed at 4:25pm.

City of Perth LDAP - DAP 2016/5148 - RAR / Attachment 4 Page 1

Form 1 - Responsible Authority Report (Regulation 12)

Property Location: 650-658 (Lots 1-3, 5-6 and 66-67) Hay Street Mall, Perth

Application Details: Alterations and additions to the Murray Street Mall end of Plaza Arcade

DAP Name: City of Perth LDAP

Applicant: PTS Town Planning Pty Ltd

Owner: The Trust Company (Australia)

LG Reference: 2016/5148

Responsible Authority: City of Perth

Authorising Officer: Erica Barrenger, Acting Director Planning and Development

Department of Planning File No: DAP/16/01037

Report Date: 21 July 2016

Application Receipt Date: 3 May 2016

Application Process Days: 79 days

Attachment(s): 1: Location Plan 2: Development Plans and Elevations 3: Concept and Staging Plans

Officer Recommendation: That the City of Perth LDAP resolves to: Approve by absolute majority DAP Application reference DAP/16/01037 and accompanying development plans and elevations (refer to Attachment 2 received on 19 July 2016) in accordance with the provisions of the City Planning Scheme No. 2, the Planning and Development (Local Planning Scheme) Regulations - Deemed Provisions and the Metropolitan Region Scheme, subject to the following conditions: Conditions 1. final details of the design, external materials and finishes for the building,

including a sample board demonstrating the use of high quality, robust materials, being submitted by the applicant to the City for approval prior to applying for a building permit;

2. access being maintained through the new tenancy to the Murray Street Mall

and ‘Plaza Arcade’ during business hours, with detailed fit-out plans that improve the legibility and permeability of this connection including:

relocation of the central escalators;

maintenance of a minimum three metre wide pedestrian thoroughfare which is free from obstructions between the two entry points;

appropriate heritage interpretation of the existing walkway which clearly identifies the pathway with varied floor treatments; and

installation of ‘Plaza Arcade’ signage on the Murray Street Mall façade; being submitted by the applicant to the City for approval prior to applying for a

building permit;

City of Perth LDAP - DAP 2016/5148 - RAR / Attachment 4

3. final details of the proposed upgrades to the Right of Way (ROW) including but not limited to, all structures, wall treatments, art sculptures, lighting, screening mechanisms, gates, signage, pavement, landscaping, being submitted by the applicant to the City for approval prior to applying for a building permit;

4. all piped, ducted and wired services, air conditioners, kitchen exhausts, hot

water systems, water storage tanks, service meters and bin storage areas being located so as to minimise any visual and noise impact on adjoining properties and screened from view from Murray Street Mall and from the ROW with details of the location and screening of any external building plant being submitted by the applicant to the City for approval prior to applying for a building permit;

5. all stormwater being contained on-site with details being submitted to the City’s

specifications and satisfaction prior to applying for a building permit; 6. a final Waste Management Plan inclusive of appropriate scheduling of servicing

to the City’s satisfaction, being submitted by the applicant to the City for approval prior to applying for a building permit;

7. a Signage Strategy demonstrating compliance with the requirements of the

City’s Signs Policy (4.6) and including appropriate way finding measures and references to ‘Plaza Arcade’ being submitted to the City’s specifications and satisfaction prior to applying for a building permit; and

8. a construction management plan for the development being submitted for

approval by the City prior to applying for a building permit, detailing how it is proposed to manage:-

a) delivery of materials and equipment to the site; b) storage of materials and equipment on the site; c) parking arrangements for contractors and subcontractors; d) impacts on the Hay Street Mall and Murray Street Mall activities and

businesses; e) arrangements for pedestrian traffic through the site during construction;

and f) other matters likely to impact on the surrounding properties.

Advice Notes 1. This decision constitutes planning approval only and is valid for a period of two

years from the date of approval. If the subject development is not substantially commenced within the two year period, the approval shall lapse and be of no further effect.

2. Whilst not forming part of the application, the landowner/applicant is encouraged to investigate the potential for upgrading of the eastern wall of the Right of Way to facilitate a more holistic upgrading of the laneway space.

Background:

Property Address: 650-658 (Lots 1-3, 5-6 and 66-67) Hay Street Mall, Perth


Zoning MRS: Central City Area

TPS: City Centre

Use Class: ‘Retail (General)’

Development Scheme: City Planning Scheme No. 2

Lot Size: 2,429m2

Existing Land Use: Retail (General)

Value of Development: $6 million

The site has a total area of 2,429m2 and has frontages to both the Hay Street Mall and the Murray Street Mall and is known as ‘Plaza Arcade’. The site has a private right of way (ROW) along its eastern boundary with the adjoining properties to the east and the west having access rights over the ROW. The site is currently used as a north to south pedestrian arcade between the malls with convenience based stores including fashion, accessories, giftware and coffee shops located within the arcade. At its meeting held on 31 May 2005, Council considered and approved the major refurbishment of the facades of Plaza Arcade. The redevelopment included alterations and additions to the internal arcade and to both the Hay Street Mall and Murray Street Mall facades. The refurbishment was completed in October 2006 with only minor fit outs and works occurring within the arcade since that time. The City under Delegated Authority on 14 January 2015 approved alterations and additions to the Murray Street Mall end of the arcade. The proposal aimed to facilitate the introduction of two contemporary anchor retail units with the existing north-south pedestrian connection through the site retained and improved through the reconfiguration of the northern end of the arcade. To date the approval has not been acted upon. Details: Approval is sought to close a portion of the Plaza Arcade on the Murray Street Mall frontage for the purpose of creating a single large retail tenancy over three levels to accommodate an international retailer. The proposal includes upgrading of an existing ROW providing an alternative pedestrian link for the closed portion of the arcade and will include the closure of Plaza Arcade and the ROW between the hours of 9pm and 5am, seven days a week. Specific details of the proposal include:

Ground Floor Level

Demolition of existing retail tenancies and central pedestrian walkway to accommodate 659m2 of retail floor space

Addition of new escalators and fire escape stairs

Installation of new glazing and bi-fold entry doors to Murray Street Mall frontage and glazed canopy above

Installation of new internal entry from existing Plaza Arcade walkway including bi-fold doors, stairs and disabled or accessible lift.

First Floor Level Consolidation of existing upper floor tenancy areas to create 1,000m2 of retail floor space which includes escalators, internal stairs, lift and fire escape stairwell.

Installation of new glazing and window display area facing


Murray Street Mall

Second Floor Level Addition of new floor level to accommodate:

435m2 floor space for retail storage purposes including lift and fire escape stairwell

plant and roof deck areas

office and store areas

passage and ‘smoke’ lobby

ROW (laneway) Upgrading of the existing ROW (currently used primarily for loading/unloading, waste removal and related servicing purposes) including:

new ‘media mesh’ sculptural screen wall to activate the ‘end of lane’ of the ROW and concealing existing building services and back of house (BOH) areas

removal of all existing services and air-conditioning units on western wall and brickwork to be refurbished

addition of lightweight 1,500mm wide rain/sun screen canopy

addition of a tree with espaliered branches within a recessed stair alcove

landmark statement at entry

counterweight vertical lift screen (min. 40% permeable) with egress gate for after-hours closure of the ROW

sculptural recycled timber rail buffer to replace existing steel barrier

‘Art Theatre’ artwork comprising 3-dimensional wall sculptures, interactive art and light sculptures

partial replacement of existing asphalt with feature paving

installation of upgraded standard lighting and selected feature lighting

installation of way finding signage Stage 2 (subject to future development application once existing tenancy leases expire):

new pop up cafe window with outdoor pod parklet stools and tables

glazed shop-fronts and picture windows to activate ROW

glazed anchor tenant shop-fronts extended into ROW

Signage separate tenant wall signs and projecting signs along the Murray Street Mall frontage across all levels

tenant signage to be located on the existing glass awning on the Hay Street Mall entrance to Plaza Arcade

With regards to the proposed development, the applicant advises: “The core design principles are the affirmation of a recognisable and contextually appropriate presence on the Murray Street Mall, the preservation of the important North-South pedestrian connection through Plaza Arcade/Tenancy, and the activation of the Laneway providing additional connectivity and revitalisation of the public realm. This design has simplicity at its core. It brings life to the street through the unmediated projection of internal activities and the fluid connection of interior and


exterior spaces. It does not rely on an arbitrary form to state its presence, but rather on the life unfolding within and around it.” “The facade on the Murray Street Mall is defined by a balance of linear white monolithic panels and expansive glazing where mirror finish structural columns stand behind large transparent glass panels, dematerialising the divisions between structure and façade. Intervention on the facade along the right of way to the east of the building is limited to the filling of existing openings as for compliance with current fire regulations, and to the addition of a lightweight structure above the existing masonry to reach the required tenancy height. The façade reflects the anchor tenant’s unique identity and flagship store design.” Legislation & policy: Legislation Planning and Development Act 2005 s. 162 City Planning Scheme No. 2 (CPS2) Clauses 6, 26, 27, 36, 41, 43, 44 and 47 and the Citiplace Precinct Plan (5) requirements. Planning and Development (Local Planning Scheme) Regulations 2015 – Deemed Provisions for Local Planning Schemes Clauses 60, 64, 67 and 68 Metropolitan Region Scheme Local Policies City Development Design Guidelines (4.1) Building Heights and Setbacks (4.4) Signs (4.6) Pedestrian Walkways (4.8) Heritage (4.10) Loading and Unloading (5.2) The proposal generally complies with the abovementioned policies or otherwise justification has been provided to support variations to policy provisions or the application can be reasonably conditioned to ensure compliance. Details of non-compliance matters are addressed in the following sections of this report. Consultation: Public Consultation The proposed development includes variations to the maximum street building height requirements of City Planning Scheme No. 2 (CPS2). Therefore, the plans were advertised to the owners of the western adjacent property (195 Murray Street Mall) for a period of 14 days, closing on the 25 May 2016. The property to the east of the subject site (‘David Jones’ – 622-634 Hay Street Mall) is owned and managed by the same entity as the subject site meaning referral was not required in this case. A submission was received from the adjacent landowners stating no objection to the proposal. However a request was made with regards to obtaining further details in order for appropriate consultants to advise whether their continued rights over the ROW are in any way impinged. The applicant was made aware of the request, which is considered to be a civil matter rather than related to the planning assessment


framework, and it is understood that the relevant parties have liaised in relation to this and related matters. Consultation with other Agencies or Consultants State Heritage Office The Heritage Council of Western Australia (HCWA) has previously identified the subject site as a place warranting assessment for possible entry in the State Register of Heritage Places. As such the application was referred to the State Heritage Office (SHO) for comment. The SHO in its letter dated 20 May 2016 advised: “We thank you for forwarding information on the proposed development, which will assist with the future assessment of the place for the State Register. We note that while the proposed works will not affect the heritage structures at the south end of the arcade, the proposed signage on the heritage structures would not be in keeping with the heritage values of the place.” Noting the above, the applicant has revised the design and location of signage proposed for the Hay Street Mall frontage so that signage is not attached to any existing heritage structures on the site. Planning assessment: Land Use The site is located within the ‘City Centre’ use area of the Citiplace Precinct (P5) of CPS2. The intent for the Citiplace Precinct is to be enhanced as the retail focus of the State providing a range of retail and related services more extensive than elsewhere in the metropolitan region. The Precinct will offer a wide range of general and specialised retail uses as well as a mix of other uses such as entertainment and minor office uses. The street and pedestrian level will mainly comprise of shops, restaurants (including cafes), taverns and other uses that have attractive shop fronts and provide activity, interest and direct customer services. Other uses will be established above or below street level and major pedestrian levels. Retail (General) is a preferred (‘P’) uses in this area. It is noted that the application does not include any new uses for the site, but rather a continuation of the existing uses. It is considered that the proposed development satisfies the Statement of Intent for the Citiplace Precinct and would enhance the facilities available in the city’s retail core. Development Standards In the Citiplace Precinct, new development will have a nil street setback and be of a low scale along the street frontage with any additional height being setback from all lot boundaries. Buildings should be tailored to ensure adequate levels of sunlight penetration into key pedestrian areas including Hay and Murray Streets and public spaces including Forrest Place. New development should have regard to the height and scale of buildings within the street. The restoration and maintenance of buildings groups of buildings and other places which have substantial historical or other significance will be encouraged.


Building facades will incorporate interesting elements thereby contributing to a lively, colourful and stimulating environment. Shop fronts will be continuous and complementary to traditional shop fronts and provide awnings or verandahs over footpaths to provide weather protection for pedestrians. A continuous, safe, attractive and clearly identified network of pedestrian paths, spaces and facilities will be provided. The shopping core is to be reinforced as an area of pedestrian priority with clear delineation of pedestrian links, particularly north-south connections across the Precinct. The proposal has been assessed against CPS2 and the proposal’s compliance with the relevant development standards is summarised below (Note: figures in bold signify a variation from the development standards):-

Development Standard Proposed Required

Maximum Plot Ratio:

1.72:1 (4,191m2)

5.0:1 (12,145m2)

Maximum Street Building Height: - Murray Street Mall

14.75 metres

14 metre street building height

Setbacks: - Murray Street Mall - ROW

Nil

Nil

Nil

Nil

Variations to the street building height provisions applicable to the development can be granted, in accordance with Clause 47 of the CPS2 provided that: ‘47(3)(c)(i) if approval were to be granted, the development would be consistent with:

(A) the orderly and proper planning of the locality; (B) the conservation of the amenities of the locality; and (C) the statement of intent set out in the relevant precinct plan; and

(ii) the non-compliance would not have any undue adverse effect on:

(A) the occupiers or users of the development; (B) the property in, or the inhabitants of, the locality; or (C) the likely future development of the locality’.

Building Height CPS2 prescribes a maximum height of 14 metres to the Murray Street Mall boundary with any additional height to be contained within a 45 degree angle to the south. The proposed development provides a façade height of 14.75 metres to the Murray Street Mall boundary, thus representing a 0.75m variation to the 14 metre height limit. It is considered that the variation will not adversely impact the surrounding buildings of the adjacent mall given that the façade will be at a height which is consistent with


adjoining buildings to the west and lower than the neighbouring David Jones building. The proposed height is also marginally lower than the existing Plaza Arcade façade which is currently 15 metres in height. The increased façade height will have a negligible impact on sunlight penetration to the Murray Street Mall given the subject site is located on the southern side of the mall and all overshadowing from the proposed development falling within the site. Noting the above, it is considered that the proposed variation can be supported in accordance with Clause 47 of CPS2. Building Design The proposed façade design is clear and contemporary in contrast against the surrounding buildings within the Murray Street Mall, reinforcing the heritage significance of the neighbouring buildings. In particular, the existing facades of adjacent buildings on the southern side of the Murray Street Mall are characterised by highly glazed frontages on the street level and enclosed spaces above. This division, largely resulting from previous retailing and occupancy trends whereby business owners or operators would reside on site or use upper levels for storage purposes only, has resulted in a lack of transparency on these upper levels. The proposed design is considered to address these issues through the creation of a transparent first floor frontage of a similar scale and function as the ground floor frontage to provide for a greater level of activation and engagement with the mall level. The applicant, in consultation with City officers, has revised the design of the awning from the top of the building façade to between the ground and first floor levels. The intent of the original design was to provide for a cleaner finish to the façade design and reduced visual impediments from the street level to the first floor display area. Whilst the intent was noted, it was considered that an appropriately designed awning could be located above the ground floor where its fundamental purpose to provide for continuous pedestrian shelter could be maximised. It is considered that the revised design achieves a balance of maintaining visual connectivity to the upper floors and providing suitable levels of protection for pedestrians from the elements. The overall design of the development is considered to be modern and of a high quality and an improvement on the existing façade treatment to Murray Street Mall in particular. However it is considered that the absence of final signage details and the absence of specific façade finishes and treatments could impact on the final presentation of this high profile site. It is therefore recommended that appropriate conditions be applied requiring final construction details being provided to the City’s satisfaction. Heritage The subject site is listed on the CPS2 Register of Cultural Heritage Significance. The listing primarily relates to the Hay Street Mall frontage which contains an Art Deco former theatre building. However, the site’s significance is also related to the pedestrian thoroughfare through the Plaza Arcade at ground level which contributes to the City’s pedestrian north-south through-routes extending between the railway station to the north of the city and the river to the south. In this regard there is concern regarding the closure of the pedestrian arcade which forms part of the proposed development. In particular, the loss of a continuous plaza thoroughfare that has been identified has having cultural heritage significance to the City should not be supported in its current form.


It is acknowledged that the closure of the northern end will not fully remove the north-south connection, with the adjacent laneway maintaining a pedestrian connection between the Hay Street and Murray Street Malls. However it does alter the nature of the existing connection which is more direct and provides a straight line of sight from one entrance to the other. In order to address the City’s concerns, the proposal should include a positive heritage outcome and interpretation of the former arcade. It is therefore recommended that the design and finish of the ground floor area provide for a clear and easily identifiable walkway which is evident to the public. This is to be achieved through a combination of signage (including retention of Plaza Arcade naming on the Murray Street Mall frontage), relocation of the central escalator and appropriate interpretation of the existing walkway such as clearly identifying the pathway with varied floor treatment. It is recommended that the above measures be addressed through a relevant condition of approval with details to be provided at the building permit stage. Pedestrian Access The closure of the northern thoroughfare through Plaza Arcade and reorientation of the north-south pedestrian link is in part, contrary to the applicable CPS2 Precinct Plan which states: “the shopping core is to be reinforced as an area of pedestrian priority with clear delineation of pedestrian links, particularly north-south connections across the Precinct.” As also outlined in the Heritage section above, the City has concerns in relation to the loss of the existing high level of legibility through the arcade for pedestrian movements. However it is noted that the existing Plaza Arcade pedestrian access is not subject to an easement and therefore there is no legal obligation for the landowner to provide the pedestrian arcade. The proposed development will maintain access from Hay Street Mall via the Plaza Arcade with pedestrians provided with two options (during the day) towards the northern portion of the arcade being either to go through the anchor tenancy or to use the adjacent ROW. It is therefore imperative that the redevelopment of this northern section of Plaza Arcade provide an equal, if not enhanced experience for pedestrians. Furthermore, with the City’s Pedestrian Walkways Policy (4.8) as guidance, it is considered that a minimum width of three metres be maintained through the tenancy in a straight alignment between the Murray Street Mall entrance and the Plaza Arcade entrance. In this regard it is recommended that the internal treatment of the central portion of the retail tenancy be subject to a specific condition requiring details and dimensions to be provided at the building permit stage which confirm the design conforms to the City’s expectations with regards to legibility and safety. Matters related to the adjacent ROW are addressed in the following section. Right of Way (Laneway) The existing ROW/laneway has been identified in the City’s ‘Forgotten Spaces: Revitalising Perth’s Laneways’ strategy which was adopted in 2008. The strategy encourages the upgrading and enhancement of existing public and privately owned laneways and ROW’s within the City. In principle, the upgrades proposed as part of the proposal align with the City’s strategy of providing safe, functional and attractive laneway spaces.


At present the ROW contains a proliferation of air-conditioning units and related service infrastructure with loading/unloading and bin areas also presently being highly visible. There is lack of passive surveillance and activation which can be attributed to its current function being for servicing purposes only. The proposed upgrading works which are proposed to facilitate the reorientation of the north-south pedestrian connection between Hay Street Mall and Murray Street Mall address (in part) the current limitations of the ROW. In consultation with City officers, the applicant has revised the originally submitted design of the ROW area by reducing the extent of canopy cover, retaining upper level window features, increasing the permeability of the main gate and reducing the area between the gate and the Murray Street Mall by reconfiguring the fire booster to a vertical alignment. The modifications provide for an improved treatment of the ROW area and reduces the extent of blank walls although it is noted that the upper level windows not be permeable. Standard and feature lighting is proposed however precise types and locations have not been developed at this stage. It is recommended that full details relating to lighting and all other upgrading works within the ROW be submitted for the City’s consideration and approval prior to the building permit stage. Waste Management The applicant submitted a Waste Management Plan (WMP) for the City’s review in support of the application. The WMP confirms that the development will generally be consistent with the City’s servicing requirements with all servicing occurring onsite within the ROW and not the Murray Street Mall. However, there are some matters relating to scheduling of servicing which will need to be further addressed in preparation of the final WMP to be submitted at the building permit stage which have been identified by the City. Conclusion: The proposed development aims to reinvigorate a prominent retail location within the Murray Street Mall. The façade modifications provide extensive visual permeability, increasing the retail presence to the public realm across two levels. The proposed upgrades to the adjacent ROW will also provide a positive contribution to the locality. However, the ultimate closure of the northern end of the existing arcade is of concern given it will alter an important existing north-south connection which is highly valued due to its levels of legibility and convenience and heritage value. In this regard it is considered that whilst the connection is not subject to any legal protection, there is sufficient justification on planning and heritage grounds to require any future connections through the retail tenancy and adjacent ROW to be appropriately treated and managed in perpetuity. Notwithstanding the matter of pedestrian connectivity, the proposal is generally consistent with the relevant planning framework is therefore recommended for conditional approval.

650-658 HAY STREET MALL, PERTH


PLAZA ARCADE - ANCHOR TENANT + LANEWAY ACTIVATIONProject 12506 | June 2016

DEVELOPMENT APPLICATION

ISSUE

BOVERALL SITE PLAN DA11

MU

RR

AY S

TRE

ET

MA

LL

EXISTING DAVID JONESP27831(1103)

5674m2

P35371(700)

594m2

P1291(1)

503m2

P1291 (2) 201m2

P1291 (3) 291m2 P1291 (6) 243m2

P1291 (5) 261m2

P1291 (1) 550m2

P35371(701)

589m2

P1291(66)ROW

NEW ESCALATORS

3500077430

ALTERNATIVE PREFERRED LOCATION OF FIRE BOOSTER. SUBJECT TO DFES APPROVAL

EXTENT OF ANCHOR TENANT WORKS SHOWN ORANGE

NEW ESCAPE STAIRS

EXISTING SAVOY HOTELP27831(1104)965m2

PLAZA ARCADE

HAY

STR

EE

T M

ALL

ACTIVATED LANE SCOPE SHOWN HATCHED IN ORANGE

PROPOSED ANCHOR TENANT

LANE WAY

19125

1854

0



ISSUE

B

Passive Designation

• Frontages not completely

blank but not very active

• Heritage distressed

brickwork with high level

‘theatre art’

• Urban landscaping

Inactive Designation

• Inactive frontage applies to

blank walls, service doors

and fire escapes

Public Domain Upgrade

• Establish sun/rain screen canopy as an additional connection linking Hay and Murray Street Malls

• Improve public domain by encouraging Laneway activation with active shopfront windows, active street furniture (cafe parklet

stools + tables) new way-finding signage, urban landscaping, special paving nodes, and interactive media mesh screen

• Long Term fine grain - encourage tenant to contribute to laneway activation with their retail design

Active Designation

• Active frontages retail or

hospitality activities built to

the laneway edge (tenant

encouraged to activate

shopfronts to laneway -

glazed facade, entrances,

windows giving direct

connection)

• Street furniture (cafe-stools

+ tables)

• Interactive art - (media

mesh screens, etc)

PLANNING STRATEGY DA12

P L A Z A A R C A D E

L A N E W A Y

THRULONDON COURT

TO

FOR

RE

ST

PLA

CE

TO

CE

NTR

AL

PAR

K

TO

BA

RR

AC

K

STR

EE

T

TO

BA

RR

AC

K

STR

EE

T

HAY

STR

EE

T M

ALL

MU

RR

AY S

TRE

ET

MA

LL

NODE

NODENODE

18765

19215

3040

3940

6000

34905

36805

2970

600

1147

1147

600

LEGEND

POD CAFE

5 4

3

12

2 2

13 1313 12 11

916

10

1

6

8

1. New ‘Media Mesh’ sculptural screen wall to activate ‘end of lane’ foreshortening Laneway and concealing

existing building services and BOH areas.

2. Existing services and air-conditioning units to be removed to activated Laneway. Brickwork to be

enhanced with distressing - render to be removed.

3. Public domain upgrade - Lightweight 1500mm wide rain/sun screen canopy to extend along length of the

activated Laneway to provide pedestrian protection.

4. Tree recessed into stair alcove with espaliered branches extending up through the articulated canopy

blending organic natural forms into the urban landscape.

5. New pop up cafe window in Laneway with outdoor pod parklet stools and tables, exact location and size

subject to leasing

6. Glazed shop-fronts and picture windows encouraged to activate Laneway.

7. Glazed anchor tenant shop-fronts extended into Laneway.

8. Fire Booster Cupboards (vertical installation) located in Laneway rather than on Murray Street facade.

(Subject to DFES approval).

9. Lane landmark statement at entry to Laneway.

10. Counterweight vertical lift screen (min. 40% open) with egress gate for after hours closure of the

Laneway. In accordance with safety in Design principles.

11. Sculptural recycled timber rail buffer in lieu of Armco barrier.

12. ‘Art Theatre’ Artwork - 3D wall sculptures, interactive art and light sculptures.

13. Create active nodes with paving and lighting upgrades.

14. Existing opening to be bricked up - as shown.

15. Maxline 340 wall cladding colour ‘Monument’

16. Removable bollard to Laneway entry

17. Fresh air intake grilles in accordance with AS1668.2, Exact position & size to be determined



ISSUE

BGROUND FLOOR PLAN DA21

0 4 12 20

EXTENT OF AREA TO BE ALTERED

EXISTING PLAZA ARCADE

LANEWAY CANOPY SHOWN BELOWLANEWAY ENTRY STATE-MENT SHOWN BELOW

CA

NO

PY

SH

OW

N A

BO

VE



ISSUE

BFIRST FLOOR PLAN DA22

0 4 12 20

12890

10045

8720

828018775

18765

3040

19215

600

600

46540

EXISTING


LANEWAY CANOPY SHOWN BELOW

LANEWAY ENTRY STATE-MENT SHOWN BELOW

CA

NO

PY

SH

OW

N A

BO

VE



ISSUE

BSECOND FLOOR PLAN DA23

0 4 12 20


24765

14215

1800

2750

153159450

19215

251 m²

31 m²

49 m²

3040

SCREEN OVER

PLANT

SM

OK

E

LO

BB

Y

EXISTING

STAIRCASE

1. New ‘Media Mesh’ sculptural screen wall to activate ‘end of lane’ foreshortening Laneway

and concealing existing building services and BOH areas.

2. Existing services and air-conditioning units to be removed to activated Laneway. Brickwork

to be enhanced with distressing - render to be removed.

3. Public domain upgrade - Lightweight 1500mm wide rain/sun screen canopy to extend along

length of the activated Laneway to provide pedestrian protection.

4. Tree recessed into stair alcove with espaliered branches extending up through the

articulated canopy blending organic natural forms into the urban landscape.

5. New pop up cafe window in Laneway with outdoor pod parklet stools and tables, exact

location and size subject to leasing

6. Glazed shop-fronts and picture windows encouraged to activate Laneway.

7. Glazed anchor tenant shop-fronts extended into Laneway.

8. Fire Booster Cupboards (vertical installation) located in Laneway rather than on Murray

Street facade. (Subject to DFES approval).

9. Lane landmark statement at entry to Laneway.

10. Counterweight vertical lift screen (min. 40% open) with egress gate for after hours closure of

the Laneway. In accordance with safety in Design principles.

11. Sculptural recycled timber rail buffer in lieu of Armco barrier.

12. ‘Art Theatre’ Artwork - 3D wall sculptures, interactive art and light sculptures.

13. Create active nodes with paving and lighting upgrades.

14. Existing openings to be bricked up - as shown.

15. Maxline 340 wall cladding colour ‘Monument’

16. Removable bollard to Laneway entry

17. Grilles in accordance with AS1668.2, Exact position & size to be determined

LEGEND



ISSUE

B

4100

2400

1500

LANEWAY ELEVATION DA31

COFFEE 50

9046

90

1475

0

690

4100

TOP OF WALL

STORE LEVEL

LEVEL 1

GROUND LEVEL

1

15

6 7

16

10

14

11

12

22

17

17

9

8

5

4

3

3

12Existing A/C Units

DISTRESSED BRICKWORK

0 4 12 20



ISSUE

B

5090

4690

1400

0

690

TOP OF WALL

STORE LEVEL

LEVEL 1

GROUND LEVEL

WESTERN ELEVATION DA32

0 4 12 20

EXISTING WALL

NEW MAXLINE 340 WALL CLADDING COLOUR MONUMENT



ISSUE

BHAY STREET ELEVATION DA33

AZALP

PLAZA ARCADE SITE: 650-658 HAY STREETEXISTING FACADE TO REMAIN “AS IS” NO WORKS

PROPOSED ON THE FACADE

Proposed Tenant Signage

Existing Plaza Sign

Proposed Anchor Tenant sign projecting vertically

0 4 12 20



ISSUE

BMURRAY STREET ELEVATION DA34

1475

0

TOP OF WALLRL. 27810

5090

4690

STORE LEVEL

LEVEL 1

RL. 22840

RL. 18150

0 4 12 20

PLAZA ARCADE SITE: 650-658 HAY STREETPROPOSED FACADE AND PROPOSED ANCHOR

TENANT + BUILDING SIGNAGE

LANEWAY ACTIVATION CANOPY + LANDMARK

ENTRY STATEMENT

PLAZA ARCADE SIGNAGE



ISSUE

BMURRAY STREET ELEVATION DA35



ISSUE

B

600

4350

4420

750

3775

RL 12980

RL 18150

RL 17480

RL 18840

RL 14375

NEW TENANT

ANCHOR STORAGE

14750

5170

820

600

3400

600

4090

NEW OFFICE/STORE

35.0

0°

PLANT

DECK

SCREEN

TENANT

ANCHOR STORE

TENANT

ANCHOR STORE

RL. 22840

EXISTING

27730

4690

SECTION DA41

0 4 12 20

PLAZA ARCADE - ANCHOR TENANT + LANEWAY ACTIVATIONProject 12506 | April 2016


ISSUE

New ‘Media Mesh’ sculptural

screen wall to activate

‘end of lane’ foreshortening Laneway and concealing

existing building services and BOH areas

Lightweight rain and sun

screen canopy to extend along

length activated lane to provide

pedestrian protection

‘Art Theatre’ Artwork - 3D wall

sculptures, interactive art and

light sculptures

COFFEE 50

9046

90

1475

0

690

4100

TOP OF WALL

STORE LEVEL

LEVEL 1

GROUND LEVEL

5090

4690

1475

0

690

4100

TOP OF WALL

STORE LEVEL

LEVEL 1

GROUND LEVEL

LANEWAY INSPIRATION DA51

p e d e s t r i a n o r i e n t a t i o n p u b l i c d o m a i n

l o w m a i n t e n a n c e

p u b l i c a r t

p u b l i c d o m a i n

u p g r a d e

Brickwork to be enhanced

with distressing - render to be

removed.




ISSUE



light sculptures

Create active nodes with paving

and lighting upgrades


w a y f i n d i n g a n d c o n n e c t i v i t y

e n c o u r g a g e a c t i v a t i o n

a n d n e w o p p o r t u n i t i e s

p l a c e m a k i n g

u n i q u e l a n g u a g e a n d i d e n t i t y

5090

4690

1475

0

690

4100

TOP OF WALL

STORE LEVEL

LEVEL 1

GROUND LEVEL

COFFEE 50

9046

90

1475

0

690

4100

TOP OF WALL

STORE LEVEL

LEVEL 1

GROUND LEVEL




ISSUE


New pop up

cafe window in

Laneway with

outdoor parklet

pod stools and

tables

Bring new life and new interest.

Improve connectivity new uses

can co-exist.

Vitality, visibility and diversity

create diverse ecosystems

i n t e r p l a y o f d e t a i l

s h a d e s t e x t u r e l i g h t e f f e c t s

s u s t a i n a b l e

u r b a n f a b r i c

5090

4690

1475

0

690

4100

TOP OF WALL

STORE LEVEL

LEVEL 1

GROUND LEVEL

COFFEE 50

9046

90

1475

0

690

4100

TOP OF WALL

STORE LEVEL

LEVEL 1

GROUND LEVEL




ISSUE


Tree recessed into stair alcove

with espaliered branches

extending up through the

articulated canopy blending

organic natural forms into the

urban landscape

Creative

active nodes

with paving

+ lighting

upgrades

Outdoor parklet pod stools and

tables

‘Art Theatre’

Artwork - 3D

wall sculptures,

interactive

art and light

sculptures

u r b a n l a n d s c a p i n g

c o l o u r

u r b a n l a y e r i n g

p a t i n a

5090

4690

1475

0

690

4100

TOP OF WALL

STORE LEVEL

LEVEL 1

GROUND LEVEL

COFFEE 50

9046

90

1475

0

690

4100

TOP OF WALL

STORE LEVEL

LEVEL 1

GROUND LEVEL




ISSUE


Existing services and

airconditioning units to be

removed to activated lane.

Brickwork to be enhanced

with distressing - render to be

removed.

Lightweight

1800mm rain/sun

screen canopy

to extend along

the length of the

activated Laneway

to provide

pedestrian

protection



light sculptures

h u m a n s c a l e

p u b l i c s p a c e

b r i n g n e w l i f e a n d i n t e r e s t

5090

4690

1475

0

690

4100

TOP OF WALL

STORE LEVEL

LEVEL 1

GROUND LEVEL

COFFEE 50

9046

90

1475

0

690

4100

TOP OF WALL

STORE LEVEL

LEVEL 1

GROUND LEVEL




ISSUE


Glazed anchor tenant shop-

fronts encouraged to extend into

Laneway

Laneway

landmark

statement

at entry to

Laneway

w a y f i n d i n ga n d c o n n e c t i v i t y

p l a c e m a k i n g

p u b l i c d o m a i n u p g r a d e

Lightweight rain and sun

screen canopy to extend along

length activated lane to provide

pedestrian protection

s h a d e s t e x t u r e l i g h t e f f e c t s

5090

4690

1475

0

690

4100

TOP OF WALL

STORE LEVEL

LEVEL 1

GROUND LEVEL

COFFEE 50

9046

90

1475

0

690

4100

TOP OF WALL

STORE LEVEL

LEVEL 1

GROUND LEVEL


C O N N E C T

C O N N E C T

C O N N E C T

( M a y p r o c e e d P r e - S t a g e 1 )( S u b j e c t t o E a s e m e n t T r a n s f e r a n d L e a s e A g r e e m e n t s )

S T A G E 1 - L A N E A C T I V A T I O N

S T A G E 2 - L A N E / A R C A D E E A S E M E N T R E L O C A T I O N





A N C H O RT E N A N T



A C T I V A T E D L A N E



THRU HAY STREET MALL



MURRAY STREET MALL

MURRAY STREET MALL

MURRAY STREET MALL



ISSUE

BSTAGING DA13City of Perth LDAP - DAP 2016/5148 - RAR / Attachment 3

C O N N E C T

C O N N E C T

( M a y p r o c e e d P r e - S t a g e 1 )( S u b j e c t t o E a s e m e n t T r a n s f e r a n d L e a s e A g r e e m e n t s )


S T A G E 2 - L A N E / A R C A D E E A S E M E N T R E L O C A T I O N









MURRAY STREET MALL

MURRAY STREET MALL



ISSUE

BSTAGING DA13City of Perth LDAP - DAP 2016/5148 - RAR / Attachment 3

city of perth local development assessment panel … daps/city...... hay street mall, perth...

Documents