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AGENDA ITEM 3.1

11 June 2015

Officer: Anita Allen Development Division Department of Planning, Transport & Infrastructure

TABLE OF CONTENTS

PLANNING REPORT

AGENDA REPORT

DEVELOPMENT PLAN PROVISIONS

APPENDIX 1.DEVELOPMENT PLAN PROVISIONS

APPENDIX 2. CT REFERENCES

APPENDIX 3. WASTE MANAGEMENT DETAILS

ATTACHMENTS

ATTACHMENT A - LOCALITY MAP, ZONE MAP & SITE PHOTOS

ATTACHMENT B – FORMS AND CERTIFICATES OF TITLE

ATTACHMENT C - APPLICATION PLANS

ATTACHMENT D - APPLICATION CONSULTANT REPORTS

Planning report

Shadow Diagrams

Traffic Impact Statement and letters – GTA Consultants

Landscape plans

Environmental Noise Assessment (December 2014) Sonus and supplementary

information

Ecologically Sustainable Design Report (December 2014) BESTEC

Waste report by Rawtec (December 2014) and supplementary email

Desktop Wind Assessment Report (December 2014) Mlei in association with

DARENGINEER

Heritage Impact Statement – 88 O’Connell Street (Hosking Willis Architecture)

December 2014

Letter Mlei Stormwater Management Advice (17 December 2014)

Aeronautical Impact Assessment (December 2014) Ambidji

Site History Report (12 December 2007) Connell Wagner Pty Ltd

ATTACHMENT E - GOVERNMENT ARCHITECT COMMENTS

ATTACHMENT F – HERITAGE COMMENTS

ATTACHMENT G – REPRESENTATIONS

ATTACHMENT H – APPLICANT RESPONSE TO REPRESENTATIONS

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IMDAC AGENDA ITEM: 3.1

Application No: 020/A003/15 KNET Reference: 2015/01541/01 (#9298393) Applicant: The Makris Group. C/ - Intro (Australasia) Pty Ltd Proposal: The construction of a mixed use development comprising

commercial, residential apartments, hotel and retail uses within a

number of buildings, three basement levels of car parking, a

central public realm and associated landscaping and car parking Subject Land: 88 O’Connell Street, North Adelaide Relevant Authority: Inner Metropolitan Development Assessment Committee of the

Development Assessment Commission

Role of the Commission: Schedule 10 section 4B A(1) of the Development Regulations

2008: Development that exceeds $10m in the City of Adelaide

Zone / Policy Area: Main Street (O’Connell) Zone

Categorisation: Merit

Notification: Category 2

Council: Adelaide City Council

Development Plan: Adelaide (City) Development Plan, consolidated 30 October 2014

Statutory Referral

Agencies:

Government Architect, DEWNR (State Heritage)

Officers Report: Anita Allen

Recommendation: Approval subject to conditions and reserve matters

EXECUTIVE SUMMARY

The applicant seeks approval for the construction of a large mixed use development

fronting O’Connell Street, Tynte Street and Archer Street in North Adelaide (known as the

LeCornu site).

The site is a key site within the North Adelaide context on the Corner of O’Connell Street,

and Tynte Street (the original main street). The proposal provides a land use mix that is

consistent with the Main Street (O’Connell) Zone and which will add to the vibrancy and

economic opportunities within the main street. The focus on ground floor retail and food

and beverage will assist in the activation of the O’Connell Street, as well as bringing

people into the internal piazza, which provides a unique experience with regards to

outdoor dining and recreation.

The site is a catalyst site at over 7,500 square metres in size. The catalyst site policies

envisage development of a scale and intensity that is greater than its surroundings,

provided that the interface with the adjacent North Adelaide Historic (Conservation) Zone

can be managed. While it is acknowledged that the proposal includes elements that are

taller than what is generally anticipated in the North Adelaide context, the distribution of

mass across the site has assisted at managing the impacts with the North Adelaide

Historic (Conservation) Zone.

The grain and rhythm of the proposed development along O’Connell Street is reflective of

the typical North Adelaide streetscape of narrow shop fronts. The proposed development

also reinforces the corners through land use, materiality and built form.

A consistent podium form is expressed on the three main frontages of O’Connell, Tynte

and Archer, with the exception of Building F on the corner of Tynte and O’Connell. The

applicant intends that Building F is a landmark building for the site and precinct that

provides a contemporary interpretation and juxtaposition to the existing heritage

buildings, such as the Oxford Hotel. The circular form is integral to the overall design

approach. While the building does not have a podium form, the architectural expression

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to the base, suggests an articulation consistent with the streetscape character and typical

built form of North Adelaide.

Importantly, the proposal has the general support of the Government Architect and of

the Department of Environment and Natural Resources.

The overall complexity of this project has led to some matters being recommended as

reserve matters to provide certainty to the Commission about the detailed resolution of a

number of elements that will naturally evolve through the documentation phase and

design development ready for assessment against the building rules and final

development approval. It is recommended that these reserve matters be considered in

consultation with the Government Architect and Department of Environment and Natural

Resources.

It is recommended that the proposed amendments be granted planning consent.

ASSESSMENT REPORT

1. BACKGROUND

1.1 Strategic context

In March 2012, the Minister for Planning rezoned land along O’Connell Street to increase

building heights and provide additional development opportunities that would help

enliven this main street precinct. As part of this initiative, catalyst site policies were

introduced that provide for a more performance based planning approach and place a

stronger emphasis on the overall planning and design merit of an individual proposal. In

particular, the policies place an emphasis on design quality, interface relationships and

remove prescriptive requirements around height and setbacks.

The subject site, well known as the LeCornu site, has been vacant for some time and was

included in the rezoning process. The catalyist site policies apply to the site, which is

over 7500 square metres.

1.2 Major Development Declaration

The Makris site was subject to a Major Development Declaration, and the proponent has

approval to establish a 6-level mixed use development. The Major Development

Declaration has now been revoked and therefore this approval is no longer operational.

1.3 Pre-lodgement Process

The proponent entered the pre-lodgement process in April 2013 and completed three

design review panel sessions and a number of design workshops. The overall

configuration of the site was significantly altered through this process, with a natural

evolution of the design detail.

In December 2014, the Makris group voluntarily undertook a period of pre-lodgement

public consultation on the proposal. During the consultation process, 170 written

submissions were received. Some of the issues raised by the community included the

overall height of the proposal, traffic, appearance, overlooking, overshadowing, impact

on the North Adelaide Character and context; and sustainability of the development.

Prior to finalising the pre-lodgement process, the applicant chose to lodge a formal

development application with the Commission. The lodged plans are substantially

different from those that were considered by the Design Review and Prelodgement

Panels. The Government Architect therefore undertook a design review session after the

application was lodged to inform the statutory referral advice that has now been provided

to the Commission.

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2. DESCRIPTION OF PROPOSAL

The proposal includes a number of separate buildings fronting O’Connell Street, Tynte

Street, Archer Street and Centenary Street in North Adelaide. The buildings vary in

height from 11.6m to 58.17m, with the tallest building element (Building F) located on

the corner of Tynte Street and O’Connell Street. The buildings will contain a mix of land

uses, including commercial, residential apartments, hotel and retail uses surrounding a

central public realm.

Car parking is located within three basement levels. The central public realm is designed

to connect ground floor retail tenancies, residential tower, hotel and office towers.

O’Connell Street

Description of Proposal

Land use Commercial, residential apartments, hotel and retail uses surrounding a

central public realm.

Building

height

Building Metres

A – retail and office 12.4

B - Centenary Apartments retail & office 16.5

C - Retail and Office 11.2

D - Podium retail (Archer Street 11.6

E - Podium retail 11.4

F - O’Connell Apartments 58.2

G - Archer Apartments East Wing 28.1 and 41.6

H - Hotel 36.2

The maximum AHD height is 106.95 metres which does not penetrate the

Obstacle Limitations Surface. Note: height has been measured from the

Piazza RL of 48.75m AHD.

Description

of levels

Building A – Retail and office

Floors Levels Description

Ground 1 Food / beverage and retail

01A 2 Office (with a double height space)

01B 3 Roof garden

Building B – Centenary apartments, retail and office

Ground 1 Car park exit, infrastructure and lobby

01A 2 Office facing Tynte and 5 studio apartments (approx 38.4m2) facing Centenary Street

01B 3 5 two bedroom apartments (one over 3 floors) and 3 studio apartments, roof garden

02 4 One 3 bedroom, 3 two bedroom apartments and 2 studio apartments

03 5 Upper level to 1 apartment

Figure 1: Building layout

The buildings are described in

more detail below and are titled A-G for ease of reference.

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Building C – Food and beverage and office

Ground 1 Substation, switch room facing Centenary Street. Food and beverage and retail facing the internal mall.

01A Void

01B 2 Office (part)

02 3 Roof garden

Building D – Podium retail

Ground 1 Small part of the signature retail (facing Archer Street and O’Connell Street)

Building E – Retail and office

Ground 1 Retail

01A Void

01B 2 Office (part)

02 3 Roof garden (part)

Building F – O’Connell apartments

Ground 1 Food and beverage, retail and residential lobby

01A Void

01B 2 Office

02 - 10 3 -11 4 two bedroom apartments and 2 one bedroom apartments

11 -14 12 - 15 4 three bedroom apartments

15 16 Top floor of a 3 level apartment

Roof Plan

17 Plant and landscaped recreation area

Building G - Apartments

Ground 1 Loading dock, car park entry facing Centenary Street

Food and beverage and retail facing the internal mall

Office lobby facing Archer Street

01A Void

01B 2 Office

02 3 4 two bedroom apartments and 2 one bedroom apartments, roof garden

03 - 06 4 - 7 5 two bedroom apartments and 2 one bedroom apartments

07 - 10 8 2 two bedroom apartments and roof garden

Building H - Hotel

Ground 1 Signature retail and retail facing internal mall

01A Void

01B 2 Hotel administration

02 3 Roof garden and hotel business centre and plant room

03 4 Hotel (including gym and pool)

04- 08 5 - 9 Hotel rooms

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Site Access

and

Parking

A total of 209 bicycle parks (185 bicycle parks spread without the car

park and 24 spaces in the public realm).

Three levels of basement parking (441 car parks)

- Level B1 - 133 spaces for residential uses

- Level B2 - 146 spaces for residential uses

- Level B3 - 162 spaces for residential / office / hotel uses

General vehicle entry from Archer Street and exit via Centenary Street.

Waste and loading is via the loading dock on Centenary Street. Loading

for smaller retail outlets is via on-street loading.

Staging The proposal will be completed in one stage.

3. DESCRIPTION OF THE SITE AND LOCALITY

The subject site contains a number of titles as described in APPENDIX 2:

The site comprises a complete block and is bordered by O’Connell Street to the west,

Tynte Street to the north, Centenary Street to the east and Archer Street to the

south and is approximately 7,500m2 in area. The land is reasonably flat with only a

slight level difference. The site has a high public profile, having remained vacant land

for many years despite several previous proposals for its redevelopment.

O’Connell Street is an established ‘high street’ and a key route between the city and

the northern suburbs (25,000 vehicles a day). The site sits at the retail heart of

O’Connell Street and North Adelaide and is adjacent to the North Adelaide Village

shopping complex. O’Connell Street has a traditional main street feel with built to

boundary active frontages including retail, restaurants, cafes and commercial services

in predominately two storey buildings and a well established avenue of plane trees.

To the east, the side streets are largely residential characterised by one and two

storey buildings, located in an historic conservation zone. There are a number of

State and Local heritage listed properties in the vicinity of the site including the State

heritage listed Archer Hotel on the opposite southern corner of the Archer St-

O’Connell Street intersection and the Oxford Hotel on the north western corner of

Tynte Street. Centenary Street is narrow one-way street running north-south. There

is a Local heritage listed church (St Andrews) opposite the site at the intersection of

Archer and Centenary Streets.

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4. STATUTORY REFERRAL BODY COMMENTS

Referral responses are contained in the ATTACHMENT E and F.

Government Architect

The Government Architect is a mandatory referral in accordance with Schedule 8 of the

Development Regulations 2008. The Commission must have regard to this advice.

The Government Architect acknowledges the location of the site and that a development

of this size will be a significant contrast to surroundings, therefore development of this

intensity must be sensitive to the scale, diversity and character of the current context.

The Government Architects is supportive of the ambition of the proposed development

and the mix of uses with retail to O’Connell Street, residential above and car parking

underground, the overall height and massing, and specifically the rationale to locate

significant height away from existing residential areas.

While overall support is given, there are elements identified for further design

development. These will be discussed in detail in the body of the report but are

summarised as:

Details of the refinement to the architectural expression of the base of the circular

tower building, to achieve a consistent and clear expression for the whole

building, to a satisfactory level of resolution.

Refinement of the transition of the tower with the podium buildings adjacent, to

achieve better integration between the tower and podium building, to a

satisfactory level of resolution.

Details of the operable facade design and material treatments for the residential

tower building, to a satisfactory level of resolution.

Refinement of the scale and proportions of the southern entry to the plaza, to

achieve a contextual response to the North Adelaide streetscape.

Provision of an alternate layout for the O’Connell Street tenancy, indicating the

potential for future adaptability and to maintain an active frontage to the street

edge.

Details of design and materials for the shading structures within the central plaza,

to a satisfactory level of resolution.

Details of the material selection.

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Department of Environment, Water and Natural Resources (DEWNR)

The Department is a mandatory referral in accordance with Schedule 8 of the

Development Regulations 2008 due to the proximity of the site to the following three

State heritage places:

Archer (former Huntsman) Hotel, 56-60 O'Connell Street

Oxford Hotel & National Australia Bank North Adelaide Branch, 101-109 O’Connell

Street,

Blind Welfare Institute (former Wesleyan Methodist Church Hall), 84 Archer Street

DEWNR concur generally with the analysis of impacts on the heritage values of the three

State heritage places in the Heritage Impact Statement by Hosking Willis Architecture

(provided in Attachment D). However, a number of additional observations have been

made:

Archer Hotel

The interrelationship with the Archer Hotel is generally supported. A condition of

approval is recommended to ensure the visual qualities realised for Building D provide

an appropriate visual relationship to the Archer Hotel.

Oxford Hotel and National Australia Bank

The visual relationship of the new development with this State heritage place is less

direct than with the Archer Hotel (being located on the diagonally opposite corner of a

main intersection) the O’Connell Street/Tynte Street corner, however this is an

important intersection. The lodged plans do not address the strong built form edge to

the street that is predominant in North Adelaide.

It is recommended that prior to the granting of Development Plan consent, the

external form and footprint of Building F at its lower levels is amended to better

respond to the setting of the State heritage place.

Post consultation amendments

Following the statutory notification period and referral to Government Agencies, the

applicant made a number of changes to the proposal, including:

A horizontal canopy has substituted the original undulating canopy which

improves the relationship of the building to the streetscape.

Relocating the wholefood store away from O’Connell Street and replacing it with

smaller retail tenancies.

Review of the base of Building F to improve the streetscape response and clarify

the overall architectural expression. This also positively addresses the relationship

to the Oxford Hotel State Heritage Building.

Subsequently, further advice was provided by DEWNR that lends greater support to the

design of Building F.

The updated advice is provided in Attachment F.

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5. TECHNICAL ADVICE

Adelaide City Council

While no statutory referral to Adelaide City Council is required, advice was sought from

Council’s Administration regarding technical matters.

Council administration has raised some concerns relating to the loading areas,

configuration of the car park, bicycle parking, potential traffic hazards on Centenary

Street, pedestrian safety with a newly created desire line on O’Connell Street. These

matters will be considered in the assessment section of the report.

It is also noted that Council made a submission during the Category 2 notification

process, however as they are not adjoining owners the submission cannot be received as

a representation. Nonetheless, matters raised have been covered in the notification

section of this report and in the relevant sections of the assessment.

6. PUBLIC NOTIFICATION

The application is a Category 2 form of development. During the notification period, 6

representations were received with only one received from owners/occupiers of adjacent

land pursuant to the definition within the Development Act, 1993.

All submissions are provided in ATTACHMENT G.

Name Affected property Adjacent

owner

Wish to be

Heard (Yes/No)

Jane Hamilton

St Andrews Church

92-98 Archer Street, North

Adelaide

Yes Yes

Dr Sharon Mosler 4A/39 Jeffcott Street, Adelaide No Does not specify

Rachel Sanderson MP Member for Adelaide

84 Prospect Road, SA 5082

No Does not specify

North Adelaide

Society Inc

PO Box 60, North Adelaide No Does not specify

Adelaide City Council

(accompanying URPS

report)

Town Hall, Adelaide No Yes (David Chick,

General Manager,

City Planning and

Design)

Joe Calabria 52-60 O’Connell Street, North

Adelaide

Yes but

representat

ion

received

out of time

Supports and

does not want to

be heard

The submission received from the adjacent owner raised concerns around traffic as well

as noise likely to be generated through construction. In particular concerns were raised

about the location of loading bay and pedestrian safety; overlap of kerb with parked

cars; traffic congestion as a result of trucks waiting to enter the loading bay; noise from

trucks reversing beepers and waste trucks; uncertainty on how waste trucks will use the

loading bay. In addition, one late submission was received from an adjacent owner that

offered support.

Comments raised by those outside of the notification area are summarised as follows:

Concerned over the height of some of the buildings - with Building F being twice

as high as the previous approval.

Concerned about the potential for overlooking.

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Questions the accuracy of the overshadowing to Centenary St residents.

Queries the building cladding – noting that Building F might be a shiny gold

cladding and impacts of sunlight reflection.

No provision for affordable housing.

Concerns over traffic management with the increase in traffic movements and the

additional waste vehicle and impacts on adjoining local streets (recommend a slip

lane to Centenary Street).

Noise from trucks in the loading bay – seeking clarity on how noise will be

managed (i.e minimising the need for vehicles to reverse).

Impacts on pedestrian safety to the interaction of Archer Street and O’Connell

Street and also the desire line to cross the street in front of the entrance (and not

at the lights).

Concealment and entrapment areas on site resulting in potential for crime related

issues.

Questions the broader policy issues and that the Category 2 is not adequate for a

development of this scale.

Considers the assessment that the catalyst site provisions prevail over all other

provisions is flawed and more consideration is required of other important

principles in the Development Plan.

Proposal has a function similar to uses expected in a District Centre Zone (in

terms of operation, trading) and is fundamentally at odds with the current

characteristics of the Main Street Zone and its interface with the North Adelaide

Historic (Conservation) Zone

The proposal will affect the North Adelaide public infrastructure capacity. There is

no evidence that this has been investigated or addressed.

Disagree with the heritage advice and the proposal will impact significantly on the

heritage amenity of the area. The Adelaide City Council submission raises the following matters:

Council supports the redevelopment of the site and recognises the importance of the

site and the opportunities provided by a medium to high scale mixed use development

on the site.

Council engaged an independent consultant URPS to review the proposal and forms

part of the submission. The report identified a number of aspect relating to built form

and heritage, traffic and parking, overshadowing, privacy and wind impacts, crime

prevention and safety and landscaping that are at odds with the Development Plan

and should be resolved prior to the granting of Development Plan consent. Council

requested that the issues raised in pages 4 and 5 and 6 of the URPS report be

specifically drawn to your attention.

Council also under took its own community consultation – a summary is found on

pages 11 and 12 of the URPS report.

Key matters raised, include:

The proposal fails to adequately respond to the context of the locality and should

meet PDC 9 that requires built form, massing and frontage proportions consistent

with Zone’s traditional commercial architecture.

Building F (north west corner of the site) does not provide a strong built edge to

O’Connell Street and should address the inconsistent verandah form of this

proposed building that is seriously at odds with the verandahs along O’Connell

Street. A strong built form should be provided to the street frontage providing a

podium with upper level setbacks.

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Serious concerns with respect to traffic matters, in particular: the location of the

car park ingress on Archer Street opposite the existing Archer St Hotel and

National Pharmacies car park within close proximity to the intersection; and the

orientation of the proposed ground level pedestrian access below building H which

is directly opposite the North Adelaide Village and creates a potential pedestrian

hazard and ‘jay walking zone’ and the potential safety issues.

Insufficient information has been provided with regards to overshadowing, privacy

and wind on the locality.

Crime prevention and safety matters have not been adequately resolved with a

number of potential locations for concealment and entrapment.

The proposed landscaping includes vegetation that is not endemic to North

Adelaide and should be reconsidered.

Applicant’s response

The applicant’s response is provided in the ATTACHMENT H.

The applicant has responded to the submissions made and also made some amendments

to the proposal, as outlined in the proposal section. Key responses made in the applicant

response are as follows:

Building height: catalyst sites do no prescribe a maximum building height for the

land, rather the provisions require management of the interface with North

Adelaide (Historic) Conservation Zone.

Overlooking: The proposed development has been sensitively designed to

minimise impacts on the adjoining Zone. The majority of residential dwellings are

located some distance from the zone interface. Where the proposed buildings are

located adjacent to Centenary Street at the interface with the adjoining zone, the

dwellings have been designed to minimise casual overlooking. The proposed

development achieves a balance between the protection of adjoining residents

from overlooking and the ultimate interior resident amenity of the east facing

apartments.

Overshadowing: meets the development plan criteria. Loading dock: The loading

dock has been positioned to minimise the impact on the adjacent through roads

(Archer, Tynte and O’Connell).

Loading: The loading dock is in a similar position (and configuration) as previously

approved for the site (in the previous Development Plan Consent). The location of

the loading dock has been informed by considered traffic, transport and urban

design advice.

Truck noise: The proposed loading dock is completely enclosed to minimise

deleterious impacts on the surrounding locality. Loading will only occur within

specified hours.

Insufficient parking: the proposal exceeds the minimum statutory requirement for

car parking spaces.

Wind impacts: A Wind Impact Statement was provided.

Recessed areas: The ground floor plan has been amended to remove the recessed

areas which have the potential to create an area for entrapment.

7. POLICY OVERVIEW

Main Street (O’Connell) Zone

The subject site is located within the Main Street (O’Connell) Zone (Development Plan

consolidated on 30 October 2014, as amended by Section 29 amendment dated 20

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November 2014). The site is directly adjacent the North Adelaide Historic (Conservation)

Zone.

The desired character for the zone encourages a main focus for retailing; tourist

accommodation; restaurants and cafés; and commercial, community and

entertainment activities in North Adelaide and the surrounding suburbs. Medium to

high scale residential development is desirable in areas south of Tynte Street,

particularly at upper levels with active uses on lower levels.

The site is a Catalyst Site (exceeds 1500 square metres in site area). Catalyst sites

provide opportunities for integrated developments on large sites to assist in the

transformation of a locality. Such developments will facilitate an increase in the

residential population of the City, while also activating the public realm and creating a

vibrant main street feel and a range of land uses. Developments on catalyst sites will

exemplify quality and contemporary design that is generally greater in intensity than its

surroundings.

It is desired that development complement the existing linear shopping pattern, the

traditional main street character and amenity. The zone generally envisages

development up to 22 metres south of Tynte Street, and 14 metres north of Tynte

Street although the policies envisage a higher built form proximate to the North

Adelaide Village and on catalyst sites. The subject land is south of Tynte Street and

adjacent the North Adelaide Village.

The site is adjacent to the North Adelaide Historic (Conservation) Zone and therefore

the proposal is required to have particular regard to massing, proportion,

overshadowing, traffic and noise related impacts on the residential amenity of

adjacent landowners.

Interface considerations are fundamental in the assessment of the application.

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8. PLANNING ASSESSMENT

The relevant provisions of the Development Plan are provided in APPENDIX 1 at the

conclusion of this report.

Land use mix

The Desired Character Statement for the Main Street (O’Connell) Zone anticipates a

range of retail, commercial, entertainment and community activities, restaurants, cafes

and tourist accommodation. This is reinforced by Objective 1 and Principle of

Development Control (PDC) 1, which specifically envisage all of the land use elements

proposed as part of the development, including:

Dwellings

Offices

Restaurants

Residential flat buildings

Shop or group of shops

Tourist accommodation

Importantly, the Desired Character Statement also anticipates:

Uses that generate a high frequency of pedestrian activity and activate the street such as shops, restaurants and cafés will be located on the ground floor. Active street frontages will

be promoted through a high proportion of display windows and frequent pedestrian entrances. The mix of complementary land uses will extend activity into the evening to enhance the vibrancy and safety of the area and provide visual interest after hours, including by having no external shutters. Residential development above ground level is

envisaged.

Further, for catalyst sites (sites greater than 1500 square metres), the Desired Character

Statement also envisages a range of land uses to increase the economic activity, extend

use of the site throughout the entire day and provide an active public realm.

Higher density living is specifically identified as desirable on integrated development sites

and land south of Tynte Street (including the subject site) and also the North Adelaide

Village, while medium scale development is desirable elsewhere.

In summary, the diversity of uses—residential apartments, hotel, commercial offices,

retail, food and beverage and a wholefood type market—will contribute to the vibrancy of

the main street, are consistent with the land use mix envisaged in the Main Street

(O’Connell) Zone and are therefore supported.

Street Activation

The Main Street (O’Connell) Zone includes specific policies around activation, which

relates to land use and the design relationship of the proposal to the street:

15 In relation to the land area bound by O’Connell, Tynte, Archer and Centenary streets,

development should: (a) ensure that the frontage to O’Connell Street is the most active frontage by having multiple shops, restaurants and the like opening up to, and having a high level of interaction with, pedestrian activity along the O’Connell Street footpath area; (b) not unreasonably detract from the high quality residential amenity of the residential

area east of Centenary Street; and (c) incorporate an east-west pedestrian link through the land area.

As discussed above, the land use mix is likely to generate a high level of activity within

the precinct, with the proposal providing opportunities for evening and day time

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activities. The land use mix at street level provides active street frontages with a high

proportion of display windows and frequent pedestrian entrances.

Recent amendments to the ground floor plan replaced the wholefoods tenancy with

smaller tenancies along O’Connell Street. This improves the relationship of the

development to O’Connell Street with smaller tenancies better complementing the

rhythm and scale of the main street. In addition the wholefoods store will now be more

closely located to the loading areas, which will have benefits in terms of the overall

function of the development.

These changes have in part been made in response to the advice of the Government

Architect:

Currently the scheme proposes an active edge to O’Connell Street, however I am

concerned that a significant length of the frontage is the result of a particular

tenancy. I recommend demonstration of an alternate configuration that can

ensure the successful future adaptability of the tenancy.

With regards to the provision of the east-west pedestrian link referred to in PDC 15, the

proposal provides for pedestrian movement from O’Connell Street through to Centenary

Street, as well as from Archer Street and Tynte Street and overall provides a high degree

of pedestrian permeability. While the link is not as direct as envisaged in the

Development Plan, it is better urban outcome considering likely pedestrian desire lines.

There is also a high degree of passive surveillance that provides a degree of pedestrian

safety (safety considerations are discussed in more detail later in this report).

Design and appearance

The Main Street (O’Connell) Zone includes specific policies around design and

appearance. In summary, development is expected to complement the closely developed

historic commercial built form and its visual character by including a strong built form

edge to O'Connell Street with a continuity of parapets, verandahs, balconies with podium

elements on the street frontage and setbacks at upper levels.

The following provisions in the Development Plan are particularly relevant:

Main Street Zone – desired character

The ground floors of buildings will abut the footpath and continue the established width, rhythm and pattern of façades to support a variety of tenancies with narrow frontages.

Development on corner sites should include buildings that present a strong built form edge to the secondary street boundary.

16 Buildings (excluding verandahs, porticos and the like) on O’Connell Street should be built to

the primary road frontage. Council Wide Height, Bulk and Scale

167 Development should be of a high standard of design and should reinforce the grid layout and distinctive urban character of the City by maintaining a clear distinction between the following: (a) the intense urban development and built-form of the town acres in the Capital City,

Main Street, City Frame and Residential Zones; (c) The historic character of the North Adelaide Historic (Conservation) Zone; and

Corner Sites 190 New development on major corner sites should define and reinforce the townscape

importance of these sites with appropriately scaled buildings that: (a) establish an architectural form on the corner;

(b) abut the street frontage; and (c) address all street frontages.

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The grain and rhythm of the proposed development along O’Connell Street is reflective of

the typical North Adelaide streetscape of narrow shop fronts. The proposed development

also reinforces the corners through land use, materiality and built form.

A consistent podium form is expressed on the three main frontages of O’Connell, Tynte

and Archer, with the exception of Building F on the corner of Tynte and O’Connell. The

applicant intends that Building F is a landmark building for the site and precinct that

provides a contemporary interpretation and juxtaposition to the existing heritage

buildings, such as the Oxford Hotel. The circular form is integral to the overall design

approach and does provide benefits in terms of solar access to the public realm (i.e.

Piazza). While the building does not have a podium form, the architectural expression to

the base of this building, suggests an articulation consistent with the streetscape

character and typical built form of North Adelaide (see image below).

Further, correspondence dated 3 June from DEWNR makes the following comment:

I consider that the proposed conceptual design as presented has the potential to provide a satisfactory reinforcement of this important corner, and to satisfactorily respond to the

urban form of the State heritage place opposite

Overall while the design is a departure from the more prescriptive elements of the Plan

and the orthogonal grid of North Adelaide, the proposal does emphasise the corner at

pedestrian level, albeit in a very contemporary and contrasting way to meet the intent

for corner setbacks

With regards to design quality, the Government Architect generally supports the

proposal, subject to refinement of certain elements. Support in principle is given to the

design, massing and articulation of the development.

Support is also given for:

The concept of a coherent group of buildings, central plaza and high intensity

activity on the site

The site organisation with built form that reinforces the street edges.

The height and arrangement of mass on the site is supported, specifically the

rationale to locate significant height away from existing residential areas.

11 June 2015

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The consistent two level podium height on O’Connell Street in response to the

existing streetscapes with the exception of the treatment loss of continuity in the

podium for the oval building on the corner of Tynte and O’Connell Streets (based

on the original plans).

The datum line along the O’Connell Street frontage which is accentuated by a void

and upper level setback to present a horizontal emphasis to the street.

There are further matters that the Government Architect and DENWR have suggested

require further refinement, including:

Details of the refinement to the architectural expression of the base of the circular

tower building, to achieve a consistent and clear expression for the whole

building, to a satisfactory level of resolution.

Refinement of the transition of the tower with the podium buildings adjacent, to

achieve better integration between the tower and podium building, to a

satisfactory level of resolution.

Details of the operable facade design and material treatments for the residential

tower building, to a satisfactory level of resolution. Noting, there is support for the

approach to the perforated shading devices as a responsive skin to the façade

system.

Refinement of the scale and proportions of the southern entry to the plaza, to

achieve a contextual response to the North Adelaide streetscape.

Provision of an alternate layout for the O’Connell Street tenancy, indicating the

potential for future adaptability and to maintain an active frontage to the street

edge.

Details of design and materials for the shading structures within the central plaza,

to a satisfactory level of resolution.

Details of the material selection.

While the most recent plans submitted, result in a clearer proposal with a better

relationship to O’Connell Street, the nature and scale of the proposal is such that there

will be a need for ongoing design development.

Rather than attempting to continue an iterative process of design improvement regarding

these elements, it is suggested that a reserve matter around the final resolution of

design detail may ensure a more structured and systematic design response. This will

allow the natural design development stage to address the matters raised by referral

agencies, at which time the reserve matter can be discharged by IMDAC in consultation

with the Government Architect and State Heritage.

This would also ensure that some of the positive aspects of the scheme are not lost

through design development and are protected through a further assessment process.

Building height

The Main Street (O’Connell) Zone contains a suite of provisions that relate to ‘catalyst

sites’ which are defined as sites greater than 1500 square metres. The subject site has

an area of 7500m2 and is therefore a catalyst site. The land is located adjacent to the

North Adelaide Historic (Conservation) Zone to the east.

PDC 18 provides guidelines around building height for the zone, but specifically excludes

catalyst sites from these requirements:

18 Except on sites greater than 1500 square metres in area (which may include one or more

allotment), development may be built to the following maximum building height: (a) 14 metres – north of Tynte Street; or

(b) 22 metres – south of Tynte Street.

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The Main Street O’Connell Zone provisions for catalyst sites expect medium to high scale

residential development that is carefully integrated with non-residential development that

contributes to the vibrancy of the main street through building designs. Refer to Zone

PDCs 20 to 24. The scale of development on catalyst sites should respond to its context.

The height and design of new development with an interface to the North Adelaide

Historic (Conservation) Zone should minimise impacts on residential amenity and in

particular the intensity of use, overshadowing, massing, building proportions and traffic.

Interface impacts are considered in more detail in the next section of this report.

The DCS states that:

Developments on catalyst sites will exemplify quality and contemporary design that is generally greater in intensity than their surroundings. However, development will be designed to carefully manage the interface with sensitive uses in the North Adelaide Historic (Conservation) Zone, particularly with regard to massing, proportions, overshadowing, and traffic and noise related impacts.

The proposed development varies in height across the proposal:

Building F, being the oval tower on the prominent corner of O’Connell and Tynte Streets

is the tallest element at 16 levels. The apartment building on Archer Street adjacent to

Centenary Street is configured as two parallel wings of seven and 11 levels respectively

(building G), with the seven levels built to the footpath edge of Archer Street. The

O’Connell Street frontage comprises nine levels, consisting of a six level hotel building

over a two level podium. Development along Centenary Street comprises a mix of uses,

however the podium is in the order of four storeys (14 metres) with a 3 metres setback

for the building on the corner of Centenary and Archer Streets (Building G).

Building F would be the tallest building in North Adelaide. Development on Brougham

Place also comprises tall buildings (the former Adelaide Hotel being 10 levels and the

apartment to the east being 9 levels).

Generally development along O’Connell Street is low scale with buildings of 2 levels.

Development in the historic conservation zone is also low scale characterised by one or

two storey buildings. The site will therefore be significantly taller than surrounding

development. It is acknowledged that development would be limited to 22 metres

(approximately 6 levels) if not a catalyst site. While this will be at odds generally with the

existing scale of development in North Adelaide, as expected on sites less than 1500m2

in area, the Development Plan amendments of 2012 have created a paradigm shift to

encourage more intensive development on large integrated sites with performance based

outcomes to take precedence for catalyst sites.

Given that the policies do not expressly state a maximum building height, and the overall

height is well managed from a design perspective, the height must be considered in the

context of Principles 21 and 21 which refer to the management of interface impacts:

21 Catalyst sites should be developed to manage the interface with the North Adelaide Historic

(Conservation) Zone with regard to intensity of use, overshadowing, massing, building

proportions and traffic to minimise impacts on residential amenity.

A = 12.4 metres

B = 16.5 metres

C = 11.2 metres

D = 11.6 metres

E = 11.4 metres

F = 58.2 metres

G = 28.1 and 41.6 metres H = 36.2metres

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23 The scale of development on catalyst sites should respond to its context, particularly the

nature of adjacent land uses and the interface treatments required to address impacts on

sensitive uses.

The site is 7,500m2 covering a city block, therefore offering a unique opportunity to

create a cohesive integrated development which will uplift the area and assist in the

transformation of the locality. In addition, it will significantly increase the residential

population of the locality and provide a mix of uses that increase the vibrancy of the

main street, which is strongly supported by the desired character for the Zone. This will

be the first such site considered in North Adelaide under the new planning policies.

With regards to height, the design philosophy has been to have the most intense form of

development to the North West and west of the site to provide a greater transition in

scale between the development and the historic conservation zone to the east and to

minimise the impacts of overshadowing on residential premises. This approach is

considered appropriate and the height of development and podium treatment to the east

provides a transition in scale.

In summary, while it is acknowledged that the taller elements of the proposal will be

significant in the North Adelaide context, the buildings have been designed to be viewed

in the round and the overall height has been well managed through the distribution of

mass and other design features, with particular consideration given to how the

development reads at ground level.

Interface

The proposal interfaces with the North Adelaide Historic (Conservation) Zone. PDC 8 of

the Main Street (O’Connell) Zone places an emphasis on ensuring development does not

compromise the adjacent zone. 8 Development should ensure a high quality living environment is achieved for residential

development within the Zone and the adjacent North Adelaide Historic (Conservation)

Zone.

Given the site abuts a residential zone, development should provide for a transition and

reasonable gradation from the character desired. CW PDC 270 envisages that

development should not unreasonably restrict the development potential of adjacent

sites, and should have regard to possible future impacts such as loss of daylight/sunlight

access, privacy and outlook.

This intent is further reinforced through the catalyst site policies that place an emphasis

on managing interface relationships.

Massing

The design approach for the development has been to locate the taller building elements

towards O’Connell Street to reduce the overall mass adjacent residential areas along

Centenary Street.

With regards to the amenity impacts on the dwellings within the North Adelaide Historic

(Conservation) Zone, it is worth noting that the majority of dwellings along Centenary

Street are oriented away from the street, and the church is located between Archer

Street and Stephens Street, which aligns with the taller element of Building G (up to 41

metres). The building height then drops down adjacent the residential properties at

Building C (11.2 metres) and finally steps up again at Building B to a height of 16

metres, which is relatively low rise and below the envisaged height within the Zone. The

massing is also broken up by the separation provided by the public road which is around

6 metres metres in width and a separation of 13 metres to the closest dwelling.

The massing at the interface is also broken up into a number of distinct building elements

and is therefore considered acceptable, albeit a contrast the existing low rise character.

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Visual privacy

Council wide Principle of Development Control 67 and 68 requires medium to high scale

development to minimise overlooking into habitable rooms. These Principles do not

regulate overlooking into private open space, but instead are measures to attain

“reasonable” development and privacy outcomes.

67 Medium to high scale residential or serviced apartment development should be designed

and sited to minimise the potential overlooking of habitable rooms such as bedrooms and living areas of adjacent development.

68 A habitable room window, balcony, roof garden, terrace or deck should be set-back from

boundaries with adjacent sites at least three metres to provide an adequate level of

amenity and privacy and to not restrict the reasonable development of adjacent sites.

The properties most likely to be affected by overlooking are the residential properties

along Centenary Street. Building B, level 1, 1A and 1B include dwellings oriented

towards residential properties along Centenary Street. However, there is a separation of

over 13 metres between the balconies and the closest residential property.

There is some potential for overlooking from

Building G—the hotel building—which has

largely been managed through a separation of a

minimum of 16 metres, with the majority of

units overlooking the church.

Solar Access

The Development Plan contains a range of objectives and principles within the Council

Wide section under the heading Micro-climate and Sunlight. Most relevant to this

assessment, is PDC 173:

173 Development in a non-residential Zone that is adjacent to land in a City Living Zone or the

North Adelaide Historic (Conservation) Zone should minimise overshadowing on sensitive uses by ensuring:

(a) north-facing windows to habitable rooms of existing dwellings in a Residential Zone or

the North Adelaide Historic (Conservation) Zone receive at least 3 hours of direct sunlight over a portion of their surface between 9.00am and 3.00pm on 21 June;

(b) ground level open space of existing residential buildings in a Residential Zone or the North Adelaide Historic (Conservation) Zone receive direct sunlight for a minimum of 2 hours between 9.00am and 3.00pm on 21 June to at least the smaller of the following: (i) half of the existing ground level open space; (ii) 35 square metres of the existing ground level open space (with at least one of the

area’s dimensions measuring 2.5 metres).

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Shadow diagrams have been prepared by Ignite Architects and illustrate the shadow

impact on June 22 (winter solstice) and for 22 December (summer solstice) for at 9 and,

12 pm and 3 pm. The diagrams are provided in Attachment C and are shown below for

the Winter Solstice:

These diagrams show that there will be limited shadowing created over adjacent

residential properties for the worst day of the year. North facing windows of habitable

rooms and ground level open space will achieve the required level of sunlight access.

Of note, the degree of overshadowing has been minimised through the positioning of the

residential tower on the corner of O’Connell and Tynte Street. The site organisation and

configuration of the buildings has also allowed for sunlight access into the internal

courtyard space through the middle of the day and O’Connell Street in the afternoon.

This will ensure that the internal courtyard will be comfortable for residents and visitors.

Further, the tower elements are positioned to be reasonably narrow and to be off-set

from each other to maximise access to natural light and ventilation to as to minimise

direct overlooking into other apartments. The outlook from most apartments is

considered to be reasonable and very good for a number of the higher level apartments

Acoustics

Sonus has completed an environmental noise assessment taking into account the

following key noise sources within the locality (report provided in Attachment D):

Traffic on O’Connell Street

Patrons and music at the nearby Archer Hotel

Carparking, loading, patron activity and mechanical plant at the proposed

development.

The Adelaide City Development Plan contains Council Wide PDC 68, 95 and 97 that relate

to traffic noises impacts. The principles relate to the World Health Organisation

Standards, however I concur with the Sonus report that the most contemporary

standards are contained within the Minister’s Specification SA 78B, which sets out

internal noise levels. This standard has been developed by the Department of Planning,

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Transport and Infrastructure specifically to manage traffic noise where a more intense

form of development is envisaged adjacent to transport corridors.

A range of technical measures have been proposed to manage the internal noise levels

for apartments, and will be incorporated into the drawings for Building Rules Consent.

Concerns have been raised by the representors about the potential noise impacts

associated with the loading dock on dwellings in the adjacent zone. As per PDC 94,

Sonus has recommended that the hours of use of the loading area exclude loading after

10:00pm and before 7:00 am Monday to Saturday or before 9:00 am on a Sunday or

Public Holiday. The loading dock and hours of operation are discussed later in this report.

The Sonus report also states that the operation of plant and equipment will be designed

so that noise levels will not exceed 44 dB(A). A standard condition is recommended that

addresses noise generated from plant and equipment and relates to PDC 93.

Heritage

The Adelaide (City) Development Plan identifies a number of properties immediately

opposite or in close proximity to 88 O’Connell Street. Three of the places are included in

the State Heritage Register, with the remainder entered under the South Australian

Development Act 1993 as Local Heritage Places.

The Council Wide section of the Development Plan also includes a number of policies

around development adjacent heritage places:

PDC 141 notes that the development of land adjacent a heritage place should incorporate design elements that:

(a) utilise materials, finishes, and other built form qualities that complement the adjacent heritage place; and

(b) is located no closer to the primary street frontage than the adjacent heritage place.

A heritage impact assessment has been provided by the applicant (provided in

ATTACHMENT D).

State Heritage

With regards to the State Heritage listed Oxford Hotel and National Australia Bank, the

Impact Statement concludes that:

The proposed 88 O’Connell development will not impact on the identified heritage value of the Oxford Hotel and National Australia Bank. The history of the hotel is embedded in its fabric, and the economic and social history of Adelaide, rather than just its physical setting. It will retain its ability to demonstrate its association with the 1880s period of prosperity in which it was constructed, the development of North Adelaide, and by continuing to operate as a large and prosperous hotel.

The architectural significance of the Oxford Hotel will not be impacted on by the proposed development.

DEWNR have considered the relationship of the proposal to the Hotel. With reference to

Building F, the following advice was offered:

……the proposed conceptual design as presented has the potential to provide a satisfactory reinforcement of this important corner, and to satisfactorily respond to the urban form of the State heritage place opposite.

Given the advice received, the relationship between the development and the Oxford

Hotel is considered appropriate.

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With regards to the State Heritage listed Archer Hotel, the heritage impact statement

concludes as follows:

The proposed 88 O’Connell development will not impact on the identified heritage value of the Archer Hotel. The history of the hotel is embedded in its fabric, and the economic and

social history of Adelaide, rather than just its physical setting. It will remain able to demonstrate its association with the 1880s period of prosperity in which it was constructed, the development of North Adelaide, and by its current operation as a hotel. The architectural significance of the Archer Hotel will not be impacted on by the proposed development.

The impact statement also suggests that the impacts on the Blind Welfare Institute are

as follows:

The proposed 88 O’Connell development will not impact on the identified heritage value of the former Methodist Church Hall…… The former Hall has some value in its setting in Archer Street; however, the proposed development will not impact on the historic context which lies to the east. Views to the former Hall may show limited glimpses of the proposed development in the background when viewed from the east. Impact on the heritage value of the place will be negligible

The advice received from DEWNR is as follows:

Building H is considered to achieve an acceptable visual dissociation from the Archer Hotel by virtue of its vertical separation from Building D, its horizontal setbacks from Building D and its differentiation from Building D in architectural expression and materiality. The

realisation of Building D’s relationship with the Archer Hotel will depend on a successful transition from design concept to detailed design.

In response to this advice and advice from the Government Architect, a Reserve Matter

has been recommended to ensure the appropriate translation of these elements into the

final design.

Local Heritage

The Heritage Impact Statement also considers the impact on the local heritage places in

the locality. In summary, the report finds that there is no material impact on the

heritage values of these properties.

However, it is noted that there is a stark transition between the St Andrew’s Church at

the corner of Archer and Centenary Streets. While this has been well managed at the

podium level, there are opportunities to further improve the rhythm and scale of the

upper levels (hotel building) to better reference the pattern of the adjacent Historic

Conservation Zone. There are a range of design solutions that could be adopted to

improve this interface and a reserve matter has been recommended to allow further

design development of this interface.

Apartment Amenity

The Development Plan outlines a number of requirements in respect to residential

amenity including:

Access to natural light and ventilation

Provisions of useable private open space

Minimum unit sizes

Sufficient level of outlook from living areas

All of the proposed apartments have access to natural light and ventilation and an area of

private open space. The arrangement of the apartments around a single, central corridor

does limit the extent of cross ventilation possible, as raised by the Government Architect.

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However, it is considered that the overall level of residential amenity in terms of outlook,

functionality and natural light is sufficient to negate the less than optimal provision of

natural ventilation.

Refer to the table below for a summary of the quantitative requirements:

Proposed DP Guideline Assessment

Apartment size (PDC 70)

1 bedroom: 41 - 57m2.

2 bedroom: 65-138m2

3 bedroom: 130-147

1 bed – 50m2

2 bed – 65m2

3 bed - 80m2

√

Private Open

Space (PDC 60)

1 bed: 4-32m2

2 bed: 4-166m2

3 bed: 17-26

1 bed – 8m2

2 bed - 11m2

3 bed - 15m2

A lesser amount may be considered where the equivalent amount of open

space is provided in a communal open space accessible to all occupants of the development.

Building F and G meet the

minimum requirements, however there is a shortfall for the one bedroom apartments in Building B. However, the proposal includes a piazza and

rooftop communal open space and is also close to the Adelaide Park Lands.

Open space

dimensions

(PDC 62)

Open space is

provided off living rooms

Minimum dimension

of 2m and well proportioned, off living rooms

√

Access to

natural light and ventilation

(PDC 57 and 58)

Direct sunlight is

available to habitable rooms, a minimum of 20% private open space and communal open space where it

serves as ancillary open space to the residential apartments.

Maximum distance

of a habitable room from a source of natural light should be no less than 6m

CW PDC 58

2 hours direct sunlight at Winter Solstice to at least one habitable room

window, at least 20% of the POS &

communal open space

√

Storage areas

– residential apartments

(PDC 81)

9.2 m3 within each apartment.

1 bed – 8m3

2 bed -10m3

3 bed -12m3

√

Storage cages are also

provided within the basement carpark

The Government Architect has noted that:

The various floor configurations indicate a significant proportion of apartments are single

aspect with potentially poor cross ventilation, however the majority of apartment layouts provide natural light to all habitable space. Sun shading and privacy screening of windows address the varying solar access or outlook conditions of the site layout, and in my view, the separation between buildings is sufficient for visual privacy. The various configurations

of internal circulation corridors indicate potential to provide appropriately scaled communal spaces. On balance I support the floor configurations, as the inclusion of shared and

11 June 2015

P24

circulation spaces with natural light provides a positive offset to the high number of single

aspect apartments. In addition, a number of landscaped spaces are available to residents

at the podium rooftop level, and I support the extensive and varied shared outdoor facilities.

On the whole, the apartments have a reasonable level of amenity in terms of unit sizes,

outlook, functionality, natural light and generally accord with the minimum requirements

in the Development Plan, with the exception of private open space which is below the

minimum in some cases, albeit offset through communal open space provided through

the piazza and rooftop gardens. Residents have access to a rooftop garden and have a

good outlook and long views. Overall it is considered that the proposal will provide an

appropriate level of amenity for future occupants.

Access and parking

Car parking and access

A one way (ingress only) vehicle access to the basement car parking areas is proposed

via Archer Street, with a second one way (egress only) vehicle access point proposed off

Centenary Street. The location of the access points has sought to minimise the extent of

cross-overs on Archer Street which generates a high level of pedestrian movement.

The Development Plan PDC 25 discourages access from O’Connell Street due to the

desire to encourage this street as a key pedestrian movement corridor.

25 Access should be provided at the rear of properties and from lanes or streets

other than O'Connell Street. New vehicle access across the O'Connell Street

frontage should be avoided.

Comments received during the notification period highlighted concerns about the amount

of traffic anticipated on Centenary Street and its impact on the Church and adjacent

residents. However, the projected traffic volumes are consistent with the road

classification. Therefore, while there will be an increase in traffic, the increase is not

unreasonable given the role of the road within the functional road hierarchy.

Council has raised concerns about the access point on Centenary Street, particularly

regarding the angle of approach which creates difficult sight distance conditions, which

could lead to vehicle and pedestrian conflict. The applicant has revised this entry point

to ensure vehicles enter Centenary Street at 70 degrees. This could be further improved

if perpendicular to the street. A condition of approval is recommended to address this

issue.

The provision of carparking at basement level is a strong element of the proposal that

has enabled a highly active and permeable ground plane, including a significant central

open space.

The Development Plan Table Adel/7 of the Adelaide (City) Council Development Plan

includes the following car parking rates:

Land Use Minimum Parking

Requirements Maximum Parking

Requirements

Medium to High Scale Residential or Serviced

Apartments

1 per dwelling < 200 sq.m 2 per dwelling > 200 sq.m

1 per dwelling < 75 sq.m 2 per dwelling > 75sq.m & <

150 sq.m Multi-unit dwelling: 1 visitor space for each dwelling

Non-Residential Development 3 spaces per 100 sq.m 5 spaces per 100 sq.m

Tourist Accommodation 1 space for every 4 bedrooms

up to 100 bedrooms and 1 space for every 5 bedrooms

over 100 bedrooms

1 space for every 2 bedrooms

up to 100 bedrooms and 1 space for every 4 bedrooms

over 100 bedrooms

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The following provides a summary of the minimum car parking provision required:

Land Use Size Parking Rate Parking

Requirements

Medium to High Scale Residential or Serviced Apartments

131 1 space per dwelling < 200 m2

131 spaces

0 2 spaces per dwelling > 200 m2

0 spaces

Non-Residential Development

6175m2 3 spaces per 100 m2 185 spaces

Tourist Accommodation

100 hotel rooms 0.25 spaces per bedroom up to 100 bedrooms

25 spaces

40 hotel rooms 0.2 spaces per bedroom over 100 bedrooms

8 spaces

Total 349 spaces

In summary, the Development Plan requires a minimum provision of 349 and maximum

provision of 631 spaces. The proposal includes the required parking in three levels of

basement parking (441 car parks) as follows:

- Level B1 - 133 spaces for residential uses

- Level B2 - 146 spaces for residential uses

- Level B3 - 162 spaces for residential / office / hotel uses

The functional layout of the car park levels separates the four main uses (residential,

office, hotel and retail), which is appropriate. The overall parking provision accords with

the Development Plan and is therefore considered appropriate.

Bicycle parking and access

The on-site bicycle parking rates for different land uses proposed are contained in Table

Adela/6. The total on-site bicycle parking associated with the proposed development is

185 spaces, which is consistent with what has been provided.

The following bicycle parking provision is proposed in B2 and B3 for residential and

residential visitors:

Building F: 70 bikes plus 7 visitor bikes

Building G: 42 bikes plus 4 visitor bikes

Building B: 19 bikes plus 2 visitor bikes

The following provision for retail and office employees and visitors:

16 office plus 15 retail employee bike parks (total 31 bikes) in secure parking

together on B1

5 office plus 5 retail visitor/ customer bike parks (total 10 bikes) in unsecured

parking on B1.

At ground floor there are 14 residential visitor bikes, 10 office and retail customer bikes

(24 in total).

While it is acknowledged that the location of the bicycle storage and pedestrian

movement through the basement could be improved it is not fatal to the application and

the overall provision is in accordance with the Development Plan requirements. It is

recommended that the applicant consider the location of bicycle spaces and movement

from this area to apartments through design development to improve the functionality.

A reserve matter has been recommended to allow for further assessment of an improved

basement layout.

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Loading

Loading is provided via the loading dock on Centenary Street. A set down zone is also

proposed on Archer Street adjacent the site to facilitate loading and unloading of people

and small goods.

The Traffic Impact Assessment and supplementary advice (provided in ATTACHMENT D)

suggest that the proposed development is expected to generate a maximum 3 truck

vehicles per hour (up to 25 vehicles per day) for loading associated with the retail and

office uses.

Many of the smaller retail shops are expected to use on-street loading on Archer Street

and O’Connell Street with courier vans and small trucks. The loading facility on

Centenary Street is expected to service 15 vehicles per day (30 trips), with the remaining

10 vehicles (20 trips) being serviced on-street. The waste collection truck movements are

anticipated to be a maximum of 20 vehicles per week.

The loading dock is able to accommodate 12 vehicle movements per hour based on

2 vehicles loading simultaneously for 10 minutes delivery time each. Given the potential

demand, there is the possibility that more than two vehicles could arrive simultaneously.

It is unclear what would happen in this instance. It is therefore recommended that a

condition of approval be considered that requires the preparation of a management plan

for the loading dock.

Council Wide PDC 94, recommends hours of loading be limited to:

94 To ensure minimal disturbance to residents:

(a) ancillary activities such as deliveries, collection, movement of private waste bins, goods, empty bottles and the like should not occur: (i) after 10.00pm; and

(ii) before 7.00am Monday to Saturday or before 9.00am on a Sunday or Public Holiday.

(b) typical activity within any car park area including vehicles being started, doors closing and vehicles moving away from the premises should not result in sleep disturbance when proposed for use after 10.00pm as defined by the limits recommended by the World Health Organisation.

This is reinforced in the applicant’s acoustic report and is therefore a condition of

approval has been recommended to guide operating hours and the general operational

management of the loading dock, particularly for cases where the dock is at maximum

capacity and new vehicles arrive.

It is recommended that a condition of approval be included to limit hours of operation of

the dock in accordance with PDC 94.

Waste management

The Development Plan contains a number of Council Wide provisions around Waste

Management, namely objective 28 and PDC 1011-103.

101 A dedicated area for on-site collection and sorting of recyclable materials and

refuse should be provided within all new development.

102 A dedicated area for the collection and sorting of construction waste and the

recycling of building materials during construction as appropriate to the size and

nature of the development should be provided and screened from public view.

103 Development greater than 2,000 square metres of total floor area should manage

waste by:

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(a) containing a dedicated area for the collection and sorting of construction waste

and recyclable building materials;

(b) on-site storage and management of waste;

(c) disposal of non-recyclable waste; and

(d) incorporating waste water and stormwater re-use including the treatment and

re-use of grey water.

Rawtec have provided a comprehensive Waste Management Plan (ATTACHMENT D) that

includes an analysis of the space allocation for storage, collection frequencies and waste

movement pathways through the development.

The main waste collection area is via the proposed loading dock on Centenary Street. Of

note, there could be around 20 waste truck movements each week depending on how

collection services are commercially structured. Collection events could be scheduled to

occur outside of peak times.

Council has raised no objection with the size or location of the waste collection areas.

Refer to the table in APPENDIX 3 for a summary of the waste collection areas and

methods.

Affordable housing

New development comprising 20 or more dwellings should include a minimum of 15

percent affordable housing that is integrated into residential and mixed use development

and comprises a range of affordable dwelling types that caters for a variety of household

structures (CW Overlay 1 - Affordable Housing, Objectives 1 to 4. The applicant has

suggested that given the diversity of apartments there is likely to be some within the

affordable housing price point, however they are not prepared to enter into an affordable

housing agreement. The proposal is therefore at variance with this provision.

Environmental Efficiency

The applicant has provided report by Bestec which it a technical document on proposed

plant and services and does outline some ESD initiatives. The following ESD initiatives

are proposed:

Narrow floor plates for the towers to allow for good access to natural light and

ventilation

Provision of balconies and living rooms that open out to open spaces

Landscaped common areas

The number of apartments with a shared common entry is minimised to limit

noise generation in internal access ways (CW PDC 99,100)

Plant and equipment will be screened from view on the roof levels with no air –

conditioning units to be located on balconies

T5 energy efficient lighting to administrative areas

Solar water heating system

Separation of different streams of waste within apartments for recycling and

collection of hard rubbish within the basement levels

The applicant has provided an acoustic report from Sonus identifying that the

proposal can achieve the noise standards within the Development Plan. It is

recommended that a condition of consent require that these standards are

achieved.

The proposal generally meets the policies for adequate thermal comfort through passive

design techniques and is generally consistent with council wide provisions.

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The proposal does not provide a high level of ESD technologies for renewal energy for

heating and cooling (such as solar panels, wind power, co-generation facilities etc).

Water retention and re-use is under consideration but no commitment has been made at

this juncture. Furthermore, the information provided does not identify a high level of

detail on the materials used will be energy efficient (such as double glazed windows,

sealing of openings, insulation, methods of night time purging to cool thermal mass).

The proposal falls significantly short of number of bicycle parks required. 299 spaces are

required and the applicant proposes 62 spaces. This is not supported and it is

recommended that the applicant be required to redress this (see the traffic management

section of the report).

Crime Prevention through Urban Design

Council Wide objective 24 and Principles 82 and 83 seek to minimise criminal and anti-

social behaviour through tangible environmental and urban design outcomes.

The proposal includes a comprehensive range of active and passive surveillance

strategies. The entire site and buildings will have a 24 hour/ seven day per week

security system and monitors and will be well lit 24/7. The buildings have been designed

to maximise the visual connections between the surrounding streets and the internal

spaces. The retail and restaurant spaces at ground level provide for a high level of

activity.

Ground level open space will be lit from dusk to dawn.

Entrances will be well lit at night and also have CCTV cameras.

It appears that sightlines will not be impeded by vegetation or structures

Passive surveillance of the site with the mix of land uses and overlooking into the

public realm.

A passive and active way-finding strategy – with movement through the provision

of four exit points to the public realm.

The podium level will be a secure open space and only accessed by residents of

the apartment buildings.

Within the apartment buildings - corridors with no obstructions are proposed, the

provision of waiting areas around lifts. Lifts are generally located in a prominent

location and do not result in impeded vision around corners.

The application has not as yet provided a detailed lighting plan for the site. It is

therefore recommended that a condition of approval be included requiring a lighting plan

is provided prior to development approval.

Wind analysis

The Council Wide PDC 125 states that:

125 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.

In this case, the applicant has provided a Desktop Wind Assessment Report (provided in

Attachment D). The report demonstrates that proposed development is not expected to

generate wind conditions that can’t be managed.

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It recommends that the following guidelines should be followed:

A combination of perforated screens, louvers and balconies are deployed over the

entire elevation of the Building F to absorb wind energy and thus reduce down-

wash velocities at the plaza level.

Wide canopies are deployed along the north, west and southern perimeters of the

Building F.

Carefully planned obstructions at the south western entrance shall be designed to

prevent wind-tunnelling effect.

Porous wind screens and/or a row of trees to the entrance of main walkways

between buildings should be considered to reduce wind-tunnelling effects.

It is noted that the above elements have now been incorporated in the design drawings,

however a further assessment will be required should any changes to the façade

treatments be undertaken.

Noting that the detailed design development of these elements has not been completed,

it is recommended that a reserve matter be included that allows for the further

assessment of these elements once integrated into the design to ensure the appropriate

sitting and walking/standing criterion will be met.

Landscaping and communal open space areas

The Development Plan contains a series of provisions around the provision of

landscaping, including Objective 55 and PDC 206-209. Council in its submission has

highlighted concern that the landscaping does not include local indigenous species and

therefore does not meet PDC 207.

Tract has prepared a landscape design that is based on the following principles:

Protect and enhance view lines to and from streets, as well as to surrounding

features.

Extend the contemporary architectural design themes into the landscape in a bold,

elegant and simple arrangement.

Possible integration of art and sculptures into the public landscape setting in a

variety of ways.

Provide exciting spaces for a variety of activities and resident interest.

Flexibility of use and includes arrange of recreation and play opportunities, including lawn

areas, communal BBQ areas, lawn areas and play areas. The shadow diagrams

demonstrate that piazza will provide solar access in winter months.

It is recommended that a condition be included that requires the provision of a final

landscaping plan and that the plants we maintained, nurtured and replaced if they do not

survive.

Signage

Signage will be the subject of a separate application.

Site Contamination / Stormwater / Services

The applicant has provided a site history report prepared by Connell Wagner. The report

recommends that:

Following planning approval, undertake a Stage 2 Investigation of the site to characterise

the concentration of contaminants, their spatial extent (area and depth) and determine the

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risk posed to human health and/or the environment, taking into consideration the proposed

future land use of the site.

A management plan be developed to manage any significant risk posed by contaminants.

This has been required through conditions of approval. Technical information has also been submitted regarding stormwater and other services, which demonstrates that these matters can be reasonably managed.

9. CONCLUSION

In conclusion, given the above assessment it is recommended that the application be

granted planning consent with reserve matters and conditions.

10. RECOMMENDATION

I recommend that the Development Assessment Commission:

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

policies in the Development Plan.

2) RESOLVE to grant Development Plan Consent to Development Application

020/A003/15for the construction of a mixed use development comprising

commercial, residential apartments, hotel and retail uses within a number of

buildings, three basement levels of car parking, a central public realm and

associated landscaping and car parking, subject to the following reserved matters

and conditions of consent.

Reserve Matters

Pursuant to Section 33 (3) of the Development Act 1993, the following matters shall be

reserved for further assessment, prior to the granting of Development Approval:

1. A single comprehensive submission that demonstrates integration and compatibility

of all elements, to the satisfaction of the Inner Metropolitan Development

Assessment Commission and in consultation with the Government Architect and the

Department of Environment, Water and Natural Resources prior to the granting of

Development Approval:

i. Details relating to the refinement of the architectural expression of the base

of Building F.

ii. Refinement of the transition of the tower elements of Building F with the

podium form of Building E and A and the adjacent State Heritage listed Oxford

Hotel and National Australia Bank.

iii. Details of the operable facade design and material treatments for Building F.

iv. Refinement of the scale and proportions of the southern entry to the plaza, to

achieve a contextual response to the North Adelaide streetscape.

v. Details of design and materials for the shading structures within the central

plaza.

vi. The detailed external design of Building D, particularly as it relates to the

Archer Hotel.

vii. Details of the material selection for the whole of the development.

viii. Further refinement of the details of the elevation for Buildings B and G to

Centenary St so that it better relates to the composition of the North Adelaide

Historic Conservation Zone.

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2. A final wind impact assessment shall be provided to demonstrate that pedestrian

comfort and amenity is not unreasonably impacted upon at the street level, by

micro climatic impacts such as wind tunnelling and downward draft.

3. A final basement plan shall be provided to demonstrate the location of bicycle

spaces and movement from bicycle end of trip facilities to the residential

apartments.

Planning Conditions

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

conditions or reserve matters imposed by this application the development shall be

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

Development Application 020/A0003/15 including:

Plans by Ignite Architect:

Drawing Title Drawing No. Revision COVER SHEET DA0000 - KEY PLAN - BLOCK LAYOUT DA0001 A LOCATION PLAN DA1000 - SITE PLAN DA1001 - SOLAR DIAGRAMS - JUNE 22 DA1002 A SOLAR DIAGRAMS - DEC 22 DA1003 A PROPOSED FLOOR PLAN - BASEMENT 1 DA1451 F PROPOSED FLOOR PLAN - BASEMENT 2 DA1452 F PROPOSED FLOOR PLAN - BASEMENT 3 DA1453 D PROPOSED FLOOR PLAN - BASEMENT 4 DA1454 A PROPOSED FLOOR PLAN - GROUND DA1500 J PROPOSED FLOOR PLAN - LEVEL 01A DA1500.1 H PROPOSED FLOOR PLAN - LEVEL 01B DA1501 G PROPOSED FLOOR PLAN - LEVEL 2 DA1502 F PROPOSED FLOOR PLAN - LEVEL 3 DA1503 F PROPOSED FLOOR PLAN - LEVEL 4 DA1504 B PROPOSED FLOOR PLAN - LEVEL 5 DA1505 B PROPOSED FLOOR PLAN - LEVEL 6 DA1506 B PROPOSED FLOOR PLAN - LEVEL 7 DA1507 F PROPOSED FLOOR PLAN - LEVEL 8 DA1508 D PROPOSED FLOOR PLAN - LEVEL 9 DA1509 B PROPOSED FLOOR PLAN - LEVEL 10 DA1510 B PROPOSED FLOOR PLAN - LEVEL 11 DA1511 B PROPOSED FLOOR PLAN - LEVEL 12 DA1512 D PROPOSED FLOOR PLAN - LEVEL 13 DA1513 B PROPOSED FLOOR PLAN - LEVEL 14 DA1514 B PROPOSED FLOOR PLAN - LEVEL 15 DA1515 B BUILDING B APARTMENT PLANS DA1601 A BUILDING B APARTMENT PLANS DA1602 A BUILDING G APARTMENT PLANS DA1603 A BUILDING G APARTMENT PLANS DA1604 A BUILDING F APARTMENT PLANS DA1605 A BUILDING F APARTMENT PLANS DA1606 A PROPOSED ROOF PLAN DA1700 F SUPPLEMENTARY INFORMATION - SHEET

1

DA1851 A SUPPLEMENTARY INFORMATION - SHEET 2

DA1852 A OVERALL ELEVATIONS DA2000 B PODIUM ELEVATIONS DA2001 B ADDITIONAL ELEVATIONS DA2002 B GA SECTIONS DA2101 D SECTIONS AA + BB DA2102 A SECTIONS CC, DD + EE DA2103 A ARCHITECTURAL FAÇADE DA2200 B MATERIALS DA2201 B 3D IMAGES DA2202 - 3D IMAGES DA2203 - ELEVATIONS AND IMAGES DA2204 B ELEVATIONS BLDG A AND B DA2205 A ELEVATIONS BLDG C AND G DA2206 A

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ELEVATIONS BLDG D AND H DA2207 A ELEVATIONS BLDG E AND H DA2208 A ELEVATIONS BLDG F DA2209 B ELEVATIONS BLDG F DA2210 B

Reports / Correspondence

- Heritage Impact Statement – 88 O’Connell Street (Hosking Willis Architecture)

December 2014

- 88 O’Connell Street, North Adelaide Site History Report by Connell Wagner (12

December 2007)

- Ecologically Sustainable Design Report by BESTEC (December 2014)

- Environmental Noise Assessment by Sonus (December 2014)

- Desktop Wind Assessment Report by Mlei in association with DARENGINEER

(December 2014)

- Letter Mlei Stormwater Management Advice (17 December 2014)

- Aeronautical Impact Assessment by Ambidji (December 2014)

- Site History Report by Connell Wagner (12 December 2007)

- Traffic Impact Statement by GTA Consultants (17 December 2014)

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

implemented in accordance with current industry standards – including the EPA

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

environmental harm and disturbance during construction. The plan must

incorporate, without being limited to, the following matters:

a. traffic management for the duration of demolition and construction

b. management of construction and works noise impacts

c. management of air quality, including odour and dust

d. sequencing of the development, including construction timelines work on

site

e. occupational health and safety matters

f. stormwater maintenance prior to implementation of a more permanent

solution

g. soils, including fill importation, stockpile management and prevention of

soil contamination

h. groundwater, including prevention of groundwater contamination

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

guideline Site Contamination – what is site contamination

www.epa.sa.gov.au/pdfs/guide_sc_what.pdf. A copy of the CEMP shall be

provided to both the Development Assessment Commission and the Adelaide

City Council prior to the commencement of site works.

3. The applicant shall engage a suitably qualified environmental expert to undertake a

Phase 2 Environmental Site Assessment to characterise the concentration of

contaminants, their spatial extent (area and depth) and determine the risk posed to

human health and/or the environment, taking into consideration the proposed

future land use. A site remediation management plan shall be developed and

implemented to eliminate any unreasonably environmental and health risk posed by

contaminants on the site.

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4. All stormwater design and construction shall be in accordance with Australian

Standards and recognised engineering best practices to ensure that stormwater

does not adversely affect any adjoining property or public road, to the satisfaction

of the Development Assessment Commission.

5. Air conditioning plant and equipment shall be visually screened and noise

attenuated in accordance with EPA standards, namely the Environment Protection

(Noise) Policy 2007. For further information refer to the EPA information sheet for

noise level limits for fixed domestic machine noise.

http://www.epa.sa.gov.au/xstd_files/Noise/Information%20sheet/info_noise_machi

ne.pdf

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

the Australian Standard 2890.1:2004 for Off-Street Parking Facilities; Australian

Standard 2890.6-2009 Parking facilities – Off street commercial vehicle facilities.

7. All bicycle facilities shall be designed and constructed in accordance with the

Cycling Aspects of Austroads Guides (2014) and AS2890.3-1993.

8. The applicant shall submit a loading dock management plan to minimise

unreasonable impact on neighbouring residential development and the public realm,

as well as to moderate traffic issues resulting from truck queuing, parking and

circulation around the development site, to the satisfaction of the Development

Assessment Commission.

9. The loading dock shall not be used to load and/or unload any vehicles before

7:00am or after 10:00pm between Monday and Saturday; and before 9:00 am or

after 10:00pm on a Sunday/Public Holiday.

10. The car park exit point to Centenary Avenue (opposite Watson Street) shall be

realigned to be more perpendicular to Centenary Street to improve observation of

pedestrians, particularly from the north and shall be submitted to the Development

Assessment Commission for approval.

11. The applicant shall submit a detailed landscaping plan to the satisfaction of the

Development Assessment Commission prior to the issue of full Development

Approval. The landscaping shown on that approved plan shall be established prior

to the occupation. All landscaping nominated shall be established and maintained in

accordance with the approved plans.

12. External lighting of the site, including car parking areas and buildings, shall be

designed, located, shielded and constructed to conform to Australian Standards.

Such lighting shall be operational during the hours of darkness to the reasonable

satisfaction of the Development Assessment Commission.

13. The final details of lighting to the piazza and any public areas shall be provided to

the satisfaction of the Development Assessment Commission and prior to the

occupation or use of the Development. The lighting shall be designed and operated

with crime prevention through urban design methods in mind in order to maximise

pedestrian amenity and safety 24 hours, 7 days a week.

14. The applicant shall submit to the Development Assessment Commission the final

details of screens to the services which are on street frontages, or in the public

domain. These should be designed so as to provide visual interest and shall be to

the satisfaction of the Development Assessment Commission.

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

noise impact on adjacent premises or properties. The noise level associated with

the combined operation of plant and equipment such as air conditioning, ventilation

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and refrigeration systems when assessed at the nearest existing or envisaged noise

sensitive location in or adjacent to the site shall not exceed:

a. 55 dB(A) during daytime (7.00am to 10.00pm) and 45 dB(A) during night

time (10.00pm to 7.00am) when measured and adjusted in accordance

with the relevant environmental noise legislation except where it can be

demonstrated that a high background noise exists.

16. Prior to the commencement of construction a dilapidation report (i.e. condition

survey) shall be prepared by a qualified engineer to ensure the stability and

protection of neighbouring buildings and structures on adjacent land, as well as

Council assets. A copy of this report shall be provided to the Adelaide City Council

and the Development Assessment Commission.

IMDAC Advisory Notes

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

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

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

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

environmental harm. Any information sheets, guidelines documents, codes of

practice, technical bulletins etc. that are referenced in this response can be

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

b) The applicant must ensure there is no objection from any of the public utilities in

respect of underground or overhead services and any alterations that may be

required are to be at the applicant’s expense.

c) As work is being undertaken on or near the boundary, the applicant should ensure

that the boundaries are clearly defined, by a Licensed Surveyor, prior to the

commencement of any building work.

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

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

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

e) Council approval is required before undertaking any works within the public realm.

f) The development must be substantially commenced within one (1) year of the date

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

Assessment Commission.

g) You are also advised that any act or work authorised or required by this Notification

must be completed within three (5) years of the date of the Notification unless this

period is extended by the Commission.

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

development if you are unable to satisfy the conditions of approval.

i) Any request for an extension of time must be lodged with the Development

Division, Department of Planning, Transport and Infrastructure, GPO Box 1815

Adelaide SA 5001, prior to the time periods specified.

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

on this Development Plan Consent or Development Approval. Such an appeal must

be lodged at the Environment, Resources and Development Court within two

months of the day on which you receive this notice or such longer time as the Court

may allow. Please contact the Court if you wish to appeal. The Court is located in

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the Sir Samuel Way Building, Victoria Square, Adelaide, (telephone number 8204

0300).

State Heritage Advisory Notes

k) The applicant is advised of the following requirements of the Heritage Places Act

1993.

i. If an archaeological artefact believed to be of heritage significance is

encountered during excavation works, disturbance in the vicinity shall cease and

the SA Heritage Council shall be notified.

ii. Where it is known in advance (or there is reasonable cause to suspect) that

significant archaeological artefacts may be encountered, a permit is required

prior to commencing excavation works.

For further information, contact the Department of Environment, Water and Natural

Resources.

l) The applicant is advised of the following requirements of the Aboriginal Heritage Act

1988.

i. If Aboriginal sites, objects or remains are discovered during excavation works,

the Aboriginal Heritage Branch of the Aboriginal Affairs and Reconciliation

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

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

1988.

Adelaide Airport Advisory Notes

m) Crane operations associated with construction shall be the subject of a separate

application. Adelaide Airport Limited requires 48 days prior notice of any crane

operations during the construction.

n) Crane assessment may also have to be conducted by the Civil Aviation Safety

Authority (CASA). Cranes will be restricted from penetrating the Obstacle

Limitations Surfaces (OLS) which is protected airspace for the airport.

Council Advisory Notes

o) All modifications required to Adelaide City Council’s public lighting and associated

infrastructure shall meet Councils’ requirements with all costs associated with these

works will be borne directly by the developer, unless otherwise agreed between the

applicant and Council.

………………………………………………….

Anita Allen

PLANNING OFFICER

DEVELOPMENT DIVISION

DEPARTMENT OF PLANNING, TRANSPORT AND INFRASTRUCTURE

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ATTACHMENT A – RELEVANT POLICIES

Adelaide (City) Development Plan Policies – 30 October 2014

RELEVANT DEVELOPMENT PLAN PROVISIONS

The Objectives and Principles of Development Control in the Development Plan most

relevant to the assessment of the application are outlined as follows. These are contained

in the Adelaide (City) Development Plan (consolidated 30 October 2014).

MAIN STREET (O’CONNELL) ZONE

Introduction

The Desired Character, Objective and Principles of Development Control that follow apply

to the Main Street (O’Connell) Zone shown on Map Adel/8 and Figure MS(O)/1. They are

additional to those expressed for the whole of Council area and, in cases of apparent

conflict, take precedence over the more general provisions. In the assessment of

development, the greatest weight is to be applied to satisfying the Desired Character for

the Zone.

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Desired Character

The Zone will be enhanced as the main focus for retailing, commercial, entertainment,

and community activities, restaurants, cafés and tourist accommodation in North

Adelaide and the surrounding suburbs. Development will reinforce the Zone’s role

providing services to the local community and with a distinctive traditional main street

character and amenity. Whilst medium scale development is desirable throughout the

Zone, higher built form is envisaged on integrated development sites, including the North

Adelaide Village and in the area south of Tynte Street.

Uses that generate a high frequency of pedestrian activity and activate the street such as

shops, restaurants and cafés will be located on the ground floor. Active street frontages

will be promoted through a high proportion of display windows and frequent pedestrian

entrances. The mix of complementary land uses will extend activity into the evening to

enhance the vibrancy and safety of the area and provide visual interest after hours,

including by having no external shutters. Residential development above ground level is

envisaged.

Development will complement the closely developed historic commercial built form and

its visual character by including a strong built form edge to O'Connell Street.

Development will acknowledge the low-rise horizontal massing of built form which is

established by the continuity of parapets, verandahs and balconies with podium elements

on the street frontage and setbacks at higher levels.

Streetscape character is associated with the prominent and richly detailed heritage places

such as those on the north-western corner of O'Connell and Tynte streets, and with

related groups of late nineteenth and early twentieth century residential and commercial

buildings. The podium elements will incorporate vertical proportions and high solid to

void ratios in the composition of façades. The ground floors of buildings will abut the

footpath and continue the established width, rhythm and pattern of façades to support a

variety of tenancies with narrow frontages.

Development on corner sites should include buildings that present a strong built form

edge to the secondary street boundary.

The Zone will retain a high degree of vehicle accessibility, with O'Connell Street

continuing as a major traffic and public transport route, with priority given to public

transport. Safe and convenient pedestrian and cycle movement to and through the Zone

will be provided. Formal avenue plantings of street trees and attractive paving and street

furniture will continue to enhance the sense of place and amenity.

The impacts of development will be carefully managed to ensure the enhancement of

amenity for residential development within the Zone and in adjacent Zones to ensure the

achievement of a high-quality residential living environment.

Catalyst sites provide opportunities for integrated developments on large sites to assist in

the transformation of a locality. Such developments will facilitate an increase in the

residential population of the City, while also activating the public realm and creating a

vibrant main street feel. A range of land uses will be provided that add to the range of

local employment opportunities and the availability of service and shopping facilities

within the main street.

Developments on catalyst sites will exemplify quality and contemporary design that is

generally greater in intensity than their surroundings. However, development will be

designed to carefully manage the interface with sensitive uses in the North Adelaide

Historic (Conservation) Zone, particularly with regard to massing, proportions,

overshadowing, and traffic and noise related impacts.

Objective 1: A shopping, commercial and entertainment main street supported by

medium and high density residential development.

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Objective 2: A visually interesting streetscape with buildings having a high level of

fenestration and detail, and balconies oriented towards the street.

Objective 3: An intimate public realm with active frontages created by buildings

designed with frequently repeated forms and narrow tenancy footprints.

Objective 4: An interesting and varied skyline as viewed from the street and afar,

provided by modulation in roof forms and/or the use of parapets.

Objective 5: Development that contributes to the Desired Character of the Zone.

Land Use

1 The following types of development, or combinations thereof, are envisaged in the

Zone:

Affordable housing

Aged persons accommodation

Community centre

Consulting room

Dwelling

Educational establishment

Licensed premises

Office

Pre-school

Residential flat building

Restaurant

Retirement village

Shop or group of shops

Supported accommodation

Tourist accommodation.

2 A mix of land uses should exist which provide services to the local community.

3 Outdoor eating and drinking facilities in association with cafés, restaurants and

licensed premises are appropriate along O'Connell Street and may also be

appropriate elsewhere provided they minimal impact on the high level of

residential amenity.

4 Licensed entertainment premises, nightclubs or bars should be secondary to the

primary land use mix and not be located on the ground floor of the primary street

frontage to enable daytime activation.

5 Development listed as non-complying is generally inappropriate.

Form and Character

6 Development should be consistent with the Desired Character for the Zone.

7 Development should be in accordance with Concept Plan Figure MS(O)/1.

8 Development should ensure a high quality living environment is achieved for

residential development within the Zone and in the adjacent North Adelaide

Historic (Conservation) Zone.

Design and Appearance

9 Development should enhance the cohesive streetscapes along O'Connell, Ward

and Archer streets through built form massing and frontage proportions consistent

with the Zone's traditional commercial architecture.

10 Buildings should:

(a) complement the streetscape character with regard to scale, massing, siting,

composition, architectural detailing, materials and colour.

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(b) be modelled and incorporate design elements such as verandahs and

balconies, decoration and ornamentation.

(c) exhibit a high proportion of solid to void in the composition of façades above

verandah or awning level of the podium element.

(d) incorporate pedestrian shelters along O'Connell Street and other major street

frontages.

(e) maintain or re-establish the continuity of low-scale buildings situated close to

or abutting the major streets.

(f) on corner sites of the major streets reinforce the townscape importance of

these sites with appropriately scaled buildings abutting the street frontages.

11 The street wall height of buildings fronting O’Connell Street should be designed to

reinforce the prevailing datum heights and parapet levels of the street through

design elements that reflect the street wall heights of adjacent buildings and

provide a clear distinction between the levels below and above the prevailing

datum line.

12 The continuity of parapets, verandahs and balconies should emphasise the

horizontality of the townscape. Podium elements should maintain the horizontal

massing of built form while incorporating vertical proportions in the composition of

façades.

13 Long, blank façades which are unsympathetic to the established streetscape in

terms of scale, design and architectural character are inappropriate.

14 The frontages to O'Connell Street at ground floor level should be composed of

display windows, doors and openings and should avoid blank surfaces and solid

infills. A variety of building materials and colour should be allowed but the use of

black or very bright colours should be minimised.

15 In relation to the land area bound by O’Connell, Tynte, Archer and Centenary

streets, development should:

(a) ensure that the frontage to O’Connell Street is the most active frontage by

having multiple shops, restaurants and the like opening up to, and having a high

level of interaction with, pedestrian activity along the O’Connell Street footpath

area;

(b) not unreasonably detract from the high quality residential amenity of the

residential area east of Centenary Street; and

(c) incorporate an east-west pedestrian link through the land area.

Setbacks

16 Buildings (excluding verandahs, porticos and the like) on O’Connell Street should

be built to the primary road frontage.

17 There is no minimum setback required from a rear access way where the access

way is wider than 6.5 metres. Where the access way is less than 6.5 metres in

width, a setback distance equal to the additional width required to make the

access way 6.5 metres or more, is required to provide adequate manoeuvrability

for vehicles.

Building Height

18 Except on sites greater than 1500 square metres in area (which may include one

or more allotment), development may be built to the following maximum building

height:

(a) 14 metres – north of Tynte Street; or

(b) 22 metres – south of Tynte Street.

19 Buildings should have a minimum building height in accordance with the following:

(a) 2 storeys – north of Tynte Street; or

(b) 3 storeys – south of Tynte Street.

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Catalyst Sites

20 Development on catalyst sites (sites greater than 1500 square metres, which may

include one or more allotment) should be comprised of medium to high scale

residential development that is carefully integrated with non-residential

development.

21 Catalyst sites should be developed to manage the interface with the North

Adelaide Historic (Conservation) Zone with regard to intensity of use,

overshadowing, massing, building proportions and traffic to minimise impacts on

residential amenity.

22 Catalyst sites should contribute to the vibrancy of the main street through

building designs that:

(a) include a mix of land uses that create activity and overlooking of the street,

particularly at the ground level and the first floor;

(b) create the appearance of narrow frontages and enhance visual interest;

(c) are vertically massed; and

(d) include above street level fenestration, balconies, parapets, architectural

detailing and ornamentation which contribute to the rich visual texture.

23 The scale of development on catalyst sites should respond to its context,

particularly the nature of adjacent land uses and the interface treatments required

to address impacts on sensitive uses.

24 Where there is an apparent conflict between the catalyst site principles and Zone

or Council Wide objectives and principles (including the quantitative provisions)

the catalyst site principles will take precedence.

Car Parking

25 Access should be provided at the rear of properties and from lanes or streets

other than O'Connell Street. New vehicle access across the O'Connell Street

frontage should be avoided.

26 Parking should be provided away from the primary frontages and be designed to

minimise its impacts on residential amenity.

27 Any multi-level car park should be designed and/or screened to respect the

amenity of adjacent residential properties and minimise any overlooking into

adjoining residential properties.

28 Car parking should be provided in accordance with Table Adel/7 and be ancillary

to an approved or existing use.

Advertising

29 Advertisements should be designed, scaled and located to enhance the

pedestrian-oriented character of the Zone.

30 Advertisements may be bold in colour but there should be an overall consistency

of advertising displays to improve the townscape.

31 Illumination of advertisements in O’Connell Street is appropriate, but in other

streets the illumination of advertisements should be directed in a manner which

minimises light spill into adjacent residential properties and is shielded where

necessary.

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COUNCIL WIDE

Centres and Main Streets

Objective 77: A Capital City that provides the highest order and greatest range of

goods and facilities and serves as the principal focus for the

economic, social and political life of metropolitan Adelaide, and the

State.

Objective 78: Main Street Zones along O’Connell, Melbourne, Hutt, Halifax and

Sturt Streets:

(a) developed with a retail, community and commercial function,

providing local services for surrounding residential

communities, and accommodating a range of visitor facilities

and commercial activity, arising from their centrality and high

accessibility by walking, public transport, cycling and car.

(b) developed with an increased component of residential

accommodation and with enhanced vitality and character while

effectively managing their impact in order to protect the

amenity of adjacent residential areas.

(c) with restricted potential for further expansion or intensification

of commercial activity due to car parking demands and the

need to protect the amenity of neighbouring residential areas.

Objective 79: Local community facilities that provide shopping and local facilities to

serve day to- day needs of the local community.

PRINCIPLES OF DEVELOPMENT CONTROL

271 Development should:

(a) cater for the existing and future shopping needs of the population and

community;

(b) provide a degree of choice;

(c) result in the expansion of the total range of retail goods and services presently

available to the community;

(d) result in the maintenance of retail employment in the area;

(e) be safely and readily accessible to the population they will serve;

(f) have minimal adverse impact on surrounding residential uses;

(g) have minimal adverse impact on traffic movement;

(h) be compatible with adjoining areas in terms of the location of access ways,

buffer strips and transitional use areas;

(i) not demonstrably lead to the physical deterioration of any designated centre;

and

(j) incorporate carefully located advertisements that are in scale with the desired

character. Illumination from signs or floodlights should not spill over to

adjacent areas.

272 Provision for the movement of people and goods should comply with the following:

(a) development should not cause inconvenient and unsafe traffic and pedestrian

movements or result in the need for significant expenditure on transport and

traffic works, or facilities within, or outside the locality;

(b) development should be concentrated for pedestrian convenience;

(c) access to car parking areas should be designed not to cause congestion or

detract from the safety of traffic on abutting roads;

(d) development should include adequate and convenient provision for service

vehicles and the storage and removal of recyclables, waste goods and

materials;

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(e) parking areas should be consolidated and coordinated into convenient groups,

rather than located individually, and access points should be minimised;

(f) car parks should be orientated to facilitate direct and convenient access of

pedestrians between them and the facilities they serve; and

(g) retail showrooms should provide appropriate manoeuvring and circulation

areas on the site to accommodate trucks and trailer movements for the

carriage of bulky products.

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Living Culture

Objective 1: The City of Adelaide as the prime meeting place and cultural focus for the

people of metropolitan Adelaide and the State.

Objective 2: The City of Adelaide as a major focus for tourism, conventions, leisure,

entertainment, sport and recreation, education, cultural development and

the arts.

Objective 3: Development that enhances the public environment and provides interest

at street level.

1 Development should, where appropriate, integrate public art into the design of

new or refurbished building sites in a manner which is integrated with and

commensurate in scale with, the new or refurbished buildings. For the purpose of

enhancing the public environment, public art should:

(a) demonstrate artistic excellence and innovation in design;

(b) be made of high quality materials;

(c) enhance the setting of new development;

(d) be integrated into the design of the building and the surrounding

environment;

(e) consider any existing public art works; and

(f) not hinder sight lines or create entrapment spots.

City Living

Housing Choice

Objective 6: A variety of housing options which supplement existing types of housing

and suit the widely differing social, cultural and economic needs of all

existing and future residents.

Objective 7: A range of long and short term residential opportunities to increase the

number and range of dwellings available whilst protecting identified areas

of special character and improving the quality of the residential

environment.

Objective 8: A broad range of accommodation to meet the needs of low income,

disadvantaged and groups with complex needs whilst ensuring integration

with existing residential communities.

5 Development should comprise of a range of housing types, tenures and cost, to

meet the widely differing social and economic needs of residents.

6 Development should provide a variety of accommodation to meet the needs of low

income people, student housing, social housing, housing for single people, large

and small families, people with disabilities and people with other complex needs.

These forms of housing should be distributed throughout the Council area to avoid

over-concentration of similar types of housing in a particular area and should be

of a scale and appearance that reinforces and achieves the desired character of

the locality, as expressed in the relevant Zone and Policy Area.

7 Residential development should be designed to be adaptable to meet people’s

needs throughout their lifespan to ensure that changes associated with old age,

special access and mobility can be accommodated.

Heritage and Conservation

Objective 42: Acknowledge the diversity of Adelaide’s cultural heritage from pre-

European occupation to current time through the conservation of

heritage places and retention of their heritage value.

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Objective 43: Development that retains the heritage value and setting of a heritage

place and its built form contribution to the locality.

Objective 45: Recognition of Aboriginal sites, items and areas which are of social,

archaeological, cultural, mythological or anthropological significance.

General

140 Development on land adjacent to a heritage place in non-residential Zones or

Policy Areas should incorporate design elements, including where it comprises an

innovative contemporary design, that:

(a) utilise materials, finishes, and other built form qualities that complement the

adjacent heritage place; and

(b) is located no closer to the primary street frontage than the adjacent heritage

place.

142 Development that abuts the built form/fabric of a heritage place should be

carefully integrated, generally being located behind or at the side of the heritage

place and without necessarily replicating historic detailing, so as to retain the

heritage value of the heritage place.

Aboriginal Heritage

147 Development should recognise historical and cultural relationships associated with

the past, prior and current use of a place which is of significance to Aboriginal

people.

Development on Land Adjacent to a Heritage Place

162 Development on land adjacent to land containing a Heritage Place should

demonstrate design consideration of the relationship with the Heritage Place

(without necessarily replicating its historic detailing) by establishing compatible:

(a) scale, bulk and setbacks;

(b) proportion and composition of design elements;

(c) form and visual interest (as determined by play of light and shade, treatments

of openings and depths of reveals, roofline and silhouette, colour and texture

of materials and details, landscaping and fencing);

(d) width of frontage and boundary set-back patterns; and

(e) vehicle access and carparking arrangements.

163 Development on land adjacent to a Heritage Place and sited in prominent

locations, such as corners or at the termination of vistas where a strong presence

is desirable, should have a scale and detail equal to that of the Heritage Place.

164 In a locality where single-storey Heritage Places prevail at or close to the primary

street frontage, single storey development and a consistent building set-back

should be maintained. Sympathetically designed second storey components that

utilise or extend roof space to the rear of a building may be appropriate subject to

scale, views from the street, overshadowing and privacy considerations.

165 Development that is visible from the street should match the building levels and

storey heights of adjacent Heritage Places.

Medium to High Scale Residential/Serviced Apartment

Objective 22: Medium to high scale residential (including student accommodation) or

serviced apartment development that:

(a) has a high standard of amenity and environmental performance;

(b) comprises functional internal layouts;

(c) is adaptable to meet a variety of accommodation and living needs;

and

(d) includes well-designed and functional recreation and storage areas.

Building Entrances

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49 Entrances to medium to high scale residential or serviced apartment development

should:

(a) be oriented towards the street;

(b) be visible and easily identifiable from the street; and

(c) provide shelter, a sense of personal address and transitional space around the

entry.

50 Entrances to individual dwellings or apartments within medium to high scale

residential or serviced apartment development should:

(a) be located as close as practical to the lift and/or lobby access and minimise

the need for long access corridors;

(b) be clearly identifiable; and

(c) avoid the creation of potential areas for entrapment.

Daylight, Sunlight and Ventilation

51 Medium to high scale residential or serviced apartment development should be

designed to maximise opportunities to facilitate natural ventilation and capitalise

on natural daylight and minimise the need for artificial lighting during daylight

hours.

52 Medium to high scale residential or serviced apartment development should be

designed and located to maximise solar access to dwellings and communal open

space on the northern facade.

53 Ceiling heights that promote the use of taller windows, highlight windows, fan

lights and light shelves should be utilised to facilitate access to natural light,

improve daylight distribution and enhance air circulation, particularly in dwellings

with limited light access and deep interiors.

54 All new medium to high scale residential or serviced apartment development

should have direct ventilation and natural light.

55 The maximum distance of a habitable room such as a living, dining, bedroom or

kitchen from a window providing natural light and ventilation to that room is 8

metres.

56 Light wells should not be used as the primary source of daylight for living rooms

to ensure a sufficient level of outlook and daylight.

57 Medium to high scale residential or serviced apartment development should be

designed to ensure living areas, private open space or communal open space,

where such communal open space provides the primary area of private open

space, are the main recipients of sunlight.

58 Medium to high scale residential or serviced apartment development should locate

living areas, private open space and communal open space, where such

communal open space provides the primary area of private open space, where

they will receive sunlight and, where possible, should maintain at least two hours

of direct sunlight solar time on 22 June to:

(a) at least one habitable room window (excluding bathroom, toilet, laundry or

storage room windows);

(b) to at least 20 percent of the private open space; and

(c) communal open space, where such communal open space provides the

primary private open space for any adjacent residential development.

59 Natural cross ventilation of habitable rooms should be achieved by the following

methods:

(a) positioning window and door openings in different directions to encourage

cross ventilation from cooling summer breezes;

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(b) installing small low level windows on the windward side and larger raised

openings on the leeward side to maximise airspeed in the room;

(c) installing higher level casement or sash windows, clerestory windows or

operable fanlight windows to facilitate convective currents;

(d) selecting windows which the occupants can reconfigure to funnel breezes such

as vertical louvred, casement windows and externally opening doors;

(e) ensuring the internal layout minimises interruptions to airflow;

(f) limiting building depth to allow for ease of cross ventilation; and/or

(g) draught proofing doors, windows and other openings.

Private Open Space

60 Medium to high scale residential development and serviced apartments should

provide the following private open space:

(a) studio (where there is no separate bedroom): no minimum requirement but

some provision is desirable.

(b) 1 bedroom dwelling/apartment: 8 square metres.

(c) 2 bedroom dwelling/apartment: 11 square metres.

(d) 3+ bedroom dwelling/apartment: 15 square metres.

A lesser amount of private open space may be considered appropriate in

circumstances where the equivalent amount of open space is provided in a

communal open space accessible to all occupants of the development.

Private open space for 2 or more bedroom dwellings/apartments may be divided

into different areas whilst private open space for studios or 1 bedroom

dwelling/apartments should be in a single area.

Areas used for parking of motor vehicles are not included as private open space. Note: In Residential, Main Street and Institutional Zones, specific landscaped open space and private landscaped open space provisions apply.

61 Medium to high scale residential (other than student accommodation) or serviced

apartment development in the Capital City Zone should ensure direct access from

living areas to private open space areas, which may take the form of balconies,

terraces, decks or other elevated outdoor areas provided the amenity and visual

privacy of adjacent properties is protected.

62 Other than for student accommodation, private open space should have a

minimum dimension of 2 metres and should be well proportioned to be functional

and promote indoor/outdoor living.

63 Balconies should be integrated into the overall architectural form and detail of the

development and should:

(a) utilise sun screens, pergolas, shutters and openable walls to control sunlight

and wind;

(b) be cantilevered, partially cantilevered and/or recessed in response to daylight,

wind, acoustic and visual privacy;

(c) be of a depth that ensures sunlight can enter the dwelling below; and

(d) allow views and casual surveillance of the street while providing for safety and

visual privacy.

64 Secondary balconies, including Juliet balconies or operable walls with balustrades

should be considered, subject to overlooking and privacy, for additional amenity

and choice.

65 For clothes drying, balconies off laundries or bathrooms and roof top areas should

be screened from public view.

66 The incorporation of roof top gardens is encouraged providing it does not result in

unreasonable overlooking or loss of privacy.

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Visual Privacy

67 Medium to high scale residential or serviced apartment development should be

designed and sited to minimise the potential overlooking of habitable rooms such

as bedrooms and living areas of adjacent development.

68 A habitable room window, balcony, roof garden, terrace or deck should be set-

back from boundaries with adjacent sites at least three metres to provide an

adequate level of amenity and privacy and to not restrict the reasonable

development of adjacent sites.

Noise and Internal Layout

69 Medium to high scale residential or serviced apartment development close to high

noise sources (e.g. major roads, established places of entertainment and centres

of activity) should be designed to locate noise sensitive rooms and private open

space away from noise sources, or be protected by appropriate shielding

techniques.

70 Attached or abutting dwellings/apartments should be designed to minimise the

transmission of sound between dwellings and, in particular, to protect bedrooms

from possible noise intrusions.

Minimum Unit Sizes

71 Medium to high scale residential or serviced apartment development should

provide a high quality living environment by ensuring the following minimum

internal floor areas:

(a) studio (where there is no separate bedroom): 35 square metres.

(b) 1 bedroom dwelling/apartment: 50 square metres

(c) 2 bedroom dwelling/apartment: 65 square metres

(d) 3+ bedroom dwelling/apartment: 80 square metres plus an additional 15

square metres for every additional bedroom over 3 bedrooms. Note: Dwelling/apartment “unit size” includes internal storage areas but does not include balconies or car parking as part of the calculation.

72 Internal structural columns should correspond with the position of internal walls to

ensure that the space within the dwelling/apartment is useable.

Adaptability

73 Within medium to high scale residential or serviced apartment development,

dwelling/apartment layouts should be adaptable to accommodate:

(a) a range of activities and privacy levels between different spaces;

(b) flexible room sizes and proportions;

(c) efficient circulation to optimise the functionality of floor space within rooms;

and

(d) the future reuse of student accommodation as residential apartments through

a design and layout that allows individual apartments to be reconfigured into a

larger dwelling or other alternative use.

Outlook

74 All medium to high scale residential or serviced apartment development should be

designed to ensure the living rooms have a satisfactory external outlook. Living

rooms that do not have an outlook or the only source of outlook is through high

level windows or a skylight are not considered to provide an appropriate level of

amenity for the occupiers.

Note: Outlook is a short range prospect and is distinct from a view which is more extensive and long range to particular objects or geographic features.

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75 Light wells may be used as a source of daylight, ventilation, outlook and sunlight

for medium to high scale residential or serviced apartment development provided

that:

(a) living rooms do not have lightwells as their only source of outlook;

(b) lightwells up to 18 metres in height have a minimum horizontal dimension of 3

metres or 6 metres if overlooked by bedrooms; and

(c) lightwells higher than 18 metres in height have a minimum horizontal

dimension of 6 metres or 9 metres if overlooked by bedrooms.

On-Site Parking and Fencing

Objective 23: Safe and convenient on-site car parking for resident and visitor vehicles.

76 To ensure an adequate provision of on-site parking, car parking should be

provided for medium to high scale residential (other than student

accommodation) or serviced apartment development in accordance with Table

Adel/7.

77 Garages and parking structures associated with medium to high scale residential

or serviced apartment development should be located so that they do not visually

dominate the street frontage.

78 Car parking areas should be designed and located to:

(a) be close and convenient to dwellings/apartments;

(b) be lit at night;

(c) be well ventilated if enclosed;

(d) avoid headlight glare into windows; and

(e) clearly define visitor parking.

79 Where garages are located within a basement or undercroft:

(a) the width of access driveways should be kept to a minimum and should not

detract from the streetscape;

(b) driveways should be designed to ensure safe and convenient access and

egress;

(c) access should be restricted to one driveway or one point of access and egress;

(d) vehicles should be able to safely exit in a forward direction and should not

compromise pedestrian safety or cause conflict with other vehicles; and

(e) the height of the car park ceiling should not exceed one metre above the

finished ground floor level to ensure minimal impact on the streetscape.

80 Fencing and walls should:

(a) be articulated and detailed to provide visual interest;

(b) assist the development to address the street;

(c) assist in the provision of safety and surveillance;

(d) assist in highlighting entrances; and

(e) enable visibility of buildings from and to the street.

Storage Areas

81 Site facilities should be readily accessible to each dwelling/serviced apartment,

complement the development and relevant desired character and should include:

(a) a common mail box structure located close to the main pedestrian entrance;

(b) areas for the storage and collection of goods, materials, refuse and waste

including facilities to enable the separation of recyclable materials as

appropriate to the size and nature of the development and screened from

public view; and

(c) external clothes drying areas for residential dwellings that do not incorporate

ground level open space.

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82 Medium to high scale residential (other than student accommodation) or serviced

apartment development should provide adequate and accessible storage facilities

for the occupants at the following minimum rates:

(a) studio: 6 cubic metres

(b) 1 bedroom dwelling/apartment: 8 cubic metres

(c) 2 bedroom dwelling/apartment: 10 cubic metres

(d) 3+ bedroom dwelling/apartment: 12 cubic metres

50 percent of the storage space should be provided within the dwelling/apartment

with the remainder provided in the basement or other communal areas.

Built Form and Townscape

Objective 46: Reinforcement of the city’s grid pattern of streets through:

(a) high rise development framing city boulevards, the Squares and Park

Lands

(b) vibrant main streets of a more intimate scale that help bring the city

to life

(c) unique and interesting laneways that provide a sense of enclosure

and intimacy

Objective 47: Buildings should be designed to:

(a) reinforce the desired character of the area as contemplated by the

minimum and maximum building heights in the Zone and Policy Area

provisions;

(b) maintain a sense of openness to the sky and daylight to public

spaces, open space areas and existing buildings;

(c) contribute to pedestrian safety and comfort; and

(d) provide for a transition of building heights between Zone and Policy

Areas where building height guidelines differ.

Objective 48: Development which incorporates a high level of design excellence in

terms of scale, bulk, massing, materials, finishes, colours and

architectural treatment.

Height, Bulk and Scale

167 Development should be of a high standard of design and should reinforce the grid

layout and distinctive urban character of the City by maintaining a clear distinction

between the following:

(a) the intense urban development and built-form of the town acres in the Capital

City, Main Street, City Frame and Residential Zones;

(b) the less intense and more informal groupings of buildings set within the

landscaped environment of the Institutional Zones;

(c) The historic character of the North Adelaide Historic (Conservation) Zone; and

(d) the open landscape of the Park Lands Zone.

168 The height and scale of development and the type of land use should reflect and

respond to the role of the street it fronts as illustrated on Map Adel/1 (Overlay 1).

169 The height, scale and massing of buildings should reinforce:

(a) the desired character, built form, public environment and scale of the

streetscape as contemplated within the Zone and Policy Area, and have regard

to:

(i) maintaining consistent parapet lines, floor levels, height and massing with

existing buildings consistent with the areas desired character;

(ii) reflecting the prevailing pattern of visual sub-division of neighbouring

building frontages where frontages display a character pattern of vertical

and horizontal sub-divisions; and

(iii) avoiding massive unbroken facades.

(b) a comfortable proportion of human scale at street level by:

(i) building ground level to the street frontage where zero set-backs prevail;

(ii) breaking up the building facade into distinct elements;

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(iii) incorporating art work and wall and window detailing; and

(iv) including attractive planting, seating and pedestrian shelter.

170 Where possible, large sites should incorporate pedestrian links and combine them

with publicly accessible open space.

171 Buildings and structures should not adversely affect by way of their height and

location the longterm operational, safety and commercial requirements of

Adelaide International Airport. Buildings and structures which exceed the heights

shown in Map Adel/1 (Overlay 5) and which penetrate the Obstacle Limitation

Surfaces (OLS) should be designed, marked or lit to ensure the safe operation of

aircraft within the airspace around the Adelaide International Airport.

172 Development in a non-residential Zone that abuts land in a City Living Zone or the

North Adelaide Historic (Conservation) Zone should provide a transition between

high intensity development and the lower intensity development in the adjacent

Zone by focussing taller elements away from the common Zone boundary.

173 Development in a non-residential Zone that is adjacent to land in a City Living

Zone or the North Adelaide Historic (Conservation) Zone should minimise

overshadowing on sensitive uses by ensuring:

(b) north-facing windows to habitable rooms of existing dwellings in a Residential

Zone or the North Adelaide Historic (Conservation) Zone receive at least 3

hours of direct sunlight over a portion of their surface between 9.00am and

3.00pm on 21 June;

(b) ground level open space of existing residential buildings in a Residential Zone

or the North Adelaide Historic (Conservation) Zone receive direct sunlight for a

minimum of 2 hours between 9.00am and 3.00pm on 21 June to at least the

smaller of the following:

(i) half of the existing ground level open space;

(ii) 35 square metres of the existing ground level open space (with at least

one of the area’s dimensions measuring 2.5 metres).

Composition and Proportion

179 Development should respect the composition and proportion of architectural

elements of building facades that form an important pattern which contributes to

the streetscape’s distinctive character in a manner consistent with the desired

character of a locality by:

(a) establishing visual links with neighbouring buildings by reflecting and

reinforcing the prevailing pattern of visual sub-division in building facades

where a pattern of vertical and/or horizontal sub-divisions is evident and

desirable, for example, there may be strong horizontal lines of verandahs,

masonry courses, podia or openings, or there may be vertical proportions in

the divisions of facades or windows; and

(b) clearly defining ground, middle and roof top levels.

180 Where there is little or no established building pattern, new buildings should

create new features which contribute to an areas desired character and the way

the urban environment is understood by:

(a) frontages creating clearly defined edges;

(b) generating new compositions and points of interest;

(c) introducing elements for future neighbouring buildings; and

(d) emphasising the importance of the building according to the street hierarchy.

Articulation and Modelling

181 Building facades fronting street frontages, access ways, driveways or public

spaces should be composed with an appropriate scale, rhythm and proportion

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which responds to the use of the building, the desired character of the locality and

the modelling and proportions of adjacent buildings

182 Balconies should be designed to give shelter to the street or public space at first

floor levels.

183 Balconies should:

(a) respond to the street context and building orientation; and

(b) incorporate balustrade detailing to reflect the balcony type and location and

the materials and detail of the building facade.

184 No part of any fully enclosed building should extend over property boundaries,

including streets and public spaces, whether above a balcony at a lower level or

not.

185 Building services such as drainage pipes together with security grills/screens,

ventilation louvers and car park entry doors, should be coordinated and integrated

with the overall facade design.

Materials, Colours and Finishes

186 The design, external materials, colours and finishes of buildings should have

regard to their surrounding townscape context, built form and public environment,

consistent with the desired character of the relevant Zone and Policy Area.

187 Development should be finished with materials that are sympathetic to the design

and setting of the new building and which incorporate recycled or low embodied

energy materials. The form, colour, texture and quality of materials should be of

high quality, durable and contribute to the desired character of the locality.

Materials, colours and finishes should not necessarily imitate materials and colours

of an existing streetscape.

188 Materials and finishes that are easily maintained and do not readily stain,

discolour or deteriorate should be utilised.

189 Development should avoid the use of large expanses of highly reflective materials

and large areas of monotonous, sheer materials (such as polished granite and

curtained wall glazing).

Corner Sites

190 New development on major corner sites should define and reinforce the

townscape importance of these sites with appropriately scaled buildings that:

(a) establish an architectural form on the corner;

(b) abut the street frontage; and

(c) address all street frontages.

Sky and Roof Lines

Objective 49: Innovative and interesting skylines which contribute to the overall

design and performance of the building.

191 Where a prevailing pattern of roof form assists in establishing the desired

character of the locality, new roof forms should be complementary to the shape,

pitch, angle and materials of adjacent building roofs.

192 Buildings should be designed to incorporate well designed roof tops that:

(a) reinforce the desired character of the locality, as expressed in the relevant

Zone or Policy Area;

(b) enhance the skyline and local views;

(c) contribute to the architectural quality of the building;

(d) provide a compositional relationship between the upper-most levels and the

lower portions of the building;

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(e) provide an expression of identity;

(f) articulate the roof, breaking down its massing on large buildings to minimise

apparent bulk;

(g) respond to the orientation of the site; and

(h) create minimal glare.

193 Roof top plant and ancillary equipment that projects above the ceiling of the top

storey should:

(a) be designed to minimise the visual impact; and

(b) be screened from view, including the potential view looking down or across

from existing or possible higher buildings, or be included in a decorative roof

form that is integrated into the design of the building.

194 Roof design should facilitate future use for sustainable functions such as:

(a) rainwater tanks for water conservation;

(b) roof surfaces orientated, angled and of suitable material for photovoltaic

applications; and/or

(c) “green” roofs (ie roof top gardens structurally capable of supporting

vegetation) or water features.

Active Street Frontages

Objective 50: Development that enhances the public environment and, where

appropriate provides activity and interest at street level, reinforcing a

locality’s desired character.

Objective 51: Development designed to promote pedestrian activity and provide a high

quality experience for City residents, workers and visitors by:

(a) enlivening building edges;

(b) creating welcoming, safe and vibrant spaces;

(c) improving perceptions of public safety through passive surveillance;

and

(d) creating interesting and lively pedestrian environments.

195 Development should be designed to create active street frontages that provide

activity and interest to passing pedestrians and contribute to the liveliness, vitality

and security of the public realm.

196 Retail frontages should be designed to provide interest to passing pedestrians at

street level and relief to building mass.

197 Commercial buildings should be designed to ensure that ground floor facades are

rich in detail so they are exciting to walk by, interesting to look at and to stand

beside

Environmental

Crime Prevention Through Urban Design

Objective 24: A safe and secure, crime resistant environment that:

(a) ensures that land uses are integrated and designed to facilitate

natural surveillance;

(b) promotes building and site security; and

(c) promotes visibility through the incorporation of clear lines of sight

and appropriate lighting.

82 Development should promote the safety and security of the community in the

public realm and within development. Development should:

(a) promote natural surveillance of the public realm, including open space, car

parks, pedestrian routes, service lanes, public transport stops and residential

areas, through the design and location of physical features, electrical and

mechanical devices, activities and people to maximise visibility by:

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(i) orientating windows, doors and building entrances towards the street,

open spaces, car parks, pedestrian routes and public transport stops;

(ii) avoiding high walls, blank facades, carports and landscaping that

obscures direct views to public areas

(iii) arranging living areas, windows, pedestrian paths and balconies to

overlook recreation areas, entrances and car parks;

(iv) positioning recreational and public space areas so they are bound by

roads on at least two road frontages or overlooked by development;

(v) creating a complementary mix of day and night-time activities, such as

residential, commercial, recreational and community uses, that extend

the duration and level of intensity of public activity;

(vi) locating public toilets, telephones and other public facilities with direct

access and good visibility from well-trafficked public spaces;

(vii) ensuring that rear service areas and access lanes are either secured or

exposed to surveillance; and

(viii) ensuring the surveillance of isolated locations through the use of audio

monitors, emergency telephones or alarms, video cameras or staff eg by

surveillance of lift and toilet areas within car parks.

(b) provide access control by facilitating communication, escape and path finding

within development through legible design by:

(i) incorporating clear directional devices;

(ii) avoiding opportunities for concealment near well travelled routes;

(iii) closing off or locking areas during off-peak hours, such as stairwells, to

concentrate access/exit points to a particular route;

(iv) use of devices such as stainless steel mirrors where a passage has a

bend;

(v) locating main entrances and exits at the front of a site and in view of a

street;

(vi) providing open space and pedestrian routes which are clearly defined and

have clear and direct sightlines for the users; and

(vii) locating elevators and stairwells where they can be viewed by a

maximum number of people, near the edge of buildings where there is a

glass wall at the entrance.

(c) promote territoriality or sense of ownership through physical features that

express ownership and control over the environment and provide a clear

delineation of public and private space by:

(i) clear delineation of boundaries marking public, private and semi-private

space, such as by paving, lighting, walls and planting;

(ii) dividing large development sites into territorial zones to create a sense of

ownership of common space by smaller groups of dwellings; and

(iii) locating main entrances and exits at the front of a site and in view of a

street.

(d) provide awareness through design of what is around and what is ahead so that

legitimate users and observers can make an accurate assessment of the

safety of a locality and site and plan their behaviour accordingly by:

(i) avoiding blind sharp corners, pillars, tall solid fences and a sudden change

in grade of pathways, stairs or corridors so that movement can be

predicted;

(ii) using devices such as convex security mirrors or reflective surfaces where

lines of sight are impeded;

(iii) ensuring barriers along pathways such as landscaping, fencing and walls

are permeable;

(iv) planting shrubs that have a mature height less than one metre and trees

with a canopy that begins at two metres;

(v) adequate and consistent lighting of open spaces, building entrances,

parking and pedestrian areas to avoid the creation of shadowed areas;

and

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(vi) use of robust and durable design features to discourage vandalism.

83 Residential development should be designed to overlook streets, public and

communal open space to allow casual surveillance.

84 To maximise security and safety, buildings should be designed to minimise access

between roofs, balconies and windows of adjacent buildings.

85 Security features should be incorporated within the design of shop fronts to

complement the design of the frontage and allow window shopping out of hours. If

security grilles are provided, these should:

(a) be transparent and illuminated to complement the appearance of the frontage;

(b) provide for window shopping; and

(c) allow for the spill of light from the shop front onto the street.

Solid shutters with less than 75 percent permeability are not acceptable.

86 Public toilets should be designed and located to:

(a) promote the visibility of people entering and exiting the facility by avoiding

recessed entrances and dense shrubbery which obstructs passive surveillance;

(b) limit opportunities for vandalism through the use of vandal proof lighting on

the public toilet buildings and nearby;

(c) avoid features which facilitate loitering, such as seating or telephones

immediately adjacent the structure; and

(d) maximise surveillance through location near public transport links, pedestrian

and cyclist networks.

Noise Emissions

Objective 26: Development that does not unreasonably interfere with the desired

character of the locality by generating unduly annoying or disturbing

noise.

Objective 27: Noise sensitive development designed to protect its occupants from

existing noise sources and from noise sources contemplated within the

relevant Zone or Policy Area and that does not unreasonably interfere

with the operation of non-residential uses contemplated within the

relevant Zone or Policy Area.

Noise Sources

89 Development with potential to emit significant noise (including licensed

entertainment premises and licensed premises) should incorporate appropriate

noise attenuation measures in to their design to prevent noise from causing

unreasonable interference with the amenity and desired character of the locality,

as contemplated in the relevant Zone and Policy Area.

90 Development of licensed premises or licensed entertainment premises or similar in

the Capital City, Main Street and City Frame Zones should include noise

attenuation measures to achieve the following when assessed at:

(a) the nearest existing noise sensitive location in or adjacent to that Zone:

(i) music noise (L10, 15 min) less than 8 dB above the level of background

noise

(L90,15 min) in any octave band of the sound spectrum; and (ii) music noise

(LA10, 15 min) less than 5 dB(A) above the level of background noise

(LA90,15 min) for the overall (sum of all octave bands) A-weighted levels;

or

(b) the nearest envisaged future noise sensitive location in or adjacent to that

Zone:

(i) music noise (L10, 15 min) less than 8dB above the level of background

noise (L90,15 min) in any octave band of the sound spectrum and music

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noise (L10, 15 min) less than 5dB(A) above the level of background noise

(LA90,15 min) for the overall (sum of all octave bands) A-weighted levels;

or

(ii) music noise (L10, 15 min) less than 60dB(Lin) in any octave band of the

sound spectrum and the overall (LA10,15 min) noise level is less than 55

dB(A).

92 Speakers should not be placed on the fascias of premises or on the pavement

adjacent to the premises to ensure development does not diminish the enjoyment

of other land in the locality.

93 Mechanical plant or equipment, should be designed, sited and screened to

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

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

conditioning, ventilation and refrigeration systems when assessed at the nearest

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

exceed:

(a) N/A

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

time (10.00pm to 7.00am) in or adjacent to a Residential Zone, the North

Adelaide Historic (Conservation) Zone or the Park Lands Zone when measured

and adjusted in accordance with the relevant environmental noise legislation

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

94 To ensure minimal disturbance to residents:

(a) ancillary activities such as deliveries, collection, movement of private waste

bins, goods, empty bottles and the like should not occur:

(i) after 10.00pm; and

(ii) before 7.00am Monday to Saturday or before 9.00am on a Sunday or

Public Holiday.

(b) typical activity within any car park area including vehicles being started, doors

closing and vehicles moving away from the premises should not result in sleep

disturbance when proposed for use after 10.00pm as defined by the limits

recommended by the World Health Organisation.

Noise Receivers

95 Noise sensitive development should incorporate adequate noise attenuation

measures into their design and construction to provide occupants with reasonable

amenity when exposed to noise sources such as major transport corridors (road,

rail, tram and aircraft), commercial centres, entertainment premises and the like,

and from activities and land uses contemplated in the relevant Zone and Policy

Area provisions.

96 Noise sensitive development in mixed use areas should not unreasonably interfere

with the operation of surrounding non-residential uses that generate noise levels

that are commensurate with the envisaged amenity of the locality.

97 Noise sensitive development adjacent to noise sources should include noise

attenuation measures to achieve the following:

(a) satisfaction of the sleep disturbance criteria in the bedrooms or sleeping areas

of the development as defined by the limits recommended by the World Health

Organisation;

(b) the maximum satisfactory levels in any habitable room for development near

major roads, as provided in the Australian/New Zealand Standard AS/NZS

2107:2000 - ‘Acoustics - Recommended Design Sound Levels and

Reverberation Times for Building Interiors’; and

(c) noise level in any bedroom, when exposed to music noise (L10) from existing

entertainment premises, being:

(i) less than 8 dB above the level of background noise (L90,15 min) in any

octave band

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of the sound spectrum; and

(ii) less than 5 dB(A) above the level of background noise (LA90,15 min) for

the overall

(sum of all octave bands) A-weighted levels.

Background noise within the habitable room can be taken to be that expected in a

typical residential/apartment development of the type proposed, that is inclusive

of internal noise sources such as air conditioning systems, refrigerators and the

like as deemed appropriate.

Unless otherwise demonstrated, the minimum background noise to be used will

be:

Octave Band Centre Frequency(Hz) Minimum Background Noise Level (LA90, 15) dB (A) 63 10 125 12 250 14 500 14 1000 12 2000 10 4000 8 Overall Sum 21

on the basis of the windows being closed for the noise sensitive development and

any existing entertainment premises complying with the relevant legislation

relating to noise emission

98 Attached dwellings/serviced apartments should be designed to minimise the

transmission of sound between dwellings/serviced apartments and should

particularly protect bedrooms from possible noise intrusion.

99 The number of dwellings/serviced apartments within a development sharing a

common entry should be minimised to limit noise generation in internal access

ways.

100 Development on land affected by aircraft noise exceeding 20 ANEF, as shown on

Map/1 (Overlay 6), should be designed, constructed and insulated to minimise the

impact of aircraft noise by being built in accordance with the Australian Standard

AS2021-2000: ‘Acoustics - Aircraft Noise Intrusion - Building Siting and

Construction’.

Waste Management

Objective 28: Development which supports high local environmental quality, promotes

waste minimisation, re-use and recycling, encourages waste water, grey

water and stormwater re-use and does not generate unacceptable levels

of air, liquid or solid pollution.

101 A dedicated area for on-site collection and sorting of recyclable materials and

refuse should be provided within all new development.

102 A dedicated area for the collection and sorting of construction waste and the

recycling of building materials during construction as appropriate to the size and

nature of the development should be provided and screened from public view.

103 Development greater than 2,000 square metres of total floor area should manage

waste by:

(a) containing a dedicated area for the collection and sorting of construction waste

and recyclable building materials;

(b) on-site storage and management of waste;

(c) disposal of non-recyclable waste; and

(d) incorporating waste water and stormwater re-use including the treatment and

re-use of grey water.

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104 Development should not result in emission of atmospheric, liquid or other

pollutants, or cause unacceptable levels of smell and odour which would

detrimentally affect the amenity of adjacent properties or its locality. Land uses

such as restaurants, shops, cafés or other uses that generate smell and odour

should:

(a) ensure extraction flues, ventilation and plant equipment are located in

appropriate locations that will not detrimentally affect the amenity of adjacent

occupiers in terms of noise, odours and the appearance of the equipment;

(b) ensure ventilation and extraction equipment and ducting have the capacity to

clean and filter the air before being released into the atmosphere; and

(c) ensure the size of the ventilation and extraction equipment is suitable and has

the capacity to adequately cater for the demand generated by the potential

number of patrons.

Contaminated Sites

Objective 29: A safe and healthy living and working environment.

105 Where there is evidence of, or reasonable suspicion that land, buildings and/or

water, including underground water, may have been contaminated, or there is

evidence of past potentially contaminating activity/ies, development should only

occur where it is demonstrated that the land, buildings and/or water can be made

suitable for its intended use prior to commencement of that use.

Note: Information of the suitability of land for the proposed land use should be provided as part of the development application and should include:

(a) the provision of a report of the land use history and condition of the site; (b) where the report reveals that contamination is suspected or identified, a detailed site assessment report that determines whether site contamination poses an actual or potential risk to human health and the environment, either on or off the site, of sufficient magnitude to warrant remediation appropriate to the proposed land use; (c) where remediation is warranted, a remediation and/or management strategy prepared in consultation with an independent Environmental Auditor, Contaminated Land, endorsed by the EPA; (d) a site audit report, prepared by an independent Environmental Auditor, Contaminated Land, endorsed by the EPA, that states that in the opinion of the Auditor, the site is suitable for the intended uses(s), or for certain stated uses(s) and also states any conditions pertaining to the use(s).

Energy Efficiency

Objective 30: Development which is compatible with the long term sustainability of

the environment, minimises consumption of non-renewable resources

and utilises alternative energy generation systems.

All Development

106 Buildings should provide adequate thermal comfort for occupants and minimise

the need for energy use for heating, cooling and lighting by:

(a) providing an internal day living area with a north-facing window, other than

for minor additions*, by:

(i) arranging and concentrating main activity areas of a building to the north

for solar penetration; and

(ii) placing buildings on east-west allotments against or close to the southern

boundary to maximise northern solar access and separation to other

buildings to the north.

(b) efficient layout, such as zoning house layout to enable main living areas to be

separately heated and cooled, other than for minor additions;

(c) locating, sizing and shading windows to reduce summer heat loads and permit

entry of winter sun;

(d) allowing for natural cross ventilation to enable cooling breezes to reduce

internal temperatures in summer;

(e) including thermal insulation of roof, walls, floors and ceilings and by draught

proofing doors, windows and openings;

(f) ensuring light colours are applied to external surfaces that receive a high

degree of sun exposure, but not to an extent that will cause glare which

produces discomfort or danger to pedestrians, occupants of adjacent buildings

and users of vehicles;

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(g) providing an external clothes line for residential development; and

(h) use of landscaping.

107 All development should be designed to promote naturally ventilated and day lit

buildings to minimise the need for mechanical ventilation and lighting systems.

108 Energy reductions should, where possible, be achieved by the following:

(a) appropriate orientation of the building by:

(i) maximising north/south facing facades;

(ii) designing and locating the building so the north facade receives good

direct solar radiation;

(iii) minimising east/west facades to protect the building from summer sun

and winter winds;

(iv) narrow floor plates to maximise the amount of floor area receiving good

daylight; and/or

(v) minimising the ratio of wall surface to floor area.

(b) window orientation and shading;

(c) adequate thermal mass including night time purging to cool thermal mass;

(d) appropriate insulation by:

(i) insulating windows, walls, floors and roofs; and

(ii) sealing of external openings to minimise infiltration.

(e) maximising natural ventilation including the provision of openable windows;

(f) appropriate selection of materials, colours and finishes; and

(g) introduction of efficient energy use technologies such as geo-exchange and

embedded, distributed energy generation systems such as cogeneration*,

wind power, fuel cells and solar photovoltaic panels that supplement the

energy needs of the building and in some cases, export surplus energy to the

electricity grid.

109 Orientation and pitch of the roof should facilitate the efficient use of solar

collectors and photovoltaic cells

110 Buildings, where practical, should be refurbished, adapted and reused to ensure

an efficient use of resources.

111 New buildings should be readily adaptable to future alternative uses.

112 Selection of internal materials for all buildings should be made with regard to

internal air quality and ensure low toxic emissions, particularly with respect to

paint and joinery products.

Residential Development

113 New residential development and residential extensions should be designed to

minimise energy consumption and limit greenhouse gas emissions.

114 Development is encouraged to avoid heat loss by incorporating treatments, such

as double glazing of windows along the southern elevation, or by minimizing the

extent of windows facing south.

Office Development

115 The following principles of sustainable design and construction are required for

new office development, and additions and refurbishments to existing office

development, to minimise energy consumption and limit greenhouse gas

emissions:

(a) passive solar consideration in the design, planning and placement of buildings;

(b) re-using and/or improving existing structures or buildings;

(c) designing for the life-cycle of the development to allow for future adaptation;

(d) considering low levels of embodied energy in the selection and use of

materials;

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(e) developing energy efficiency solutions including passive designs using natural

light, solar control, air movement and thermal mass. Systems should be zoned

to minimise use of energy;

(f) using low carbon and renewable energy sources, such as Combined Heat and

Power (CHP) systems and photovoltaics; and

(g) preserving and enhancing local biodiversity, such as by incorporating roof top

gardens.

Renewable Energy

Objective 31: The development of renewable energy facilities, such as wind and

biomass energy facilities, in appropriate locations.

Objective 32: Renewable energy facilities located, sited, designed and operated to

avoid or minimise adverse impacts and maximise positive impacts

on the environment, local community and the State.

116 Renewable energy facilities, including wind farms, should be located, sited,

designed and operated in a manner which avoids or minimises adverse impacts

and maximises positive impacts on the environment, local community and the

State.

117 Renewable energy facilities, including wind farms, and ancillary developments

should be located in areas that maximise efficient generation and supply of

electricity.

Micro-climate and Sunlight

Objective 33: Buildings which are designed and sited to be energy efficient and to

minimise micro-climatic and solar access impacts on land or other

buildings.

Objective 34: Protection from rain, wind and sun without causing detriment to

heritage places, street trees or the integrity of the streetscape.

119 Development should be designed and sited to minimise micro-climatic and solar

access impact on adjacent land or buildings, including effects of patterns of wind,

temperature, daylight, sunlight, glare and shadow.

120 Development should be designed and sited to ensure an adequate level of

daylight, minimise overshadowing of buildings, and public and private outdoor

spaces, particularly during the lunch time hours.

121 Development should not significantly reduce daylight to private open space,

communal open space, where such communal open space provides the primary

private open space, and habitable rooms in adjacent City Living Zones.

122 Glazing on building facades should not result in glare which produces discomfort

or danger to pedestrians, occupants of adjacent buildings and users of vehicles.

123 Buildings within the Core and Primary Pedestrian Areas identified in Map Adel/1

(Overlays 2, 2A and 3), unless specified otherwise within the relevant Zone or

Policy Area, should be designed to provide weather protection for pedestrians

against rain, wind and sun. The design of canopies, verandahs and awnings

should be compatible with the style and character of the building and adjoining

buildings, as well as the desired character, both in scale and detail.

124 Weather protection should not be introduced where it would interfere with the

integrity or heritage value of heritage places or unduly affect street trees.

125 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.

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Stormwater Management

Objective 35: Development which maximises the use of stormwater.

Objective 36: Development designed and located to protect stormwater from

pollution sources.

Surface water (inland, marine, estuarine) and ground water has the

potential to be detrimentally affected by water run-off from

development containing solid and liquid wastes. Minimising and

possibly eliminating sources of pollution will reduce the potential for

degrading water quality and enable increased use of stormwater for a

range of applications with environmental, economic and social benefits.

Objective 37: Development designed and located to protect or enhance the

environmental values of receiving waters.

Objective 38: Development designed and located to prevent erosion.

Development involving soil disturbance may result in erosion and

subsequently sedimentation and pollutants entering receiving waters.

Design techniques should be incorporated during both the construction

and operation phases of development to minimise the transportation of

sediment and pollutants off-site.

Objective 39: Development designed and located to prevent or minimise the risk of

downstream flooding.

126 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.

127 Development affecting existing 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.

128 Development should incorporate appropriate measures to minimise any

concentrated stormwater discharge from the site.

129 Development should incorporate appropriate measures to minimise the discharge

of sediment, suspended solids, organic matter, nutrients, bacteria and litter and

other contaminants to the stormwater system and may incorporate systems for

treatment or use on site.

130 Development should not cause deleterious affect on the quality or hydrology of

groundwater.

131 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 site.

Infrastructure

Objective 40: Minimisation of the visual impact of infrastructure facilities.

Objective 41: Provision of services and infrastructure that are appropriate for the

intended development and the desired character of the Zone or

Policy Area.

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132 Provision should be made for utility services to the site of a development,

including provision for the supply of water, gas and electricity and for the

satisfactory disposal and potential re-use of sewage and waste water, drainage

and storm water from the site of the development.

133 Service structures, plant and equipment within a site should be designed to be an

integral part of the development and should be suitably screened from public

spaces or streets.

134 Infrastructure and utility services, including provision for the supply of water, gas

and electricity should be put in common trenches or conduits.

135 Development should only occur where it has access to adequate utilities and

services, including:

(a) electricity supply;

(b) water supply;

(c) drainage and stormwater systems;

(d) effluent disposal systems;

(e) formed all-weather public roads;

(f) telecommunications services; and

(g) gas services.

Landscaping

Objective 55: Water conserving landscaping that enhances the local landscape

character and creates a pleasant, safe and attractive living environment.

206 Landscaping should:

(a) be selected and designed for water conservation;

(b) form an integral part of the design of development; and

(c) be used to foster human scale, define spaces, reinforce paths and edges,

screen utility areas and enhance the visual amenity of the area.

207 Landscaping should incorporate local indigenous species suited to the site and

development, provided such landscaping is consistent with the desired character

of the locality and any heritage place.

208 Landscaping should be provided to all areas of communal space, driveways and

shared car parking areas.

209 Landscaping between the road and dwellings should be provided to screen and

protect the dwellings from dust and visual impacts of the road.

Transport and Access

Access and Movement

Objective 60: Access to and movement within the City that is easy, safe, comfortable

and convenient with priority given to pedestrian and cyclist safety and

access.

223 Development should provide safe, convenient and comfortable access and

movement.

224 Vehicle access points along primary and secondary city access roads and local

connector roads, as shown on Map Adel/1 (Overlay 1) should be restricted.

Pedestrian Access

Objective 61: Development that promotes the comfort, enjoyment and security of

pedestrians by providing shelter and reducing conflict with motor

vehicles.

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Objective 62: Development that contributes to the quality of the public realm as a

safe, secure and attractive environment for pedestrian movement and

social interaction.

Objective 63: Safe and convenient design of and access to buildings and public spaces,

particularly for people with disabilities.

225 Development should reflect the significance of the paths and increase the

permeability of the pedestrian network identified within Map Adel/1 (Overlay 2) by

ensuring:

(a) pedestrians are not disrupted or inconvenienced by badly designed or located

vehicle access ramps in footpaths or streets; and

(b) vehicle and service entry points are kept to a minimum to avoid adverse

impact on pedestrian amenity.

227 Development should provide and maintain pedestrian shelter, access and through-

site links in accordance with the walking routes identified within Map Adel/1

(Overlays 2, 2A and 3) and the provisions of the Zone or Policy Area in which it is

located. Such facilities should be appropriately designed and detailed to enhance

the pedestrian environment, have regard to the mobility needs of people with

disabilities, and be safe, suitable and accessible.

228 Corner buildings in the Central Business Policy Area of the Capital City Zone,

buildings adjacent to street intersections and buildings along a high concentration

public transport route or along public transport pedestrian routes identified within

Map Adel/1 (Overlay 4) should provide weather protection for pedestrians in the

form of verandahs, awnings or canopies. Where verandahs or awnings are

provided which block street lighting, they should include additional lighting

beneath the canopy.

229 Permanent structures over a footpath should have a minimum clearance of 3.0

metres above the existing footpath level, except for advertisements which should

have a minimum clearance of 2.5 metres and temporary structures and

retractable canopies which should have a minimum clearance of 2.3 metres above

the existing footpath level.

230 Where posts are required to support permanent structures, they should be located

at least 600 millimetres from the kerb line.

231 Access for people with disabilities should be provided to and within all buildings to

which members of the public have access in accordance with the relevant

Australian Standards. Such access should be provided through the principal

entrance, subject to heritage considerations and for exemptions under the

relevant legislation.

Bicycle Access

Objective 64: Greater use of bicycles for travel to and within the City and the

improvement of conditions, safety and facilities for cyclists.

Objective 65: Adequate supply of secure, short stay and long stay bicycle parking to

support desired growth in City activities.

232 Development should have regard to the bicycle routes identified within Map Adel/1

(Overlay 3) by:

(a) limiting vehicular access points; and

(b) ensuring that vehicles can enter and leave the site in a forward direction,

thereby avoiding reverse manoeuvres.

233 An adequate supply of on-site secure bicycle parking should be provided to meet

the demand generated by the development within the site area of the

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development. Bicycle parking should be provided in accordance with the

requirements set out in Table Adel/6.

Table Adel/6 Bicycle Parking Provisions

Type of development Bicycle parking space standard for employees and/or residents

Bicycle parking space standard for customers, visitors and / or shoppers

Educational Establishment – University

1 per 20 employees plus 1 per 10 full time students

1 per 20 employees

234 Onsite secure bicycle parking facilities for short stay users (i.e. bicycle rails)

should be:

(a) directly associated with the main entrance;

(b) located at ground floor level;

(c) located undercover;

(d) well lit and well signed;

(e) located where passive surveillance is possible, or covered by CCTV; and

(f) accessible by cycling along a safe, well lit route.

236 Access to bicycle parking should be designed to:

(a) minimise conflict with motor vehicles and pedestrians;

(b) ensure the route is well signed and well lit including the use of road markings

such as a bicycle logo if appropriate to help guide cyclists; and

(c) ensure the route is unhindered by low roof heights.

237 To facilitate and encourage the use of bicycles and walking as a means of travel to

and from the place of work, commercial and institutional development should

provide on-site shower and changing facilities.

Public Transport

Objective 66: Development that promotes the use of sustainable transport consistent

with State Government objectives and initiatives.

Objective 67: Accessible public transport for all metropolitan residents and visitors and

safe and attractive facilities for public transport users.

238 Development along a high concentration public transport route should be designed

to ensure that activity and interest for public transport passengers is maximised

through the incorporation of active street frontages.

239 Development along high concentration public transport routes identified in Map

Adel/1 (Overlay 4) should:

(a) ensure there are pedestrian links through the site if needed to provide access

to public transport;

(b) provide shelter (e.g. verandahs) for pedestrians against wind, sun and rain;

(c) provide interest and activity at street level; and

(d) where possible, avoid vehicle access across high concentration public transport

routes identified in Map Adel/1 (Overlay 4). Where unavoidable, vehicle access

should be integrated into the design of the development whilst retaining active

street frontages.

Traffic and Vehicle Access

Objective 68: Development that supports a shift toward active and sustainable

transport modes (i.e. public transport, cycling and walking).

Objective 69: An enhanced City environment and the maintenance of an appropriate

hierarchy of roads to distribute traffic into the City to serve development

in preference to through traffic.

Objective 70: Adequate off-street facilities for loading and unloading of courier,

delivery and service vehicles and access for emergency vehicles.

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240 Development should be designed so that vehicle access points for parking,

servicing or deliveries, and pedestrian access to a site, are located to minimise

traffic hazards and vehicle queuing on public roads. Access should be safe,

convenient and suitable for the development on the site, and should be obtained

from minor streets and lanes unless otherwise stated in the provisions for the

relevant Zone or Policy Area and provided residential amenity is not unreasonably

affected.

241 Facilities for the loading and unloading of courier, delivery and service vehicles

and access for emergency vehicles should be provided on-site as appropriate to

the size and nature of the development. Such facilities should be screened from

public view and designed, where possible, so that vehicles may enter and leave in

a forward direction.

242 Where practicable, development sites should contain sufficient space for the

location of construction equipment during the course of building construction, so

that development does not rely on the use of Council road reserves to locate such

equipment.

243 Vehicular access to development located within the Core and Primary Pedestrian

Areas identified in Map Adel/1 (Overlay 2A) should be limited and designed to

minimise interruption to street frontages.

244 Where vehicular access to a development is gained by an existing crossing in the

Core Pedestrian Area identified in Map Adel/1 (Overlay 2A), there should be no

increase in the number of parking spaces served by the crossing, nor any increase

in the number of existing crossings serving that development.

245 The number of access points on primary city access roads identified in Map Adel/1

(Overlay 1) should be limited to minimise traffic and pedestrian inconvenience,

interference with public transport facilities and adverse effects on the

environment.

246 Buildings located along primary and secondary access roads should be sited to

avoid the need for vehicles to reverse on to the road (unless the dimensions of

the site make this impractical).

247 Buildings located along primary and secondary access roads should be sited to

avoid the need for vehicles to reverse on to the road (unless the dimensions of

the site make this impractical).

248 Access roads within residential development should:

(a) provide convenient access for emergency vehicles, visitors and residents;

(b) enable vehicles to enter and leave a site in a forward direction;

(c) provide a comfortable and safe pedestrian environment; and

(d) be well lit.

Car Parking

Objective 71: To meet community expectation for parking supply while supporting a

shift toward active and sustainable transport modes.

Objective 72: An adequate supply of short-stay and long-stay parking to support

desired growth in City activities without detrimental affect on traffic and

pedestrian flows.

250 Car parking areas should be located and designed to:

(a) ensure safe and convenient pedestrian movement and traffic circulation

through and within the car parking area;

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(b) include adequate provision for manoeuvring and individually accessible car

standing areas;

(c) enable, where practical, vehicles to enter and leave the site in a forward

direction;

(d) minimise interruption to the pattern of built form along street frontages;

(e) provide for access off minor streets and for the screening from public view of

such car parking areas by buildings on the site wherever possible;

(f) minimise adverse impacts on adjoining residential properties in relation to

noise and access and egress;

(g) minimise loss of existing on-street parking spaces arising through crossovers

and access;

(h) incorporate secure bicycle parking spaces and facilitate convenient, safe and

comfortable access to these spaces by cyclists; and

(i) provide landscaping, such as semi-mature trees, to shade parked vehicles and

reduce the visual impact of the car parking area while maintaining direct sight

lines and informal visual surveillance.

251 All development should provide car parking spaces for people with disabilities in

accordance with the requirements in the Building Code of Australia (BCA). For

classes of buildings not covered by the requirements of the BCA, the number of

spaces should be provided in accordance with Table Adel/7 and such car parking

spaces should comply with Australian Standard 2890.1: ‘Parking Facilities - Off-

street Car Parking’.

252 Within City Living Zone, Adelaide Historic (Conservation) Zone, Main Street, Mixed

Use and Institutional Zones:

(a) adequate car parking should be provided within the site area of the

development to meet the demand generated by the development;

(b) car parking should be provided in accordance with Table Adel/7; and

(c) car parking rates lower than the minimum in Table Adel/7 may be appropriate

where there is readily accessible and frequent public transport in the locality or

it can be demonstrated that a lower provision is warranted, such as for the

following reasons:

(i) the nature of development;

(ii) existing heritage places on or adjacent to the development site which

dictates the development of the site in a manner which hampers the

provision of on-site parking;

(iii) the opportunity to exploit shared car parking areas between uses based

upon compatible hours of peak operation; or

(iv) suitable arrangements for any parking shortfall to be met elsewhere or by

other means.

Note: A development application should include an estimate of the car parking required by the proposed development and an indication of how the parking need will be met. It should take into account the availability of on-street parking spaces on the site frontage and available capacity in off-street car parking facilities which are accessible by members of the public in the locality.

253 Off-street parking should:

(a) be controlled in accordance with the provisions for the relevant Policy Area;

(b) be located away from street frontages or designed as an integral part of

buildings on the site. Provision of parking at basement level is encouraged;

and

(c) not include separate garages or carports in front of buildings within front set-

backs.

262 In areas outside the Core and Primary Pedestrian Areas identified in Map Adel/1

(Overlays 2, 2A and 3), car parking may be provided to serve a development

within the site of the development or elsewhere. Where car parking is provided, it

should be:

(a) provided with vehicle access points that do not cross major walking routes

identified in Map Adel/1 (Overlay 2); and

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(b) located away from frontages to major streets wherever possible.

Economic Growth and Land Use

Objective 73: The role of the City enhanced as:

(a) the community, civic and cultural heart of South Australia and as a

driving force in the prosperity of the State;

(b) the State centre for business, administration, services, employment,

education, political and cultural activities, government and public

administration;

(c) a welcoming, secure, attractive and accessible meeting place for the

people of metropolitan Adelaide and beyond for leisure,

entertainment, civic and cultural activity, specialty shopping,

personal and community services;

(d) a centre for education and research built on key academic strengths

and on the excellent learning environment and student

accommodation available in the City;

(e) a supportive environment for the development of new enterprises

drawing on the cultural, educational, research, commercial and

information technology strengths of the City centre;

(f) the gateway to the attractions of South Australia for international and

interstate visitors by developing a wide range of visitor

accommodation, facilities and attractions, particularly attractions

which showcase the particular strengths of South Australia; and

(g) a great place to live, with a growing diversity of accommodation for

different incomes and lifestyles.

Objective 74: A business environment which encourages investment from domestic

and foreign sources, business development and employment.

Objective 75: Development which reinforces clusters and nodes of activity and

distinctive local character.

Objective 76: A diverse mix of commercial, community, civic and residential activities

to meet the future needs of the Capital City of South Australia.

265 Development, particularly within the Capital City and Institutional Zones,

is encouraged to:

(a) provide a range of shopping facilities in locations that are readily

accessible;

(b) provide for the growth in economic activities that sustain and

enhance the variety and mix of land uses and the character and

function of the City;

(c) maximise opportunities for co-location, multiple use and sharing of

facilities;

(d) be accessible to all modes of transport (particularly public transport)

and safe pedestrian and cycling routes; and

(e) have minimal impact on the amenity of residential areas.

267 Development is encouraged to develop and expand upon the existing or create

new tourism activities to maximise employment and the long-term economic,

social and cultural benefits of developing the City as a competitive domestic and

international tourist destination.

270 Development should not unreasonably restrict the development potential of

adjacent sites, and should have regard to possible future impacts such as loss of

daylight/sunlight access, privacy and outlook.

Squares and Public Spaces

Objective 57: High quality, readily accessible external and internal open spaces in

appropriate locations that form an integral part of the public domain,

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provide sanctuary, visual pleasure and a range of recreational and leisure

opportunities and contribute to the City’s pedestrian and bicycle network.

Objective 58: Development that conserves and enhances the City’s squares, improves

their visual amenity, increases their range of uses, and maximises

pedestrian accessibility to their landscaped areas.

Objective 59: A distinctive Adelaide streetscape identity through the use of street

furniture, graphics, public art, signs, lighting and landscaping, recognising

existing visually significant buildings and trees.

220 Development on, over, encroaching upon, or opening on to public spaces should

not endanger public safety or cause undue inconvenience to either pedestrians,

including persons with disabilities, or users of vehicles, and should ensure

adequate alignment of building levels to surface levels.

221 Cornices, sunscreens and hoods should:

(a) have a minimum height of 3 metres above the level of the footway or 5

metres above a carriageway;

(b) have a maximum projection of 1.2 metres over a public space which exceeds

10 metres in width and a maximum of 600 millimetres over a public space

which is 10 metres or less in width; and

(c) be constructed to prevent water dripping or running into a public place.

222 Public spaces should allow good visibility into and across the space to promote

security and safety and should provide opportunities for citizens to meet and

socialise.

Advertising

Objective 56: Outdoor advertisements that are designed and located to:

(a) reinforce the desired character and amenity of the locality within

which it is located and rectify existing unsatisfactory situations;

(b) be concise and efficient in communicating with the public, avoiding a

proliferation of confusing and cluttered displays or a large number

of advertisements; and

(c) not create a hazard.

210 Advertisements should be designed to respect and enhance the desired character

and amenity of the locality by the means listed below:

(a) the scale, type, design, location, materials, colour, style and illumination of

any advertisements should be compatible with the design and character of

the buildings and land to which it is related, and should be in accordance with

provisions for the Zone and Policy Area in which it is situated and any

relevant adjacent Zones or Policy Areas;

(b) advertisements should be integrated with the architectural form, style and

colour of buildings and wherever possible, requirements for advertisements

should be considered in the design of new buildings;

(c) advertisements should not detrimentally affect residential amenity in the

Residential Zones or the North Adelaide Historic (Conservation) Zone;

(d) advertisements should be artistically interesting in terms of graphics and

construction with intricacy and individuality in design encouraged while

maintaining consistency in design and style where co-ordinated

advertisements are appropriate;

(e) structural supports should be concealed from public view or of minimal visual

impact;

(f) advertisements on individual premises should be co-ordinated in terms of type

and design and should be limited in number to minimize visual clutter;

(g) advertisements should be displayed on fascia signs or located below canopy

level;

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(h) advertisements on buildings or sites occupied by a number of tenants should

be coordinated,complementary and the number kept to a minimum; and

(i) advertisements on or adjacent to a heritage place should be designed and

located to respect the heritage value of the heritage place.

211 Advertisements are inappropriate on premises used for a dwelling. This does not

include business plates associated with a home activity which does not exceed 0.2

square metres.

212 Advertisements at roof level where the building forms the backdrop (i.e. plant

room) are inappropriate within the Residential Zones or the North Adelaide

Historic (Conservation) Zone.

213 Product advertisements illustrating products sold on the premises in conjunction

with the business name should not exceed 25 percent of the area of any

advertisement.

214 Development of vending machines, automatic teller machines and fast food

outlets should:

(a) be consistent with the relevant Zone and Policy Area provisions;

(b) maintain the character and continuity of activity along street frontages;

(c) maintain good visibility from the street or public places for security; and

(d) not impede pedestrian movement.

215 Advertisements relating to vending machines and automatic teller machines

should be restrained in size and style.

216 Advertisements should not endanger public safety or detrimentally affect the

amenity of adjacent premises by reason of their location, position, construction or

design and should:

(a) not emit excessive glare or reflection from internal or external illumination;

(b) not obscure road users’ and pedestrians’ views of vehicles, pedestrians or

potentially hazardous road features;

(c) not cause confusion with, or reduce the effectiveness of traffic control devices;

(d) have a clearance between the footpath and base or underside of projecting

signage of at least 2.5 metres for permanent advertisements and 2.3 metres

for temporary advertisements, and between the kerb face and outside edge of

the sign of at least 600 millimetres; and

(e) permit safe and convenient pedestrian movement.

ADJACENT ZONE (TO NOTE DESIRED CHARACTER)

NORTH ADELAIDE HISTORIC (CONSERVATION) ZONE Statement of Heritage Value

North Adelaide is part of the historic plan of the City of Adelaide. The historic character of North

Adelaide provides strong cultural and historic evidence of the creation of the colony, the establishment and consolidation of early settlement and the subsequent development of South Australia's capital city over time. South Australia was established as a semi-commercial venture later taken over by the British government. North Adelaide formed a distinctive part of the plan for Adelaide drawn up in advance of settlement by Colonel William Light, who was appointed Surveyor-General by the South

Australian Colonisation Commission. North Adelaide repeats the grid land division pattern created by Light's plan in South Adelaide, and comprises three small grids now described as Upper North Adelaide, Lower North Adelaide and the Cathedral area. The Town Acres were disposed in a regular grid layout around Wellington Square, the only public open space incorporated within the initial plan for North Adelaide other than the Park Lands belt. The location of the three distinct areas reflects Light's understanding of the local topography. The layout of one acre blocks with large

frontages to unusually wide streets around the Square and Park Lands maximised views to the

open spaces and the Adelaide Hills in the distance.

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North Adelaide is essentially a group of three residential villages separated from the square mile of

the City by the belt of Park Lands. It has developed in parallel with the southern part of the City

but with a greater emphasis on residential growth and the provision of local services in each area for the immediate residents. Although the original Town Acres have been divided and further developed over time, Light's Plan has been preserved essentially as he conceived it. Following survey and settlement, the natural landscape was converted to a cultural landscape

which now reflects the divisions of wealth and influence in the early colony. The built form of North Adelaide is indicative of the social divisions and occupations of Adelaide society from early settlement. It retains many buildings and sites of State and local heritage value ranging from large mansions to simple row cottages, corner shops and hotels to major churches and institutional buildings that reflect the different periods of development. The diversity of scale and integrity of the remaining historic built form is a microcosm of development periods and traditional housing styles in the State as a whole.

North Adelaide also retains strong physical evidence of the historical stages of the development of the colony, most particularly the typical 1850s to 1880s village type settlement pattern, with shops and other services. These remain in Kermode Street, Melbourne Street and Tynte Street

particularly, as these streets served as the local main streets for the three discrete sections of North Adelaide. As the colony grew, North Adelaide became the location for a number of major religious and institutional organisations and their buildings, and for the residences of many notable

Adelaide community members. Upper North Adelaide, Lower North Adelaide and the Cathedral area each display unique characteristics that contribute to the understanding of the heritage value of the Zone, as follows: Upper North Adelaide

This area contains Policy Areas 1 to 7 and is the largest of the three North Adelaide areas. Tynte Street originally served as the local main street for Upper North Adelaide and major community buildings reflect its early function, including the school, post office, institute, fire station, Baptist church, and early shops. The introduction of the horse-drawn tramway along O'Connell Street in 1878 drew commercial development away from Tynte Street but also made the western Town Acres which were previously sparsely settled, more accessible and construction of

substantial houses soon followed. Prior to this period the area of Upper North Adelaide west of Wellington Square was the least desirable place to live in the City. Several religious orders were able to afford to buy land here, such as St Lawrence's in Buxton Street in 1867 and St Dominic's Priory in Molesworth Street in 1893 (during an economic recession when land prices were low). These large institutions create a contrast to the more intense residential subdivisions and housing development around them. The

1883-4 City Land Investment Company subdivision of Town Acres along Barnard and Molesworth Streets resulted in a sequence of large residences which form an important part of the physical character of Upper North Adelaide. A number of these still remain as State Heritage Places between Hill Street and Wellington Square. The elevated land adjacent the Park Lands, such as along Lefevre Terrace, Mills Terrace and

Strangways Terrace, provided prestigious residential addresses. Narrower streets, such as Margaret and Curtis Streets retain characteristic small scale worker housing. A range of one and

two storey villas characterises the most common built form throughout the rest of the area. The advent of the electric tramways public transport system in 1909 established O’Connell Street as the main link to the northern suburbs and it became a major hub of activity, providing a commercial and services focus for residential development. The street retains examples of

traditional commercial architecture of one and two storeys, attached rows and single shops, forming a linear shopping strip. Heritage Places have been identified in the Main Street Policy Area MS1, although the Policy Area is not within the North Adelaide Historic (Conservation) Zone.

APPENDIX 2. – Title descriptions

Lot No Plan Street Suburb Hundred CT

Reference

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A274 F183546 62 O’CONNELL ST North Adelaide Adelaide CT 5861/567

A275 F183547 66 O’CONNELL ST North Adelaide Adelaide CT 5861/568

A276 F183548 68 O'CONNELL ST North Adelaide Adelaide CT 5861/569

A277 F183549 70-78 O'CONNELL ST North Adelaide Adelaide CT 5861/571

A278 F183550 70-78 O'CONNELL ST North Adelaide Adelaide CT 5861/572

A279 F183551 70-78 O'CONNELL ST North Adelaide Adelaide CT 5486/997

A280 F183552 80-86 O'CONNELL ST North Adelaide Adelaide CT 5486/995

A281 F183553 80-86 O'CONNELL ST North Adelaide Adelaide CT 5486/993

A282 F183554 80-86 O'CONNELL ST North Adelaide Adelaide CT 5486/996

A266 F183538 80-86 O'CONNELL S North Adelaide Adelaide CT 5487/2

A267 F183539 88-90 O'CONNELL ST North Adelaide Adelaide CT 5612/476

A8 D46580 92-94 O'CONNELL ST North Adelaide Adelaide CT 5409/677

A94 F163884 92-94 O'CONNELL ST North Adelaide Adelaide CT 5311/188

A263 F183535 98-100 O'CONNELL ST North Adelaide Adelaide CT 5496/125

A100 F36873 114 ARCHER ST North Adelaide Adelaide CT 5861/566

A93 F199646 100-104 ARCHER ST North Adelaide Adelaide CT 5823/154

A273 F183545 100-104 ARCHER ST, North Adelaide Adelaide CT 5487/1

A272 F183544 100-104 ARCHER ST North Adelaide Adelaide CT 5486/999

A91 F171448 17 CENTENARY ST North Adelaide Adelaide CT 5861/570

A288 F183560 19-29 CENTENARY ST North Adelaide Adelaide CT 5478/644

A287 F183559 19-29 CENTENARY ST North Adelaide Adelaide CT 5486/994

A286 F183558 19-29 CENTENARY ST North Adelaide Adelaide CT 5861/573

A285 F183557 103-109 TYNTE ST North Adelaide Adelaide CT 5861/575

A284 F183556 103-109 TYNTE ST North Adelaide Adelaide CT 5861/578

A283 F183555 103-109 TYNTE ST North Adelaide Adelaide CT 5861/577

A92 F171421 103-109 TYNTE ST North Adelaide Adelaide CT 5861/576

A9 D46580 103-109 TYNTE ST North Adelaide Adelaide CT 5861/574

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APPENDIX 3. – Waste Management Summary

Residential Retail Cafe restaurant Hotel Office

Buildings G & F

have waste

chutes on each

apartment level

which discharge

to Waste Rooms

4 and 6 on

Basement 2.

Building B –

residents access

waste room 5 on

Basement 2 (1A,

1B & 2) – via

lifts.

Each tenancy access Waste / Recycling Room 8 on Basement. The Signature Retail tenancy has its own area and all other smaller tenancies will share a common area.

These areas should allow sufficient space to provide a mix of comingled and/or separate cardboard or soft plastics services (to suit retail tenancy needs).

Each tenancy has its own in-tenancy waste and recycling storage area. This area could configured to provide the waste & recycling services to suit the type of F&B activity taking place.

Tenants would take their waste and recycling on a daily basis to a presentation zone, Waste Room 2, located on Basement 2, for collection.

The Hotel has its own waste disposal and storage area in Waste Room 9 located in its service area on Basement 1, where cleaners and/or staff could take waste and recycling for disposal.

This area would service the waste management needs of hotel accommodation, office/admin areas and other activities or functions taking place.

In addition, the Hotel offices may have a separate stationery area

Cleaners collect waste / recycling and take them via office lifts to disposal and storage areas located on Basement 3.

Buildings A & B share Waste Room 11. Building C has Waste Room 12 Buildings E & F have a combined area Waste Room 13&14

In addition, offices may have a separate stationery area .

WASTE COLLECTION

Collected 2-3

times per week

by a commercial

and/or Council

service (using

mini and/or

standard rear-lift

trucks).

Collected directly from waste rooms by the waste contractor as a pull-out service, via the Garbage Lift to collection point in Loading Dock. A commercial waste contractor would be expected to provide collection services, 2 -3 times per week.

The building plans should show proposed locations for these areas on Basement 1.

Collected daily by the waste contractor (as a pull out service) via the Garbage Lift. Collection would be by commercial services. Rawtec has provided a table suggesting waste storage area provision that should be made for each F&B tenancy and an indicative drawing to illustrate a potential size needed for the presentation zone The building plans should show the proposed location of the above presentation zone

Collected daily from waste area by a waste contractor (as a pull out service) via the Garbage Lift.

Waste from the stationery room could be collected less frequently, e.g. monthly, depending on demands.

Collection would be by commercial services. The building plans should show the proposed location of the above waste disposal/storage area Rawtec has

Collected 2-3 times per week by the waste contractor (as a pull out service) via the Garbage Lift. Waste from stationery rooms on office levels could be collected less frequently, e.g. fortnightly, monthly, etc. depending on demands. Collection would be by commercial services. The building plans should show the proposed locations of the above waste disposal/storage

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provided indicative drawing to illustrate a potential configuration for this area

areas

(WASTE ROOMS 11, 12 and 13&14). Appendix 2 includes Rawtec has provided indicative drawings to illustrate a potential configurations and space provisions for these