development assessment commission agenda item 3.1 21 january 2016 applicant: skycity ... ·...

Development Assessment Commission

21 January 2016

1

AGENDA ITEM 3.1

Applicant: Skycity Adelaide Pty Ltd, C/- Masterplan

Proposal: Expansion of the Skycity Casino: comprising the construction of an 11 level

building (including 1 level below plaza), with new gaming areas, restaurants /

cafes, hotel and associated works

Address: Festival Drive, Adelaide

DA Number : 020/A084/15

TABLE OF CONTENTS

PAGE NO

AGENDA REPORT 2-41

ATTACHMENTS

1: DEVELOPMENT PLAN PROVISIONS 42-70

2: MAPS & PHOTOS 71-86

3: APPLICATION & PLANS

a. Planning statement from Masterplan, dated November 2015

b. Correspondence from Masterplan (dated 13 November 2015, 9

December 2015, 11 December 2015, 8 January 2016) and additional

perspectives

c. Design Statement by Buchan Group

d. Heritage Impact Statement by Dash Architect, Revision C, 10

November 2015

e. Perspectives, floor plans , elevations

f. Traffic Impact Statement by Aurecon (ref 245406), Revision 5,

dated 5 November 2015

g. Acoustic report by Aurecon (reference 245046), Revision 5, dated 4

November 2015

h. Environmental Wind Assessment Aurecon (reference 245046),

Revision 4, dated 6 October 2015

i. Stormwater report by Aurecon (reference 245046), Revision 3,

dated 6 October 2015

j. Waste Management Overview by Hospitality Technical Services,

dated 14 January 2015

k. ESD correspondence from Lucid

87-495

117-153

154-185

186-190

191-245

246-319

320-428

429-450

451-470

471-492

493-495

4: AGENCY COMMENTS

a. Government Architect

b. DEWNR (Heritage)

c. Commissioner for Liquor and Gambling

496-498

499-511

512

5: COUNCIL TECHNICAL ADVICE 513-514

6: APPLICANTS RESPONSE TO COUNCIL 515-517


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AGENDA ITEM 3.1

OVERVIEW

Application No 020/A084/15

Unique ID/KNET ID 2015/17861/01 (#9999476)

Applicant Skycy Adelaide Pty Ltd, C/- Masterplan

Proposal Expansion of the Skycity Casino comprising the construction of an 11

level building (including 1 level below plaza), with new gaming areas,

restaurants / cafes, hotel and associated works

Subject Land Festival Drive, Adelaide

Zone/Policy Area Riverbank Zone: Entertainment Policy Area 28

Relevant Authority Inner Metropolitan Development Assessment Committee of the


Lodgement Date 11 November 2015

Council Adelaide City

Development Plan Adelaide (City) Development Plan, consolidated 2 April 2015

Type of Development Merit

Public Notification Category 1

Representations N/A

Referral Agencies State Heritage Unit, Government Architect, Commissioner for Liquor

and Gambling

Report Author Gabrielle McMahon

RECOMMENDATION Development Plan Consent subject to reserve matters and conditions

EXECUTIVE SUMMARY

The proposed expansion of the Skycity Casino comprises an 11 level building (including 1 level

below plaza), with new gaming areas, restaurants / cafes, hotel and associated works.

Development Plan policies have recently been amended within the Riverbank Zone to allow for

increased development opportunities to revitalise the Riverbank Precinct. This proposal is

consistent with the desired land uses and scale of development identified in the Development Plan

and will improve activation of the public plaza. The development is also consistent with the

parameters within the Riverbank Masterplan Stage 2, prepared by the State Government for the

overall Precinct.

An overall redevelopment of the Riverbank Precinct is proposed with an upgrade to the Festival

Plaza, a new car park, office tower and retail uses and upgrade to the Adelaide Festival Centre. An

application has been lodged by the State Government for the redevelopment of the Plaza and

ancillary works. Development applications are expected to be lodged early in 2016 for the other

works. The proposed Skycity development has undergone extensive consultation with the

Government Architect to ensure it has synergies with the desired outcomes for the Precinct and

associated development applications.

The proposal is generally consistent with the desired character for the Riverbank Zone and the

Entertainment Policy area with a development that has active land uses which front the public

plaza and assist in the revitalisation of the Precinct. The development allows for the selected view

corridors to be maintained, as identified in the Development Plan, creating visual connections

between important buildings and public spaces.

The development has the general support of the Government Architect, subject to further details.

However, the State Heritage Unit has raised concern that the proposal will impact on the heritage

values of the Adelaide Railway Station and the Adelaide Festival Centre due in part to the:

proximity to these buildings; loss of the view of the northern face of the Railway Station;

‘crowding’ of the space adjacent to the Dunstan Playhouse; orientation of the building with a lack


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AGENDA ITEM 3.1

of consideration of the 45 degree axis of the Festival Centre; and a bulk and scale that is

incompatible with existing buildings.

The impacts on the heritage context are acknowledged and are considered in detail in the report.

While the proposal is inconsistent within the existing scale of development, the character of the

Precinct is set to change where buildings of up to 20 plus storeys can be contemplated. The

heritage impacts need to be balanced against the desired character of development envisaged in

the entertainment Precinct and the Government’s future direction for uplift of the area.

The Precinct has complex site constraints, given the different ground planes and variety of land

uses in the vicinity and vehicular requirements for loading, unloading, waste management etc.

Given the civic nature of the space the pedestrian amenity and wayfinding throughout the site are

paramount for a successful Precinct. This application is limited to the casino expansion, hotel, café

and restaurant uses and their associated vehicle drop off and waste management areas. The

overarching access to the site will be considered as part of the redevelopment of the Festival Plaza.

It is noted that the applicant has had regard to other proposed developments in the Precinct in the

formation of their proposal.

There are matters of a technical nature that require further consideration which are recommended

to be resolved by reserve matters and conditions.

ASSESSMENT REPORT

1. BACKGROUND

1.1 Strategic Context

On 17 October 2013, the Minister for Planning rezoned the subject land from the Institutional

(Riverbank) Zone to Riverbank Zone and Entertainment Policy Area 28. Policy amendments

were made to recognise the need for a redeveloped car park and to provide additional

development opportunities that would help enliven the Riverbank Precinct. As part of this

initiative, 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.

1.2 Pre-Lodgement Process

The proponent entered the pre-lodgement process and undertook four design review sessions

and several information sessions. The application details progressed through these sessions,

however the applicant lodged the applications prior to reaching any pre-lodgement agreements

and as such formal referrals were undertaken following lodgement.

1.3 Other developments in the Precinct

The South Australian Government is facilitating the development of a new car park within the

precinct to replace the existing Festival Centre car park. The casino has reached agreement

for the use of a portion of this car park, however the car park does not form part of the

application.

On 8 December 2015 a development application (DA 020/V091/15) was lodged under Section

49 of the Development Act, 1993 for the redevelopment of the Festival Plaza, including

demolition works and upgrade to Festival Drive and Station Road. This application is on public

notification from 13 January 2016 until 4 February 2016. Details can be viewed on the DAC

website and the Renewal SA website. Below are some images lodged for that application.


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AGENDA ITEM 3.1

Source: ARM (DA 020/V091/15)

1.4 Masterplan for the Riverbank Precinct

The Adelaide Riverbank Festival Plaza Precinct is located between King William Road, North

Terrace and the River Torrens. The Precinct is one of Adelaide’s most culturally and historically

significant places, however is structurally difficult. Following a number of Masterplans,

feasibilities and Technical studies the State Government approved a major rejuvenation of the

Precinct incorporating public and private investment and development. This includes the

Skycity expansion, a replacement carpark and office and retail development, the

redevelopment of the Plaza and the upgrade to the Adelaide Festival Centre. ARM were

engaged to work with the State in coordinating the integration of these development.


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AGENDA ITEM 3.1

In 2014 ARM prepared the Adelaide Riverbank Masterplan Stage 2 which focussed on

guidelines for development sites. In March 2015 the Riverbank Authority distilled those

principles into the following five place principles:

1. Compelling destination

2. Hear of the Riverbank

3. Event ready

4. Dynamic and evolving

5. Distinctive

Renewal SA and the Office for Design and Architecture worked closely with the relevant parties

to enable a cohesive development response. As previously mentioned, the upgrade to the

Festival Plaza has been lodged under Section 49 of the Development Act, 1993.

2. DESCRIPTION OF PROPOSAL

Application details are contained in the ATTACHMENTS.

The proposal is for the expansion of the Skycity Casino, comprising the construction of an 11

level building (including 1 level below plaza level), with new gaming areas, restaurants / cafes,

hotel and associated works. A summary of the proposal is as follows:

Land Use

Description

Expansion of a casino facility with gaming rooms, cafes, restaurants

and a hotel facility and associated works

Building Height 86.68m Finished Floor Level

Description of levels 11 Levels, including 1 level below plaza

Hotel rooms 86 suites (including 12 gaming villas and 74 suites)

Site Access Vehicular access is predominantly via Festival Drive, with limited

access for VIP drop offs via Station Drive

Car N/A for this application – however will be provided in a subsequent

application

Bicycle Parking 25 and 15 in the public realm

Encroachments A long term lease arrangement to State Government


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AGENDA ITEM 3.1

3. SITE AND LOCALITY

3.1 Site Description

The site is described as follows:

Lot No Section Street Suburb Hundred Title Reference

A9 D46426 King William

Road

Adelaide Adelaide 5522/16

A100 D59055 King William

Road


Q1 D46426 King William

Road



Road



Road


The land is subject to a number of easements and rights of ways (refer to the attached

Certificates of Titles for details).

The subject site is located to the north of the Adelaide Railway Station and the existing Casino

on North Terrace. The proposed building has a frontage to the Festival Drive to the north and

Station Road to the east.

The existing casino utilises a significant portion of the State Heritage listed Adelaide Railway

Station. The Adelaide Railway Station is owned by the State Government and has a number of

users, also including Arts SA, Passenger Transport Services and the Transit Police. The western

extent of the ARS at concourse level accommodates the existing railway station operations.

The site has significant level differences and is a challenge to coordinate a suitable wayfinding

strategy for the Riverbank Precinct. Access to the Railway Station will continue to be via the

existing entry points. See aerial photo below for details.

Figure 1 Location Map

Source: PLP Pro, State Government


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AGENDA ITEM 3.1

3.2 Locality

To the north is the Dunstan Playhouse and Adelaide Festival Theatre. Further north is the

footbridge to Adelaide Oval and the River Torrens. To the east of the Adelaide Railway Station

beyond Station Road is Parliament House and north of Parliament House is the existing Festival

Centre car park. To the immediate west of the Adelaide Railway Station is the Intercontinental

Hotel and beyond that, the new Adelaide Convention Centre Plenary building, the Riverside

office building and the Adelaide Convention Centre with undercover parking facilities. To the

south is North Terrace and land uses which are characterised by commercial, retail and

residential facilities, being land located in the Capital City Zone.

Source: Development Application report


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AGENDA ITEM 3.1

4. COUNCIL TECHNICAL ADVICE

4.1 Adelaide City Council

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

Council’s Administration regarding technical matters. A number of comments were made and

the applicant has provided a response to these. They relate to the impacts of legibility and

functionality of key public areas for pedestrians, cyclists, visually impaired; clarity for

pedestrian access through the drop off area; loading areas and lack of bicycle parking (refer to

attachments for details – and the applicants response). These matters have been covered in

the assessment section of the report.

5. STATUTORY REFERRAL BODY COMMENTS

Referral responses are contained in the ATTACHMENTS.

5.1 Commissioner for Liquor and Gambling

The Commissioner for Liquor and Gambling is a mandatory referral in accordance with Schedule

8 of the Development Regulations 2008 with direction over the decision. The Commission must

abide by the recommendation and any conditions with regard to this referral.

The Commissioner for Liquor and Gambling has no comment to make on this application. It is

noted that the applicant is required to obtain a Licence required under Liquor and Gambling

legislation.

5.2 State Heritage Unit (SHU), DEWNR

The Minister for administering the Heritage Places Act, 1993 is a mandatory referral in

accordance with Schedule 8 of the Development Regulations 2008. The Commission must have

regard to this advice.

The proposal directly affects the fabric of the State heritage listed Adelaide Railway Station /

Adelaide Casino; and the Adelaide Festival Centre and materially affects the context within

which the State heritage listed Adelaide Railway Station / Adelaide Casino; Adelaide Festival

Centre; and Parliament House and Old Parliament House are situated.

Each of the State heritage places have a Conservation Management Plan (CMP) that identifies

in detail their significant attributes and establishes policies for retention of heritage significance.

The use of CMPs is fundamental to the Burra Charter process for the conservation and

management of places of cultural heritage significance.

The State Heritage Unit (SHU) (as delegate for the Minister for Sustainability, Environment and

Conservation) has provided a comprehensive heritage assessment of the proposal advising that

it will have an adverse impact on the heritage values of the Adelaide Railway Station and the

Adelaide Festival Centre (refer to attachments for detail). Refer to the Heritage advice for

detail. These matters have been considered in the heritage assessment within the report. The

main points raised are as follows:

Heritage assessment—impact on setting

Adelaide Festival Centre

The Drama Centre’s 45 degree axis and views of the Festival Drama Centre are partially

occluded by the new building.


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AGENDA ITEM 3.1

The proposed geometry of the building does not align or have features which define or

interpret the Drama Centre’s 45 degree axis.

The location of a new building forward of and partially obscuring the Drama Centre’s

shell form adversely affects its immediate setting, its relationship with the Festival

Theatre and the expansive setting of the Adelaide Festival Centre.

The bulk and height of the new building, and its proximity to the Drama Centre,

adversely affect the settings of the Adelaide Railway Station and Drama Centre.

Adelaide Railway Station

The height of the new building is in marked contrast to the Adelaide Railway Station

with limited success in establishing a height relationship in the horizontal articulation at

level three (and is not reinforced in materiality and architectural language).

The location of a new building abutting the northern façade of the Adelaide Railway

Station is contrary to the CMP to minimise future additions to the site.

The merits of the new atrium to address the north façade is acknowledged, minimising

the physical contact and visual obstruction from within, and that clearly expresses

externally a transparent interface looking from the east and west.

Parliament House, Old Parliament House, Elder Park Rotunda

The proposal will not materially affect the heritage setting of Parliament House and Old

Parliament House and the Elder Park rotunda (concurs with the assessment of these

items in the Dash heritage report).

Heritage assessment—impact on fabric

Adelaide Festival Centre, the Barossa outdoor dining and the Adelaide Railway Station –

Northern interface

The SHU generally concurs with the Dash report with regards to the impact on the

above items. Commentary was made with regards to the location of the columns within

and in front of the northern portico of the concourse. These have been satisfactorily

addressed by recommended conditions.

Adelaide Railway Station – Internal Works

The SHU acknowledge the validity approach taken in the Dash heritage report where

the significance levels for various elements of the original fabric are re-evaluated

(based on the integrity of the element rather than the extent to which it embodies the

identified heritage values of the Adelaide Railway Station). Notwithstanding this if the

re-evaluation facilitates the ongoing incremental loss of fabric there is over time a

diminution in the integrity of the original design and construction. This matter has been

satisfactorily addressed by SHU recommended conditions.

5.3 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 generally supportive of the proposed design, scale and land uses. The

proposal has been informed by the relationships with the future projects in the broader precinct

context, as well as the existing buildings and responds to the public realm at Plaza level. Refer

to the Attachments and Section 8.3 of the report more detail.


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AGENDA ITEM 3.1

6. PUBLIC NOTIFICATION

The application is a Category 1 development pursuant to Principle 22 of the Riverbank Zone. No

public notification was required.

7. POLICY OVERVIEW

The subject site is within the Riverbank Zone and the Entertainment Policy Area 28 as described

within the Adelaide (City) Development Plan, Consolidated 24 September 2015.

Zoning Map Concept Plan (Rb/2)

Concept Plan (Rb/3)

Heritage listings: The following places within the locality are on the State Heritage register:

• Adelaide Festival Centre (Festival Theatre, Playhouse, Space and

• Amphitheatre, Southern Plaza, and Carparking, Restaurants and Convention Facilities).

• Adelaide Railway Station / Adelaide Casino

• Parliament House

• Old Parliament House


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AGENDA ITEM 3.1

7.1 Policy Area

The policy area seeks to showcase, respect and build on existing landmark and heritage

buildings including the Festival Centre, Parliament House, Convention Centre, Adelaide Railway

Station and Casino. A range of Parliamentary and civic activities, including tourist

accommodation, auditoriums, conference centres, cultural facilities, licensed premises, cafes,

restaurants, shops and offices are envisaged. Development will include a vibrant mix of land

uses that support a continuing program of public arts and cultural activities, particularly around

the Festival Plaza.

The regeneration of the existing Festival Plaza (Southern Plaza) and car park is envisaged. This

will help reinforce and enhance this area as the primary cultural and entertainment hub and

provide high quality spaces for public use and will include a principal public space that will be

able to cater for large numbers of visitors and events but also be safe and convivial when lesser

numbers of people may be present. It is anticipated that the public space and nearby land uses

will be active during the day and night and will be a space that is adaptable for a range of

purposes. The space should be built on a single plane minimising grade changes across the site

so as to maximise pedestrian connectivity.

Development in the Policy Area should generally be up to 20 storeys in height to the south of

the central pathway.

The following provisions within the Entertainment Policy Area are worth noting:

Principle 9 Development should ensure the contribution of existing heritage buildings is not

significantly diminished and can continue to be appreciated by the public by: (a) ensuring the new development is designed and located to maintain views of

important heritage buildings as shown on Figure Rb/3. (b) incorporating public areas, safe and convenient pedestrian paths and active land

uses such as cafes, shops and entertainment facilities at the interface with the heritage buildings.

Principle 10 Development should not compromise the visual and physical connections to heritage

buildings including views of the prominent heritage features shown on Figure Rb/3.

7.2 Zone

Key elements of the desired character for the Zone are:

“Buildings in the Zone will be exemplary in their design quality and will enhance their setting among landscaped public spaces, heritage buildings and culturally significant activities and not diminish their contribution and character. Buildings will contribute significantly and positively to the City skyline through contemporary and innovative design. Buildings will be significant in their own right but also complement existing development and allow the significance of the heritage buildings to continue to be appreciated from public areas.”

“Well defined and accessible public spaces will provide civic entries to the Zone and include active and visually permeable frontages to create a sense of address, destination and identity at the pedestrian level. Key physical and visual connections through the Zone and views of heritage buildings including those depicted in Figures Rb/2 and Rb/3 will be maintained and respected.

An important part of the Riverbank Zone is creating visual connections between important

buildings, public spaces and the River Torrens and Park Lands. Compatibility with the

topography of the site and change in character from a strong city edge on the southern

side of North Terrace to the landscaped setting provided by the River Torrens and Adelaide

Park Lands is also important

The policy setting encourages contemporary responses to heritage that utilise materials,

finishes and other built form qualities that complement heritage places.


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AGENDA ITEM 3.1

Demolition of a State Heritage Place is non-complying, with some exceptions including the

southern plaza and development which in the opinion of the relevant authority is minor in

nature. The demolition works proposed to be undertaken to the Adelaide Railway Station will be

relatively minor in nature and therefore are not non-complying.

7.3 Adjoining Zone

The site is located near the Capital City Zone, being the economic and cultural focus for the

State with high density development envisaged. The Concept Plan identifies there is no

building height envisaged (and subject to compliance with Airports Regulations). The site is

located in close proximity to the Park Lands Zone. Zoning and Riverbank Connections plans are

attached.

7.4 Council Wide

Council Wide provisions in the Development Plan provide guidance on bulk, form, scale and

design of buildings, pedestrian and vehicle connectivity, environmental efficiencies, the

relationship with the public realm, activated public spaces, crime prevention through Urban

Design, interface with heritage buildings, amenity for residential / habitable land uses use and

interface with more sensitive land uses etc.

Given the location on this site in the premier riverbank location, in the arts and cultural

precinct with a number of State Heritage items nearby, of particular importance are the

provisions that seek: development which responds appropriately to its contextual setting with

high quality contemporary buildings; the retention of the heritage value and setting of heritage

places and development that is sensitively integrated with heritage places; high quality, readily

accessible open spaces that form an integral part of the public domain and contribute to the

City’s pedestrian and bicycle network with good connectivity throughout the site (on a single

plane); activated street frontages; and a safe and convenient public realm through good urban

design principles.

7.5 Overlays

7.5.1 Noise and Air Emissions

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

(Overlay 16), and as such requires assessment against Minister’s Specification SA 78B for

Construction Requirements for the Control of External Sound.

7.5.2 Adelaide City Airport Building Heights

The proposed height does not exceed the Obstacle Limitation Surface requirements

identified in the Development Plan and as such did not trigger a referral to Adelaide

Airport.

7.5.3 Other

The site is identified as an area of Indigenous Cultural Significance (overlay 14).

8 PLANNING ASSESSMENT

The application has been assessed against the relevant provisions of the Adelaide (City)

Development Plan, which are contained in Appendix One.


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AGENDA ITEM 3.1

8.1 Quantitative Provisions

Development Plan Guideline Proposed Guideline Achieved

Building Height

Exemplary development, up to 20 storeys in height are acceptable in the zone, although this must be considered in context of the locality (including heritage buildings)

86.680m AHD 11 Levels

YES NO PARTIAL

√

Land Use

A range of entertainment uses are envisages including gaming rooms, cafes, restaurants,

hotel

casino facility (gaming rooms), cafes, restaurants,

hotel facility

YES NO PARTIAL

√

Car

Parking

Nil None provided as part of

this development (although spaces are proposed to be provided as part of a separate application).

YES

NO PARTIAL

√

Bicycle

Parking

Approximately 225 spaces

required

25

(15 existing and 10 proposed to be contributed as part of the realm)

YES

NO PARTIAL

√

8.2 Land Use and Character

The proposed casino, hotel and restaurant/ café /licensed premises land uses are envisaged

within the Riverbank Zone and Entertainment Policy Area. Furthermore the ground floor of the

proposed building will contain active uses and allow views into and out of the buildings, be well

lit, of human scale and provide opportunities for passive surveillance, as desired in the Zone.

The site is south of the central pathway (as identified in Figure Rb/2) and the proposal has a

total of 11 levels, being 86.68 metres AHD and meets the quantitative provisions of the

Development Plan which allow for development generally up to 20 storeys.

The desired character for the area seeks buildings that are exemplary and innovative in design

which will contribute significantly and positively to the City skyline and will enhance their

setting among landscaped public spaces, heritage buildings and culturally significant activities

and not diminish their contribution and character. Buildings will be significant in their own right

but also complement existing development and allow the significance of the heritage buildings

to continue to be appreciated from public areas.

The building is located in a prominent location which has a strong heritage presence and civic

space. The context of the building within this heritage setting is important in the assessment.

While the Government Architect generally supports the building design, the SHU considers that

the proposal will adversely impact the Adelaide Railway Station and the Adelaide Festival

Centre. The design and heritage impacts will be considered later in this report.

The desired character for the area also identifies that pedestrian and cycling access and

permeability are paramount to the successful activation and vibrancy of the Zone and will be

separated from vehicle movement. Development in this Zone should also have an emphasis on

sustainable design principles including energy efficiency and water sensitive urban design.

These matters will be considered later in the report.


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8.3 Design and Appearance

The Riverbank Zone, Entertainment Policy Area Zone and Council Wide provisions include

numerous policies that address design and appearance. Given the civic nature of this location

the desire to create a vibrant and activated public realm is particularly important. The policies

relating to development near public squares are also relevant for this development.

In summary the following expectations are envisaged by the Development Plan provisions:

exemplary and innovative building in design that responds to a buildings context, including

heritage adjacencies

present an attractive pedestrian-oriented frontage that adds interest and vitality to the

public realm

contribute to pedestrian comfort by minimising micro climatic impacts, maintain a sense of

openness to the sky for pedestrians

be of a height and scale and type of land use that reflects and responds to the location

have facades with an appropriate scale, rhythm and proportion which responds to the use of

the building, the desired character of the locality and the modelling and proportions of

adjacent buildings

utilise materials that are sympathetic to the design and setting of the new building and their

form, colour, texture and quality of high quality, durable and contribute to the desired

character of the locality

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).

The existing buildings in the precinct have strong and unique forms and are of a similar scale.

The applicant explains that the proposed building is designed to be yet another strong

architectural form, so as not to be submissive or lose its identity or impact within the precinct.

The Railway Station has a strong rectilinear horizontal emphasis with a repetitious squared

pattern and style. In contrast the Festival Centre buildings are flat, angular lines at a 45 degree

angle to the plaza. The applicant states that they have not mimicked either design and the

challenge is to define a design style, theme and appearance that is relevant to this location. The

applicant further advise:

“The curves of the River Torrens and its verge is reflected in the horizontal serpentine form. This form is purposefully in contradistinction to the rectilinear and angular forms of the Railway Station

building and the Adelaide Festival Centre respectively. It sits between these two styles in a soft articulation of the Torrens Lake assuring the visitor to the area that the new form allows the heritage buildings to standalone and be appreciated.”

View from Elder Park looking south


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AGENDA ITEM 3.1

View from the north east looking south west

View from the south east looking north west

The applicant participated in the Design Review process, however the proposal was lodged

before a pre lodgement agreement was reached with the Government Architect. The

Government Architect generally supports the proposal and the ambition to deliver a distinctive

contemporary addition to this significant cultural precinct. In principle, support is given for the

following:

The overall approach to the architectural expression with the restrained palette and uniform

high performance glass panel façade.

The expression of the taller element, setback over a podium to achieve a differentiation in

the massing consistent with the adjacent buildings.

The 15m separation between the proposed building and the Dunstan Playhouse, as

envisaged by the Riverbank Masterplan Stage 2.

The active land uses which complement and integrate with the public areas of the

Promenade and Festival Plaza.

The visual connection achieved by the separation between the proposed building and the

northern façade of the Railway Station above ground level - although the separation at the

concourse level is not as convincing in the opportunity to provide contrast between the old

and the new building fabric.

The proposed vehicular access –primarily within the level below Festival Plaza.

Notwithstanding the above, the Government Architect considers that for the development to be

successful and to respond to the context of the locality and address the public realm,

additional information should be provided at the design development stage to demonstrate the

following:

The relationship between different canopy elements, particularly in relation to the heritage

item.

The quality of the arrival experience relative to the adjacent public spaces, including

material palette and lighting plan, particularly at concourse level below the plaza.


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AGENDA ITEM 3.1

Relative levels of transparency at the ground level, in response to the architectural

expression.

Should the Commission support this application, it is recommended that this information be

requested from the applicant. These may be sought after a decision through Reserve Matters.

In contrast to the comments above, the heritage advice is not supportive of the bulk and

height of the new building in the heritage context of the locality and its proximity to the Drama

Centre. While supportive of the curvilinear design language, which does not compete with the

orthogonal lines of the Adelaide Railway Station and the faceted geometry of the Drama

Centre, the SHU considers the proposal will adversely affect the setting of the Adelaide Railway

Station and will significantly diminish the presence and setting of the Drama Centre. In

addition the success of the relationship to the height of the Railway Station is limited by the

developments’ materiality and architectural language. The location of a new building abutting

the northern façade of the Adelaide Railway Station is at odds with the CMP which seeks to

limit future additions and for development not to diminish the setting or significance of the

building. Refer to the DEWNR advice and the heritage assessment for more details.

The recent changes to the Development Plan have altered the focus for the Precinct,

envisaging greater uplift and development opportunities, which in some ways creates a greater

challenge for development meeting the CMPs for the heritage buildings. The Precinct

Masterplan has also identified guiding principles which the applicant has been working with

(such as the 15 metre separation distance between a new building and the Dunstan

Playhouse). While this is not a statutory document, regard should be given to it as the

Governments’ guiding document for development in the Precinct. Therefore a balance is sought

between the retention of the heritage significance of the Precinct and the desire for greater

activation and built form.

Conclusion

The proposal provides for a transition from the river to the city, as envisaged by the Zone. It is

within the height parameters for the Zone, although it is noted that this needs to be taken into

consideration with the context of the locality. The desire for uplift and the Government’s focus

on creating development opportunities in the precinct needs to balanced against heritage

impacts. It is acknowledged that there is a disparity between maintaining the heritage integrity

of the setting of the space and the desire for revitalisation of the precinct. The Government

Architect has given support from a design perspective and the State Heritage Unit has

expressed concerns with regards to the impacts on the heritage setting of the Adelaide Railway

Station and the Adelaide Festival Centre. The heritage aspects will be considered in more detail

later in the report.

The proposal will provide uses that activate the public plaza with a 24/7 focus which will be a

drawcard to the Precinct. In addition, the design incorporates active and visually permeable

frontages at ground level which interact with the public realm. This is strongly supported,

although further details are required of the materials of this façade.

The building is designed to be viewed from all sides and support is given to the curvilinear

design, which does not compete with the existing developments in the precinct.

8.4 Materials

Materials, colours and finishes should be of a high standard, have regard to their surroundings,

be sympathetic to the design and setting of the new building, be easily maintained, have

environmental efficiencies and not cause excessive amounts of monotonous material or cause

glare that causes discomfort to pedestrians, occupants of other buildings and motorists. A

materials board has been provided and will be available for the Commission to view at the

meeting. Council Wide Principles 122, 186- 189 are especially relevant.


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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.

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).

The proposed building comprises significant glazing. The Government Architect supports the

overall approach to achieving a clear and strong architectural expression with the restrained

palette and uniform high performance glass panel façade. However, to achieve the ambition

for the activation of the public realm and optimising physical and visual permeability of the

façade it will rely on the successful detailing of glazing and fritting. It is recommended that

further information be provided at the next stage of design development on levels of

transparency at the ground level through a reserve matter.

8.5 Canopies

The proposal incorporates canopies along Station Road, which will provide protection for

pedestrians. Canopies are proposed to the north which will protect the outdoor diners. This is

considered to satisfy the requirements of the Development Plan below.

Council Wide 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. 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.


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From a design perspective, the Government Architect has given in principle support for the

expression of the taller element, setback over a podium to achieve a differentiation in the

massing consistent with the adjacent buildings. However, it is recommended that additional

information is sought at the next stage of design development that demonstrates the

relationship between different canopy elements, particularly in relation to the heritage item. It

is recommended that this detail be provided through reserve matters?

8.6 Heritage

The proposal incorporates works directly affecting the Adelaide Railway Station with internal

works and the construction of the new addition to the north. The proposal will directly affect

the State Heritage listed Adelaide Railway Station and Adelaide Festival Centre and will

materially affect the context within which the State Heritage listed Adelaide Railway Station /

Adelaide Casino; Adelaide Festival Centre; and Parliament House and Old Parliament House are

situated.

Development Plan provisions for the Riverbank Zone and more specifically the Entertainment

Policy Area seek developments with a high quality design with contemporary and innovative

architecture that is respectful of heritage buildings (Obj 1). Strong visual and physical

connections and views of the plaza area and the heritage buildings, including Parliament

House, the Adelaide Railway Station, the Festival Centre and the nearby Adelaide Oval (as

depicted in Figures Rb/2 and 3) are expected to be maintained and respected. This is

reiterated in the Desired Character Statements, Zone Obj 3, PA 28 PDCs 9 & 10.

9 Development should ensure the contribution of existing heritage buildings is not significantly diminished and can continue to be appreciated by the public by: (a) ensuring the new development is designed and located to maintain views of important heritage buildings as shown on Figure Rb/3. (b) incorporating public areas, safe and convenient pedestrian paths and active land uses such as

cafes, shops and entertainment facilities at the interface with the heritage buildings.

10 Development should not compromise the visual and physical connections to heritage buildings including views of the prominent heritage features shown on Figure Rb/3.

The zoning provisions are further reinforced by Council Wide provisions which expect the

conservation and retention of heritage places. Development abutting a heritage place should

be carefully integrated without necessarily replicating historic detailing, so as to retain its

heritage value and should utilise materials, finishes, setbacks, scale, proportion and

composition and other built form qualities that are complementary to the heritage place. In

addition, development 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. Development that is visible from the street

should match the building levels and storey heights of adjacent Heritage Places (PDCs 140,

142, 162, 163, 165).

The State Heritage Unit has provided a detailed assessment of the heritage impacts advising

the Commission that the proposal will adversely impact the heritage values of the Adelaide

Railway Station and the Adelaide Festival Centre (refer to the heritage advice).


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Impacts on heritage setting

Adelaide Railway Station - Northern façade

The northern facade of the Adelaide Railway Station will be obscured by the proposed

additions. This is an outcome that is difficult to address if a building is to be located in this

position.

The new addition will be attached to the existing Adelaide Railway Station with a fine grained

steel frame supporting a glass roof. Clear ETFE roof panels span across the atrium to provide a

light, tenuous and transparent enclosure of the atrium, thereby creating a high volume void

space between the two buildings and to allow for sightlines through the existing facades. It is

acknowledged that the building design will minimise physical contact with the Railway Station

and allow for views of the building from within the new built and the transparent interface from

the east and west. These aspects of the proposal have merit.

It is noted that the internal spaces of the new building with the views of the Railway Station

accommodate new gaming floor, VIP lounge, staff room and plant room. Therefore, there is

some limited public views to the northern façade of the Railway Station from within the

building.

New link between the Railway station and the new build


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AGENDA ITEM 3.1

The proposal incorporates bridge links through the atrium space linking to existing doorways

and window openings. These have been designed in consultation with the State Heritage Unit

in order to minimise impact on existing building fabric.

Dunstan Playhouse and Adelaide Railway Station

The proposed setback of the Railway Station from the Dunstan Playhouse at ground level is 15

metres (and 10 metres from the edge of the outdoor dining). However, given the curvilinear

design the upper levels of the building are setback at varying intervals, and the building

encroaches within this 15 metre setback at certain points. While the proposal complies with the

15 metre setback requirement of the Riverbank Masterplan Stage 2 the Development Plan

does not have any quantitative guideline for this setback and the suitability of development is

based on its design merit and interface impacts with the heritage adjacency and the public

realm. Given the lack of policy direction for this setback the applicant has had regard to the

Masterplan.

The SHU do not support this setback or the alignment of new building, advising that the

proposal is not consistent with the relevant CMPs and will have an adverse impact on the

Adelaide Railway Station and the Adelaide Festival Centre. The main reasons being that the

proposal will result in:

The partial occlusion of the 45 degree axis of the Drama Centre

A setback that creates ‘crowding’ of the Dunstan Playhouse foreground and entrance.

A ground plane layout that fails to incorporate the important parameter of the plaza’s

geometry on the axis. Neither the design nor the building footprint respond to this

alignment of the Drama Centre nor allow for this to occur in future.

The diminishing of the expansive setting of the Adelaide Festival Centre – the location of

the new building forward of and partially obscuring the Drama Centres shells will

adversely affect the immediate setting, its relationship with the Festival Theatre and the

expansive setting of the AFC. The Piazza level will be the main entrance and the space

would be improved by a more generous provision for mingling and gathering and a

stronger link with the upper plaza

A development that is incompatible in bulk and scale of the heritage context of the

Adelaide Railway Station and the Drama Centre

The proposal incorporates contemporary and innovative architecture as desired by the zone

and will not mimic the iconic buildings in the locality. Of note, the partial occlusion of the 45

degree axis of the Drama Centre and loss of views is largely the outdoor dining areas rather

than the building line. The 15 metre setback is consistent with that included in the

Government’s Master Plan, which was developed by ARM in consultation with the Government

Architect. The building footprint and scale has been dictated by the proposed land use,

especially the Casino function. It is acknowledged that a building with greater setbacks and a


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AGENDA ITEM 3.1

reduced bulk and scale are likely to achieve a better heritage interface with Railway Station

and the Drama Centre, and be more consistent with the provisions in the Development Plan,

relating to setbacks, scale, proportion and composition.

Notwithstanding the heritage impacts, the development needs to be balanced against the

desire for the revitalised Riverbank Precinct and the recent changes to the Development Plan

which envisage increased development opportunities, activation and revitalisation of the

Riverbank. The SHU acknowledge that the changes to the Development Plan have resulted in a

policy environment that will impact on the heritage character of the Precinct.

Conclusion

The Development Plan does not identify setbacks for the new building nor require a sightline of

a 45 degree axis of the Drama Centre shells from Station Road (refer to Figure Rb/3). The

proposal will maintain the east west views and the view between the two shells from

Parliament House, as identified in Figure Rb/3. Consideration by the applicant has been given

to the Riverbank Masterplan with regard to the building footprint and separation with the

Playhouse. This meets the Government’s direction for the precinct and is worthy of noting.

Impacts on heritage fabric

The proposal incorporates demolition works within the Adelaide Railway Station to

accommodate new uses and removal of sections of the Festival Plaza and the Festival Drive

‘insertion’ bridge to allow for the new structures. The SHU has not objected to the works

proposed to be undertaken, however has commented on the approach taken by Dash

Architects to re-evaluate the significance levels for various elements of the original fabric.

There is concern that the ongoing incremental loss of fabric over time (even fabric not of the

highest significance)may diminish the integrity of the original design and construction. The

SHU recommends a number of conditions, relating to the works of significance. In particular, in

the process of design development for the mezzanine spaces, high priority should be placed on

working around existing fabric (windows, stairs, terrazzo floors, wall tiling), taking an approach

of reversible adaptation. This means working with the existing fabric, so that the ongoing use

and re-use of the space will not result in further loss of fabric. These conditions have been

included in the recommendation to IMDAC.


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8.7 Pedestrian movement

The precinct is an important public meeting place with a vision for a new public plaza to be

established by the State Government. Clearly identifiable and safe and convenient way-finding

for pedestrian and vehicles throughout the site and between the City and the river, Adelaide

Oval (and beyond) is critical for the success of the space. It is important that the connectivity

through the site is seamless, at a single plane where possible. The necessity for a high level of

pedestrian amenity is reinforced in the Development Plan provisions for the Zone and the

following provisions are of particular importance:

Riverbank Zone

Desired Character Pedestrian and cycling access and permeability are paramount to the successful activation and vibrancy of the Zone and will be separated from vehicle movement. Existing pedestrian and cycling connections, including the Gawler Greenway, Outer Harbor Greenway and River Torrens Linear Park trail, should not be compromised particularly those connections shown on Figures

Rb/2 and 3. These connections will link the Zone with the city and the River Torrens. A central pathway will allow people to walk and ride through and within the Zone from East to West and connect with the North to South pathways. The central pathway will be a single plane surface designed primarily for pedestrians and will link key buildings and public areas within the Zone. A footbridge over the Torrens Lake between the Adelaide Festival Centre and Adelaide Oval,

including pedestrian and cycling access paths, stairs and ramps and associated landscaping, as shown on Figure Rb/1 will provide pedestrian linkages to the north and south of the zone. Importantly it will provide connections from the Adelaide Oval through to North Terrace and

beyond to the Adelaide Markets capitalising on existing laneways such as Gray, Leigh and Bank streets. Service roads, loading areas vehicle entry points to car parking areas will give priority to and not

obstruct the movement of pedestrian and cyclists throughout the Zone. Movement 12 Pedestrian movement should be based on a network of pedestrian access ways or thoroughfares, linking the surrounding Zones and giving a variety of north-south and east-west links, as indicated on Map Adel/1 (Overlay 2A), Map Adel/49 and Figures Rb/1, 2 and 3.

13 Development should be designed to encourage pedestrian/bicycle circulation at the North Terrace level and create connections between North Terrace and the River Torrens linear park at key pedestrian focal points.

14 Pedestrian movement should be a priority within the Zone and designed to be free from vehicle conflict.

Entertainment Policy Area 8 A new public plaza should be developed on a single plane minimising grade changes across the site so as to maximise pedestrian connectivity. 11 Development will make provision for a footbridge over the Torrens Lake between the Adelaide Festival Centre and Adelaide Oval, including pedestrian and cycling access paths, stairs and ramps

and associated landscaping, as shown on Figure Rb/1 . Council Wide 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:


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(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.

As previously mentioned, the proposal is intricately linked with the redevelopment of the

Festival Plaza through a separate Development Application, which will include changes to

Station Road. The Skycity proposal does not incorporate changes to Station Road and

pedestrian movements for this application will continue in much the same fashion as currently

occurs – either through Station Road or the Railway Station Concourse. East to westerly

movements are currently quite restricted and convoluted, due to the different ground planes.

The redevelopment of the plaza will improve all of these connections significantly, and has

been factored into the design of the Skycity proposal.

The proposal, in conjunction with the Festival Plaza redevelopment, will deliver the north–

south and east–west pedestrian connections envisaged by the Development Plan. While a

single ground plane across the whole site is not achieved, this is exceptionally difficult given

the significant level differences from North Terrace to the Riverbank. As a result, stairs and

lifts are provided to gain access from plaza level to concourse level. It is noted that the

proposed arrangements are not ideal for the mobility impaired whose options are limited to

access to the ground plane via the concourse, lifts or a longer route via Elder Park and King

William Street.

A pedestrian movement strategy was provided as part of DA 020/V091/15 which indicates that

the overall precinct will perform well for pedestrian movements at the end of significant events

in the area (i.e football showdown at Adelaide Oval) when there are a high number of people

moving through the site and accessing the anticipated new car park.

The following elements are important to consider in relation to the Skycity proposal, noting

that public realm is subject to a separate application.

There will be direct access between the footbridge and the Railway Station concourse,

which is at the same ground plane. This is highly desirable and supported and will

provide direct access between the Riverbank/ Adelaide Oval to the trains and North

Terrace. The width of the pathway matches that of the concourse and the bridge so as

not to create any bottleneck issues. It is also noted that pedestrians will have the option

to travel in and easterly/westerly direction once on the southern landing of the

footbridge.

Image: Concourse level

Pedestrian

link


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AGENDA ITEM 3.1

Access between the plaza level and the footbridge will be via new lifts or stairs (with a

bicycle channel). The stairs are located to the north west of the new build (between the

proposed outdoor dining area and the Dunstan Playhouse). Pedestrian movements are

likely to be greatest after an event finishes at Adelaide Oval and people will be travelling

from west to east along this path. The width of the stairs is 7 metres (narrowest point)

and the separation between the outdoor dining area and the Dunstan Playhouse is 10

metres. As the stairs widen from 7 metres to a path of 10 metres there is adequate

space without a congestion ‘squeeze’ point. This may be an issue if travelling from east

to west, however this route is unlikely to result in such large volume of pedestrians at

one time (as arrival times to venues generally vary greater than departure times).

Image: Plaza level

Access for mobility impaired is provided either via the concourse level (which is on the

same plane) or through the use of several lifts within the precinct to move between the

plaza and concourse levels.

The Casino building incorporates canopies along Station Road which provides undercover

protection for pedestrians. With the redevelopment of the Festival Plaza Station Road is

proposed to be predominantly a pedestrianised space and will accommodate a large

number of people movements. It is anticipated that this will be a popular route for

people accessing the plaza and beyond.

Pedestrian access from the concourse level through Festival Drive to King William Road

is not provided for the general public. This is currently a popular route for pedestrians

travelling east from the train station (generally to the university). Pedestrians will be

required exit at North Terrace or to take the lift or the stairs to the north of the Casino

to the plaza level. This is supported and has the endorsement of Council staff, as it will

reduce the potential for conflict between vehicles and pedestrians.

The location of the public lift to the west of the Casino may result in pedestrian

congestion. On the plaza level the lift is located within 1 metre of the Casino’s outdoor

dining area. Council is concerned with this location and whether a wide enough

circulation area is provided to accommodate cyclists, prams, wheelchairs, pedestrians

etc who require the lift. It is unclear what will border the outdoor dining space and if

this will be a landscaped border. If this area has no physical barrier the outdoor dining

area could be controlled during special by casino management to minimise outdoor

dining. If this Commission considers this to be an issue a condition could be applied

which requires three to be no physical barrier at this location.

Width between 10 & 15 m


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AGENDA ITEM 3.1

Image: Location of lift (Plaza level) Image: Location of lift (Concourse level)

It is considered that the developments will provide sufficient choice of movements throughout

the site to cater for expected pedestrian movements and desired destinations. It is noted that

there is some concern with the location of the outdoor dining near the public lift and it is

recommended that there be no hard structures in this space to allow for flexibility on event

days.

8.8 Traffic and Parking

Council Wide provisions seek safe, convenient and comfortable access and movement and

development that promotes the comfort, enjoyment and security of pedestrians by providing

shelter and reducing conflict with motor vehicles.

The permeability of the Skycity proposal is intricately linked with the proposed new Festival

Plaza works, the upgrade to Festival Drive and Station Road and the proposed car park. These

developments are the subject of other development applications. The Festival Plaza works has

been lodged under Section 49 of the Development Act, 1993 as a State Agency development

(DA 020/V091/15) and the proposed car park will be lodged in the future as a private

development.

The Skycity proposal does not alter the existing road network, however has taken into account

the government’s existing proposal for the redevelopment of Festival Drive and the removal of

the connection between Station Road and Festival Drive.

Key elements of the Festival Plaza upgrade (DA 020/V091/15)

As a result of the redevelopment of the Riverbank Precinct it is proposed to remove the

vehicular link between Station Road and Festival Drive. Station Road is intended to be

reconfigured for use primarily as a pedestrian space. There will be limited vehicular access for

valet parking for VIP casino guests (see below for details).

A key change to the traffic access will be the provision of a two way traffic flow on Festival

Drive between King William Road and the current Station Road. As a result there will then be a

two way traffic flow along the entire length of Festival Drive to enable vehicles to access the

Festival car park from both King William Road and Montefiore Road.

Festival Drive will be configured to have a portion that is sufficiently lower than the plaza level

and the Railway Station entrance, to provide adequate height clearance for trucks to access

the existing and proposed loading dock and servicing areas from Festival Drive (part of the

Skycity proposal). A pedestrian bridge is planned over the lowered roadway (west of the

Casino porte-cochere) near the Railway Station entrance to provide a connection to the River

Torrens footbridge.


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AGENDA ITEM 3.1

A footpath will be provided on one side of the realigned Festival Drive, where required, for

egress from adjoining buildings. The existing traffic signals are proposed to be relocated

approximately 20 metres north on King William Road due to the realignment of Festival Drive.

Car parking

No car parking is currently proposed as part of the Skycity application, however it is envisaged

that car parking will be provided for the exclusive use of Skycity within the new Festival Plaza

car park. They have an agreement for the use of at least 750 spaces. These spaces will be

used for Hotel Guest Parking and the casino (self park patrons (casino members), VIP parking

area and valet parking).

The Festival Drive entrance to the Casino, at the concourse level, will cater for non VIP casino

pick-up /drop/offs (taxis and private vehicles) and general hotel guests with a Porte-cochere

with a loop road.

Most vehicles will use the general carpark and access the site via Festival Drive (via King

William Street or Montefiore Road). The following is an outline of the traffic and access

arrangement proposed by the Skycity development.

Festival Drive Access

The following visitors will directly access the Casino Complex (via Festival Drive) (see image

below):

- Pick up / drop off for private casino patrons

- Hotel guests whose vehicles will be valet parked

- Valet parking for general (non VIP) guests

- Taxis, occasional coaches associated with the hotel, Casino buses dropping off and

picking up

- Service vehicles (including garbage trucks).

Station Road Access

Vehicle access to Station Road is limited and will only be utilised by VIP guests, who will utilise

the valet parking service (see image below):


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AGENDA ITEM 3.1

Back of house

The back of house facilities for the casino will be located on the east side of the casino via an

access road located to the east of the bus drop off area, plant and car park lifts. Service

vehicles will be able to access the area from either direction on Festival Drive (see image

below).

Conclusion

Access to the site will be considered as part of the overall Festival Plaza redevelopment and

therefore there is a limited assessment of vehicle movements in this application. As the

application for the redevelopment of the plaza has been lodged, the Commission have the

benefit of considering the traffic report and pedestrian modelling for the overall site. Based on

the traffic reports provided it is considered that vehicles can generally enter and exit the site in

a safe and convenient way. Council has noted that the position of the columns in the service

/loading dock will make the manoeuvring to / from loading bays challenging during times of high

utilisation. It is noted that the waste collection room can only be accessed by waste trucks when

the loading dock is empty. The applicant will need to arrange collection times to suit loading and

waste collection so as not to cause conflict between these uses.

8.9 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.


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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.

The King William Road / Festival Drive intersection will enable vehicles up to 19m (semi trailer)

in size to enter the site with a clearance of 4.5m. It is noted that the clearance on the western

side of Festival Drive / Montefiore Road is 3.8m and therefore vehicles will be required to enter

via King William Road if greater clearance is required.

Hospitality Technical Services have provided a Waste Management Overview that identifies the

different uses and waste bins required. While the waste area has been identified on the plans,

the collection of waste has not been finalised and will be defined as the site is developed. The

applicant advises that the waste management area is enclosed and there are areas set aside

for different waste streams, promoting source separation for waste and recycling where

possible. Given the site constraints final waste sorting is to be undertaken off-site.

Compaction and wash down facilities are proposed on-site and are concealed from public view.

Commercial collection will continue to occur early morning, to avoid peak traffic periods.

The application lacks details with regards to the final waste collection, however the detail is

satisfactory for the purposes of a planning consent. Given the variety of land uses and size of

the development it is recommended that a detailed Waste Management Plan (WMP) be

provided. The WMP should outline the proposed waste management system and demonstrate

that successful management of waste, method of collection. A condition is recommended which

requires a WMP.

8.10 Bicycle Parking

Development Plan provisions (Table Adel/6) would require a total of approximately 225 bicycle

parks for this development. One space is required per 20 employees (for all uses) which is

22.4 spaces and 1 per 60 square metres of total floor area for licensed area is 145 spaces. This

seems to be an excessive and generates a requirement for 167.4 spaces for employees. An

additional 60 spaces are required for customers.

The proposal includes 25 bicycle spaces at the concourse area to the east of the loading dock.

The applicant has also committed to provide an additional 15 spaces at concourse level. It is

noted that there are 15 spaces currently provided on level 3 within the Railway station.

The table below identifies the number of spaces required for each use. It is anticipated that

some visitors will be attracted to a number of the spaces within the complex on any one visit

(i.e casino, restaurant or function space and/or will be staying in the hotel). The applicant has

therefore made a number of assumptions on the percentage of visitors using more than one

facility and therefore the expectation for reduced bicycle parking demand.


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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

Café/Restaurant Restaurant

1 per 20 employees.

1 per 50 seats

Licensed Premises Licensed

Entertainment Premises

1 per 20 employees. 1 per 60 square metres total

floor area.

1 per 40 square metres bar floor area. 1 per 120 square metres lounge and beer

garden floor area. 1 per 60 square metres dining room floor area. 1per 40 square metres gaming room floor area.

Motel

1 per 20 employees. 2 for the first 40 rooms, plus 1 for every additional 40 rooms.

It is also noted that 100 publically available bicycle parks spaces are proposed in the public

plaza, as part of DA 020/V091/15. These spaces will be a shared between all users within the

immediate precinct.

The proposal falls significantly short of the Development Plan requirement. The applicant has

argued the bicycle parking requirements “does not match the demands or demographic

patrons that are expected for an operation of this type – being a boutique hotel and gaming

venue.”

Based on staff numbers there is currently 1200 employees and the proposal will generate a

need for a total of 1600 employees - however at any one time there will be 336/ 448

employees on site.

I agree that it is difficult to predict visitors using bicycles for the Casino development and that

a requirement for a total of 225 spaces is excessive, especially given the city location and its

proximity to public transport. In addition, there will only be an additional 112 employees on

site at any one time and the bicycle parking will increase from 15 to 40 spaces for employees.

This is a significant improvement on the current situation. Furthermore, based on the

information provided by the applicant, only 8 to 15 spaces are currently used by casino staff.

Therefore the spaces provided are likely to be adequate given the current statistics.

Notwithstanding this it should be expected that sufficient secure, undercover bicycle parks and

end of trip facilities be provided for existing employees and also to encourage future users

Given the shortfall of employee bicycle parking the Commission may choose to require

additional employee spaces be provided. If so, it is expected that no more than 10 percent of

the staff would ride (i.e 44.8 people).

It is acknowledged that no bicycle parking is provided for visitors to the tourist

accommodation. However, given the focus on boutique rooms catering towards high end

casino users, there is unlikely to be a demand for bicycle parks. I consider with regards to

visitor spaces for the overall facility, the proposed additional 15 visitor spaces in combination

with the 100 shared spaces in the public pubic plaza is likely to be sufficient.

8.11 Squares and Public Places

The Capital City Zone and Council Wide provisions seeks development that conserve and

enhances city squares and encourage active ground floor uses to contribute to the vitality of

Squares and create a focus for leisure. The following principle is particularly relevant where

development of a high standard of design is encouraged to reinforce the distinctive urban

character of the City:

219 Development fronting public spaces should be of a high standard of design and should reinforce the

distinctive urban character of the City by: (a) defining and enclosing the City Squares with a continuous edge of peripheral buildings which:


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(i) are of relatively consistent height and scale as appropriate to the desired character surrounding each of the Squares;

(ii) are designed to maintain the continuity of the streetscape; (iii) are situated close to or abutting the Square frontages; (iv) provide ground floor activities that support the public use of the space; and (v) are designed and sited to minimise overshadowing of the Square’s garden areas.

(b) enhancing interest, use, safety and a range of activities by ensuring:

(i) facades abutting public spaces provide visual interest; and (ii) appropriate elements of public art;

(c) defining the major streets as important linear public spaces which display a formal townscape character by: (i) ensuring that buildings in the Capital City Zone maintain or re-establish, a continuous edge of

built-form abutting or situated close to major street frontages;

(ii) emphasising the townscape importance of development at the intersections of major streets,

and intersections of major streets with City Squares, with corner buildings of a scale and form appropriate to their location and situated close to or abutting both street frontages;

(iii) ensuring that buildings fronting on to such streets are of a shape and orientation which relate to and reinforce the rectilinear grid pattern of the City; and

(iv) requiring that any substantial set-back, open space or plaza be behind a built-form or landscape element which maintains or reinforces the continuity and line of the street

frontage; (d) maintaining the existing pattern and structure of streets and laneways; (e) restricting building over minor streets and laneways to avoid over-shadowing and preserve the

built-form pattern established by traditional land sub-division in the City; and (f) allowing for ease of pedestrian circulation and through access where possible

The proposed design has the general support of the Government Architect and has an active

and open frontage to the Festival Plaza and will assist in defining and enclosing the Plaza with

a continuous edge of peripheral buildings and outdoor dining spilling into the Plaza. While a

larger scale that existing development it meets envisaged height in Adelaide City Development

Plan. It will not result in significant overshadowing of the Plaza, provides visual interest and

pedestrian circulation. On balance the proposal is considered to meet the provisions relating to

squares and public places.

8.12 Environmental Factors

8.12.1 Crime Prevention

Council Wide provisions 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 proposal incorporates 24/7 entertainment which will generate a high level of activity to the

area. The ground level comprises entrances / foyer areas, café and outdoor dining areas open

out onto the plaza, promoting activity and natural surveillance. The hotel uses above will also

provide passive surveillance of the plaza area at all hours. It is therefore considered that the

proposed land uses and the orientation of the entertainment facilities towards the public realm

will be a significant improvement on the safety of the public plaza and will create a much safer

pedestrian environment. In addition the building will be well lit and have cc tv cameras and

security personnel outside the casino entrance.

The design does not create concealment spots on the ground level, with the exception of one

location to the south west, being a break out space and also an emergency escape route.

While this has the potential to be a concealment spot, it will be gated (grill style) and therefore

will not create an issue.

As the proposal is intricately linked with the Festival Plaza upgrade, the wayfinding strategy

will need to be coordinated with that development and the changes to Station Road.


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AGENDA ITEM 3.1

The concourse level provides for access to the site for both visitors and employees, with a

concierge service, bus drop offs etc and also contains the loading dock and back of house

areas. This has a 24/7 operation and will be staffed at all times and will have security cameras.

The applicant advises the public areas and entrances are clearly visible, will be well lit, have

directional signage and defined pathways. The public and operational uses are separated to

reduce conflicts. The public lifts, hotel lifts and service lifts are also separated to minimise

conflicts between casual users of the facility.

Public access can be gained from the railway concourse into the public foyer area and Festival

Drive and an escalator provides access to the gaming areas on the ground level of the Casino.

The development is complicated by virtue of other development in the vicinity which will

contribute to an overall improvement in the pedestrian amenity and public safety of the area.

The components of this proposal that impact upon the public realm are considered to

satisfactorily accord with Council Wide Objective 24 and principles PDC 82-85.

8.12.2 Noise Emissions

A noise assessment has been undertaken by Aurecon, dated 4 November 2015. It is noted that

the site is within the Designated Area along a Type B road (North Terrace and King William

Road) and tram corridor, and therefore the requirements of the Minister’s specification apply.

The proponent is required to construct the building to comply with the requirements of this

Specification.

The closest sensitive land uses in the locality is the proposed Casino hotel and also the

Intercontinental Hotel to the west (separation distance a minimum of 15 metres). Aurecon

considered the potential impacts of the proposed entertainment uses associated with the

Casino (outdoor dining, bars etc) on the adjacent Intercontinental Hotel. It is noted that the

proposed cafés restaurants, bar and outdoor dining uses will normally operate between the

hours of 10am to 12am. It is also noted that Skycity is aiming to achieve a 5 star experience

for hotel patrons and will minimise any noise impact on their guests and therefore it is in their

best interests to manage noise levels so as not to impact on sensitive land uses in the locality.

No spectrum data was undertaken to provide the existing background noise levels and

therefore the existing background noise data at the site boundary with the Intercontinental

Hotel is unknown. Notwithstanding this, an assessment was undertaken on similar

entertainment venues and their impacts on more sensitive uses. In response to these

investigations a number of design recommendations are made and Aurecon advise that the

required acoustic performance can be achieved with relatively standard building construction

methods of the façade, roof and windows.

Aurecon further advise that the acoustic requirements for all building envelope elements

including external glazing, doors, windows, roof etc will be confirmed once a noise monitoring

survey has been undertaken to determine the existing background noise level in the vicinity of

the site and the design criteria applicable for music noise impact on the Intercontinental Hotel.

It is recommended that this be included as a condition of approval.

8.12.3 Energy Efficiency

The applicant engaged Lucid to undertake an Environmental Report for the proposal. The

following are the proposed ESD initiatives:

The design of the façade will take into consideration thermal and daylight modelling to

achieve an optimised combination of passive winter solar gain, minimised summer solar

gain, natural daylight and minimised heat gain and loss at extreme conditions.

Thermal recovery of outside air systems

Waste heat harvesting and reuse

Fan energy reduction


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AGENDA ITEM 3.1

Intelligent hotel room control strategies

Intelligent and optimised lift control

LED lighting and intelligent light controls

Waste water reduction strategies

Separation of different streams of waste for different uses

The proposal does not provide a high level of sustainable design principles as envisaged in the

Zone. However the environmental performance is overall satisfactory with relatively common

energy efficiency strategies proposed.

8.12.4 Over-shadowing

The applicant has provided overshading diagrams illustrating the existing condition and the

impacts of the proposal on 22 June (see below). This demonstrates that the overshadowing

will be reasonable, with limited shadow cast over the Festival Plaza and a morning shadow

over the Intercontinental. This is not considered to have a detrimental impact on the amenity

of the area.

8.12.5 Wind Analysis

A wind assessment was provided by Aurecon, dated 6 October 2015 to address the ground

level wind effects within the public realm. A Computational Fluid Dynamics (CFD) model was

created to predict wind speeds at pedestrian areas on the City Central precinct. It was

concluded that the site wind environment is generally suitable for pedestrian comfort for each

critical area, with the exception of the north – eastern corner which is subject to strong

downwash effects. Recommendations to improve the wind environment through the use of

awnings and setbacks have been incorporated into the design. It is recommended that a

condition be included that requires that the applicant provide a final wind assessment on the

final details for the development, to the satisfaction of the Commission to ensure any

recommendations may be incorporated into the proposal.


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AGENDA ITEM 3.1

8.12.6 Stormwater

Council wide objectives 35 to 39 and Principles 126 to 131 seek the development of

stormwater management systems which are 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.

Aurecon provided a Stormwater Management Plan, dated 6 October 2015. In summary they

advise that stormwater runoff generated from the proposed development will generally be

managed to reflect current site conditions. The proposed development will not change the

overall volume of stormwater leaving the site and is expected to result in an improvement in

water quality with road paved areas reverting to building rooftops. Further investigation are

warranted to test and validate certain assumptions and conditions within the site, however it is

expected that any discrepancies will not affect the general philosophy of how stormwater is

proposed to be managed and likely to provide and improved design solution to the current

conditions. Based on the information provided, the proposal is not considered to meet a high

level of water sensitive urban design initiates as envisaged by the desired character for the

Zone. As per the recommendation of Aurecon, it is recommended that the IMDAC include a

condition requiring the further investigations to be undertaken.

8.13 Plant and Equipment

Plant and equipment will be located in plant rooms and sealed and screened from view and

should not have an amenity impact.

8.14 Signage

Indicative signage is shown on some plans, however is not proposed as part of the application.

9 CONCLUSION

The proposal is considered to meet the desired character for the Riverbank Zone and

Entertainment Policy area 28 for increased scale of development with an entertainment, retail

and hotel focus which will activate the precinct and provide passive surveillance of the public

plaza.

The proposal has the support of the Government Architect with regards to the design and

siting, however does not have the overall support of the State Heritage Unit. The proposal is

generally consistent with the Development Plan with regards to the desired character and

urban design. However, there are impacts on the heritage values of the State Heritage listed

Adelaide Railway Station and the Adelaide Festival Centre. The State Heritage Unit consider

the proposal adversely impacts on the heritage values of these places, including its bulk and

scale, setbacks and orientation which does not take into account the 45 degree axis. The

heritage impacts need to be weighed against the overall desire for uplift and rejuvenation of

the Precinct, which is reflected in the Development Plan.

The site is complex with its gradient to the river and the different ground planes and easement

arrangements. These matters have been worked through during the design development phase

of the rejuvenation of the Festival Plaza and the relevant parties involved. The pedestrian

movements through the site will be improved as a result of the rejuvenation of the Precinct

and need to be considered holistically. The technical issues have been carefully considered

and the proposal is considered to be acceptable. Where information is insufficient, this has

been requested as reserve matters or conditions.

10 RECOMMENDATION

It is recommended that the Development Assessment Commission:


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AGENDA ITEM 3.1

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

the Development Plan.

2) RESOLVE that the Development Assessment Commission is satisfied that the proposal

meets the key objectives of the Riverbank Zone and the Entertainment Policy Area with

particular reference to development that will contribute to a vibrant mix of land uses around

the Festival Plaza and support the regeneration of the existing Festival Plaza (Southern

Plaza) and car park

3) RESOLVE to grant Development Plan Consent to the proposal by Skycity Adelaide Pty Ltd for

the expansion of the Skycity Casino comprising the construction of an 11 level building, with

new gaming areas, restaurants / cafes, hotel and associated works at Festival Drive,

Adelaide subject to the following reserved matters and conditions of consent.

RESERVED MATTERS

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

reserved for further assessment, in consultation with the Government Architect and be to the

satisfaction of the Development Assessment Commission, prior to the granting of Development

Approval:

1.1 Detailed plans which illustrate the relationship between different canopy elements,

particularly in relation to the Adelaide Railway Station.

1.2 Detailed plans which demonstrate the quality of the arrival experience relative to the

adjacent public spaces, including material palette and lighting plan, particularly at

concourse level below the plaza.

1.3 Final façade details that demonstrate relative levels of transparency at the ground level

as it relates to the overall architectural expression.

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

reserved for further assessment, in consultation with the Department of Environment, Water

and Natural Resources and Government Architect Government Architect and be to the

satisfaction of the Development Assessment Commission, prior to the granting of Development

Approval:

2.1 Details of proposed “screen and gates” to Plaza Level western interface of new

development with existing Station Concourse to be further detailed and documented.

Particular consideration should be to be given to the following:

a) the avoidance of direct fixings into the façade of the heritage listed railway station

building;

b) a design that is visually discrete and does not generally limit views to the heritage

listed station building.

2.2 Details of atrium glazing and structure are to be further detailed and documented. In

particular the following additional detail is to be provided:

a) colour, transparency and framing of glazing material (including ETFE panels),

noting atrium glazing to be contrasting to the glazing system of the ‘main’ new

building;

b) glass roof drainage system, ensuring historic façade is protected from potential

water ingress;

c) glazing interface details with historic fabric, including fixings;

d) bridge and balustrade details to atrium interfaces; and


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AGENDA ITEM 3.1

e) structural systems.

2.3 Details of the extent of works to the platform level façade (including within loading

bay). The following desired outcomes should be considered in the provision of further

detail:

a) original external finishes should be retained, preserved, and preferably exposed as

part of any works;

b) chasing of services, new service penetrations or fixings to original render finish

should be avoided; and

c) exposure of original sections of façade within platform level public foyer adjacent

concourse.

2.4 Details of proposed works to Barossa Café outdoor dining, and its interface with the

existing building on Station Road, are to be further detailed and documented.

PLANNING CONDITIONS

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

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

accordance with the details and following plans submitted in Development Application No

020/A084/15.

- Planning statement from Masterplan, dated November 2015

- Correspondence from Masterplan dated 13 November 2015, 9 December 2015, 11

December 2015, 8 January 2016

- Design Statement by Buchan Group

- Heritage Impact Statement by Dash Architect, Revision C, 10 November 2015

- Traffic Impact Statement by Aurecon (ref 245406), Revision 5, dated 5 November 2015

- Acoustic report by Aurecon (reference 245046), Revision 5, dated 4 November 2015

- Environmental Wind Assessment Aurecon (reference 245046), Revision 4, dated 6

October 2015

- Stormwater report by Aurecon (reference 245046), Revision 3, dated 6 October 2015

- Waste Management Overview by Hospitality Technical Services, dated 14 January 2015

- ESD correspondence from Lucid

Plans by Buchan Group , Drawing number SCA-TBG-ZA-00-DR-ATP

Design Concept

ATP – 00007A, Revision 00

ATP - 00008, Revision 00


ATP – 00010, Revision 01

















Design Response Cont.


ATP – 00045B, Revision 00

ATP – 00045C, Revision 00



Appendix




ATP – 00110, Revision PO1


ATP – 00112

ATP – 00113

ATP – 00114

ATP – 00115

ATP – 00116

ATP – 00117

ATP – 00118

ATP – 00119


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AGENDA ITEM 3.1





Design Response






ATP – 00044C, Revision 02

ATP – 00044D, Revision 00


ATP – 00120

Perspectives

GV127, C01

GV127, C02

GV127, C03

GV127, C04

GV127, C05

GV128, C01

GV128, C02

GV128, C03

GV128, C02

GV128, C04

GV128, C05

GV128, C06

2. The applicant shall submit, for approval by the Development Assessment Commission, final

details of the lighting strategy to any public areas, prior to final Development Approval for any

site works being granted. 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.

3. 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.

4. The applicant shall submit for the approval of the Development Assessment Commission, a

plan showing the location and 15 bicycles provided for visitors to the site on the concourse

level, which shall be located in a safe and convenient location, and be well lit during the hours

of darkness, prior to final Development Approval for any super structure works being granted.

5. The acoustic attenuation measures recommended in the Aurecon report dated 4 November

2015, forming part of this consent shall be fully incorporated into the building rules

documentation to the satisfaction of the Development Assessment Commission.

6. A noise monitoring survey shall be undertaken, as identified in the Acoustic report by Aurecon

dated 4 November 2015, to determine the existing background noise level in the vicinity of the

site and the design criteria applicable for music noise impact on the Intercontinental Hotel.

Such acoustic measures shall be implemented and made operational prior to the occupation or

use of the development.

7. The recommendations within the Stormwater Management Plan, by Aurecon, dated 6 October

2015, shall be undertaken with further investigations to test and validate certain assumptions

and conditions within the site..

8. Mechanical plant or equipment shall be designed, sited and screened to minimise noise impact

on adjacent premises or properties. The noise level associated with the combined operation of

plant and equipment such as air conditioning, ventilation and refrigeration systems when

assessed at the nearest existing or envisaged noise sensitive location in or adjacent to the site

shall not exceed:

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


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AGENDA ITEM 3.1

environmental noise legislation except where it can be demonstrated that a high

background noise exists.

9. A wind assessment shall be undertaken on the final details of the development (after

completion of design development) and a copy provided for the approval of the Development

Assessment Commission, to ensure there are no detrimental wind impacts as a result of the

development.

10. 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.

11. A Waste Management Plan shall be developed and implemented that details the proposed

waste management practices to be adopted for the use and operation of this development. The

plan shall cover three phases of the development, namely:

resource recovery during demolition;

waste minimisation and resource recovery during construction; and

resource recovery during occupation or use of the Development including proposed

methods of recycling of all recyclable materials.

A copy of this plan shall be provided to the Adelaide City Council and the Development

Assessment Commission prior to the commencement of superstructure works.

12. That an appropriate Soil Erosion and Drainage Management Plan (SEDMP) (as described in the

“Stormwater Pollution Control, General Code of Practice for Local, State and Federal

Government”) shall be prepared and implemented which includes a range of strategies to

collect, treat, store and dispose of stormwater during construction and from the final form of

the development (i.e. from roofs, driveways, parking areas, lawns, etc) while minimising

disposal into the environment.

EPA information sheets, guidelines documents, codes of practice, technical bulletins etc can be

accessed on the following website: http://www.epa.sa.gov.au.

13. A Construction Environment Management Plan (CEMP) shall be prepared and implemented in

accordance with current industry standards – including the EPA publications “Handbook for

Pollution Avoidance on Commercial and Residential Building Sites – Second Edition” and

“Environmental Management of On-site Remediation” – to minimise environmental harm and

disturbance during construction.

The CEMP must incorporate, without being limited to, the following matters:

a. air quality, including odour and dust

b. surface water including erosion and sediment control

c. soils, including fill importation, stockpile management and prevention of soil

contamination

d. groundwater, including prevention of groundwater contamination

e. noise

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

Contamination – what is site contamination?'.

A copy of the CEMP shall be provided to the Development Assessment Commission prior to the

commencement of site works.

14. That all vehicle car parks, driveways and vehicle entry and manoeuvring areas shall be

designed and constructed in accordance with the relevant Australian Standards and be

constructed, drained and paved with bitumen, concrete or paving bricks in accordance with

http://www.epa.sa.gov.au/


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AGENDA ITEM 3.1

sound engineering practice and appropriately line marked to the reasonable satisfaction of the

Development Assessment Commission prior to the occupation or use of the development.

15. That all bicycle parks shall be designed and constructed in accordance with the relevant

Australian Standards.

16. That all car parking areas, driveways and vehicle manoeuvring areas shall be maintained at all

times to the reasonable satisfaction of the Development Assessment Commission.

17. All access points, car parking and vehicle manoeuvring areas shall be of an all-weather surface

and must be maintained in a good condition at all times.

18. That details of any air conditioning or air extraction plant or ducting to be placed on the

exterior of the building in association with this development shall be submitted to and

approved by the Development Assessment Commission.

19. That the air conditioning or air extraction plant or ducting shall be screened such that no

nuisance or loss of amenity is caused to residents and users of properties in the locality to the

reasonable satisfaction of the Development Assessment Commission.

20. 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 adjoining buildings,

structures and Council assets. A copy of this report shall be provided to the Development

Assessment Commission.

Heritage

21. Original window fabric removed to accommodate new open doorways to the northern façade

shall be salvaged and reused where later door openings are reverting to windows.

Reason for condition: The significant fabric of a heritage place should be preserved.

22. The proposed internal works at the platform concourse level and platform mezzanine level shall

be reviewed with the aim of retaining existing fabric, such that the fit-out works are reversible.

Particular regard shall be given to retaining the terrazzo stair, terrazzo flooring, marble & tile

wall finishes, lightwell windows and the concourse cafeteria skylight. The final extent of

proposed demolition of original fabric shall be confirmed and documented to the satisfaction of

the Development Assessment Commission in consultation with the Department of Environment

Water and Natural Resources.

Reason for condition: To minimise incremental loss of original fabric, and facilitate the

current and future reversible adaptation of the spaces.

23. The internal works on the second floor of the Adelaide Railway Station building shall be

undertaken with no damage to or removal of original fabric.

Reason for condition: To protect the integrity of original fabric and facilitate the reversibility

of sequential fit-out works.

ADVISORY NOTES

Heritage

a) The State Hertiage unit of DEWNR advise ‘Precinct Wayfinding and Placemaking’ as outlined on

drawing ATP-00043 does not form part of the approved works. Any approvals for this work will

require a separate application.


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AGENDA ITEM 3.1

b) The applicant is reminded of the following requirements of the Heritage Places Act 1993:

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.

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

archaeological artefacts may be encountered, a permit under Section 27 of the Heritage

Places Act 1993 is required prior to commencing excavation works.

For further information contact the State Heritage Unit (Department of Environment,

Water and Natural Resources) on 8124 4960.

c) The Applicant is reminded of the following requirements of the Aboriginal Heritage Act 1988.

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.

Environmental

d) 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.

e) 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

f) If, in carrying out the activity, contamination is identified which poses actual or potential harm

to the health or safety of human beings or the environment or potential harm to the health or

safety of human beings or the environment that is not trivial (taking land use into account),

the applicant may need to remediated the site in accordance with EPA guidelines.

g) If, at any stage, contamination is identified which poses actual or potential harm to water that

is not trivial, a notification of contamination which affects or threatens groundwater (pursuant

to Section 83A of the Environment Protection Act 1993) must be submitted to the EPA.

h) An environmental authorisation in the form of a licence is required for the operation of this

development. The applicant is required to contact the Environment Protection Authority before

acting on this approval to ascertain licensing requirements.

i) A licence may be refused where the applicant has failed to comply with any conditions of

development approval imposed at the direction of the Environment Protection Authority.

j) The Environment Protection (Water Quality) Policy 2003 requires any person who is

undertaking an activity, or is an occupier of land to take all reasonable and practicable

measures to avoid the discharge or deposit of waste from that activity or land into any waters

or onto land in a place from which it is likely to enter any waters (including the stormwater

system).

The policy also creates offences that can result in on-the spot fines or legal proceedings. The

following information is provided to assist with compliance with this legislation:

i Building and construction must follow sediment control principles outlined in the

"Stormwater Pollution Prevention – Code of Practice for the Building and Construction

Industry” (EPA, 1999). Specifically, the applicant must ensure:


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AGENDA ITEM 3.1

During construction no sediment should leave the building and construction site.

Appropriate exclusion devices must be installed at entry points to stormwater

systems and waterways.

A stabilised entry/exit point should be constructed to minimise the tracking of sand,

soil and clay off site. However, should tracking occur, regular clean-ups are

advised.

ii Litter from construction sites is an environmental concern. All efforts should be made

to keep all litter on site. The applicant should ensure that bins with securely fitted

lids, capable of receiving all waste from building and construction activities, are

placed on site.

iii All building and construction wastewaters are listed pollutants under the Environment

Protection (Water Quality) Policy 2003 and as such must be contained on site.

It is important that the applicant familiarise themselves with the terms of the Policy and

ensure that all contractors engaged by the applicant are aware of the obligations arising

under it. For further information the applicant may contact the Environment Protection

Authority on telephone (08) 8204 2004.

k) EPA information sheets, guidelines documents, codes of practice, technical bulletins etc can be

accessed on the following website: http://www.epa.sa.gov.au.

Waste

l) Demolition waste and excavated materials (including soil) shall be appropriately classified,

managed and stored for on-site use or transported off-site for re-use and/or disposal in

accordance with the Environment Protection Authority (EPA) Guideline: Standard for the

production and use of Waste Derived Fill (October 2013).

Airports

m) Any further proposed addition to the structure, including aerials, masts and vent/exhaust

stacks, must be subject to a separate assessment by the Commonwealth Department of

Infrastructure and Transport. 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.

Signs

n) That no additional signs shall be displayed upon the subject land other than those identifying

the parking area access points and those shown on the approved plans. If any further signs

are required, these shall be the subject of a separate application.

General

o) The development must be substantially commenced within 1 year of the date of this

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

Commission.

p) The authorisation will lapse if not commenced within 1 year of the date of this Notification.

q) The applicant is also advised that any act or work authorised or required by this Notification

must be completed within 5 years of the date of the Notification unless this period is extended

by the Commission.

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AGENDA ITEM 3.1

r) The applicant has a right of appeal against the conditions which have been imposed on this

Development Plan Consent or Development Approval.

s) Such an appeal must be lodged at the Environment, Resources and Development Court within

two months from the day of receiving this notice or such longer time as the Court may allow.

t) The applicant is asked to contact the Court if wishing to appeal. The Court is located in the Sir

Samuel Way Building, Victoria Square, Adelaide, (telephone number 8204 0289).

GABRIELLE MCMAHON

TEAM LEADER – METROPOLITAN

DEVELOPMENT DIVISION

DEPARTMENT OF PLANNING, TRANSPORT and INFRASTRUCTURE

development assessment commission agenda item 3.1 21 january 2016 applicant: skycity ... ·...

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