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Development Assessment Commission
8 June 2017
1
AGENDA ITEM 2.2.1
Woodforde T & A Pty Ltd
Construction of a 4/5 storey residential flat building (Kelso Apartments)
25 Glen Stuart Road, Woodforde
473/E008/17
TABLE OF CONTENTS
AGENDA REPORT
ATTACHMENTS
1: DEVELOPMENT PLAN PROVISIONS
2: MAPS & SITE PHOTOS
3: PREVIOUS REPORTS FROM LAND DIVISION ASSESSMENT
a. Agenda Item 3.1 – land division assessment
b. GTA - traffic impact assessment 20/10/15
c. DPTI comments
4: CURRENT APPLICATION & PLANS
a. Development Application Form
b. Intro – Planning Report
c. Enzo Caroscio Architecture - Plans
d. GTA – Car Parking Assessment
e. Adams Consulting Engineers – Drainage Plans
f. Tract – Landscape Plans
g. Alexander Symonds – View-Shed Study
h. Aborman Tree Solutions– Regulated Tree Assessment
i. Greencap – Soil Remediation Report
5: COUNCIL COMMENTS
6: AGENCY COMMENTS
7: RESPONSE TO COUNCIL AND AGENCY COMMENTS
8: REPRESENTATIONS
9: RESPONSE TO REPRESENTATIONS
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AGENDA ITEM 2.2.1
OVERVIEW Application No 473/E008/17
Unique ID/KNET ID 1906 / 2017/06103/01
Applicant Woodforde T & A Pty Ltd
Proposal Construction of a 4 and 5 storey residential flat building
comprising 46 dwellings and ground level/undercroft car
parking, and associated landscaping and site works.
Subject Land Lot 157 in DA 473/D049/15 (25 Glen Stuart Road, Woodforde)
Zone/Policy Area Residential Zone, Medium Density Policy Area 43
Relevant Authority DAC (Schedule 10 - Certain developments over $3m)
Lodgement Date 3 March 2017
Council Adelaide Hills Council
Development Plan 28 April 2016
Type of Development Merit
Public Notification Category 3
Representations 74, 40 to be heard
Referral Agencies Government Architect, Affordable Housing Unit, Renewal SA
Report Author Nitsan Taylor
RECOMMENDATION Development Plan Consent subject to reserved matters and
conditions
EXECUTIVE SUMMARY
The application seeks planning consent for the construction of a four and five storey
residential flat building comprising 46 dwellings and an undercroft/ground level car park
for 47 vehicles.
The subject site is located in the Residential Zone, Medium Density Policy Area 43, in
which residential flat buildings of up to three storeys are anticipated. The subject site is
located in the middle of a large land holding that has recently been subdivided into 293
residential allotments. Marketed as ‘Hamilton Hill’, this new residential estate is expected
to be developed over the next five years with approximately 400 dwellings.
The application has been referred to the Adelaide Hills Council and the Government
Architect for comment. Council has recommended the Commission defer its decision
pending the provision of additional information relating to stormwater management and
civil design; and further consideration to certain aspects of the design of the building.
The Associate Government Architect (AGA) has recommended that the DAC consider
attaching reserved matters/conditions to any planning consent requiring the applicant to
review the organisation and articulation of the building elements. The applicant has
provided a response to these comments, discussed in detail in the body of the report.
The application underwent Category 3 public notification, with 74 representations
received, including three petitions comprising approximately 300 signatures. The key
areas of concern raised by representors relate to the proposed building height and
density of the development, and the increase in traffic on the local road network. Of the
representations received, 40 people wish to be heard by the Commission, 20 of whom
will be represented by two local Members of Parliament.
The proposed development is finely balanced. On the one hand, it is considered that the
land use, density and height are considered to be generally acceptable given the location
of the subject site adjacent a large public reserve and the considerable distance from
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AGENDA ITEM 2.2.1
existing low-rise dwellings. However there are a number of concerns regarding the
design that have not been addressed by the applicant and in some cases, cannot be
addressed without a significant redesign of the building.
On balance it is considered that the application has sufficient merit to warrant planning
consent subject to reserved matters and conditions.
ASSESSMENT REPORT
1. BACKGROUND
1.1 Strategic Context
The proposed development will be situated on land comprising the former Magill
Training Centre site at Glen Stuart Road, Woodforde. The land was rezoned
Residential, Medium Density Policy Area 43, as a result of the Ministerial Glen Stuart
Road Woodforde (Magill Training Centre) DPA, gazetted on 9 January 2014. The land
was previously zoned Residential 1D, which envisages detached dwellings at low
density and in which all dwellings other than detached dwellings were listed as non-
complying forms of development. The current zoning seeks medium density
residential development, with all types of dwellings assessed on merit.
1.2 Land Division
On 25 February 2016, the Commission approved an application by Woodforde JV Pty
Ltd (joint venture between Renewal SA, Starfish and Devine Homes) for the staged
subdivision of the former Magill Training Centre site from 2 allotments (19ha) into a
master planned residential estate (now known as Hamilton Hill), comprising 288
residential allotments, 6.2 hectares of public reserve, and associated roads and
infrastructure (DA 473/D049/15).
The land division created a range of allotment sizes (including 3 apartment sites and
12 dual occupancy sites), with the view to developing them over time to
accommodate approximately 397 dwellings.
The assessment of the land division application considered a range of issues,
including traffic impacts and vehicle access to the site, stormwater management,
increased housing density and site contamination. A copy of the assessment report
for the land division application is contained in the ATTACHMENTS.
There have been a number of minor variations (pursuant to Regulation 47 of the
Development Regulations 2008) to the original land division scheme since approval
was granted, resulting in an overall increase in the number of allotments created
from 288 to 293, an increase in the number of apartment sites from 3 to 4 (approx.
120 dwellings), and the conversion of the 12 dual occupancy sites to single
occupancy. As a result, the anticipated yield has increased by 17 dwellings to 414.
Titles have now been issued for Stage 1 of the land division. Work has commenced on
the first group of houses in Stage 1 and internal roadways are under construction.
Stage 4 of the land division – 5.474ha of public reserve – has been vested with
Council. The applicant and Council are working towards making a number of
improvements to the reserve, including weed removal, replanting of trees and other
vegetation, installation of playground equipment, and construction of an
amphitheatre.
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AGENDA ITEM 2.2.1
1.3 Post-Lodgement Briefings
The applicant met with planning staff and the Government Architect on 13 April 2017
to provide a briefing on the project and discuss concerns regarding the design of the
proposed building. The key concerns related to the visual impact of the car park roof
along the eastern side of the building and subsequent lack of connection with the
adjoining reserve; and the method of screening of the car park at street level.
The applicant responded by providing amended plans to include a bike
storage/workshop area in the north-western corner of the car park (adjacent the
reserve) and converting the car park roof into a communal open space. Additional
perspectives were also provided to show how the car parking area would be screened
with landscaping and climbing plants.
1.4 Amendments to the plans after public consultation
The applicant amended the plans on 11 May 2017 to remove the communal open
space from the car park roof. This amendment was made by the applicant due to
their concerns regarding how the area will be accessed and made secure without
impacting on views to the reserve from the apartments at the lower levels.
2. DESCRIPTION OF PROPOSAL
Application details are contained in the ATTACHMENTS.
2.1 Overview
The application seeks development plan consent for the construction of a 4 and 5
storey residential flat building comprising 46 dwellings, an undercroft/ground level car
park for 47 vehicles, and a bicycle storage/workshop area.
The subject site is located in the centre of Hamilton Hill, with a primary frontage of 63
metres to Buchanan Drive to the west, a secondary frontage of 37 metres to Lewis
Walk to the south. Existing public reserve is located to the north and east. The
building will be generally rectangular in shape and will be oriented lengthways in a
north-south direction, with seven apartments facing north over the reserve and the
remainder facing either east (reserve views) or west (city/street views).
The proposed building will provide 1 x 3 bedroom apartment, 23 x 1 bedroom
apartments, and 22 x 2 bedroom apartments. The 23 x 1 bedroom apartments are
designated as affordable housing in accordance with the applicant’s commitment to
provide 15% affordable housing throughout Hamilton Hill. Each apartment will be
allocated one car parking space except for the three-bedroom apartment, which will
be allocated two. No dedicated disabled parking will be provided however the
applicant has advised that car parking spaces can be made DDA compliant at the
request of the purchaser. No on-site visitor parking has been provided. Bicycle
storage for 14 bicycles will be offered within a bicycle workshop area in the car park.
Bicycle parking for visitors will be located at the front of the building.
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AGENDA ITEM 2.2.1
2.2 Floor Details
The layout of each floor level is summarised as follows:
Lower Ground Floor
2 x 2 bedroom apartments
Entry and lobby
Undercover car parking for 47
vehicles
Bicycle storage area/workshop for
14 bicycles
Waste storage area and services
4 x communal storage cages
Level 02
1 x 3 bedroom apartments
4 x 2 bedroom apartments
6 x 1 bedroom apartments
Ground Floor and Level 01
6 x 2 bedroom apartments
6 x 1 bedroom apartments
Level 03
5 x 1 bedroom apartments
4 x 2 bedroom apartments
The floor areas and private open space allocations for each apartment is as follows:
1 Bedroom (Types 1A and 1B)
Floor Area – 50m2
Balcony – 10-31m2 (ave. 14m2)
3 Bedroom (Type 3A) - Penthouse
Floor Area – 133m2
Balcony – 47m2
2 Bedroom (Types 2A, 2B, 2C & 2D)
Floor Area – 67-81m2
Balcony – 10-63m2 (ave. 18.7m2)
Figure 1 – Floor plan examples
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AGENDA ITEM 2.2.1
2.3 Design
The proposed building will be predominately five storeys in height (maximum 18
metres) other than at the northern end, where it will be stepped down to four storeys
(15 metres), and at the southern end, where the lowered car parking level will result
in a reduced height of four storeys above ground level.
Visually, the proposed building will comprise four vertical components and two
distinct architectural styles. The northern section of the building will be four storeys in
height and characterised by a modern skillion roof angled to the north; ‘flemish bond’
brickwork at lower levels; and high level glazing and dark grey composite panelling to
the penthouse. This section of the building will be set-back approximately 5.5 metres
from Buchanan Drive to allow for landscaping adjacent the entrance to the building
and to provide a degree of separation between the lower level bedrooms and the
street.
The balance of the building will be divided into three sections, each having a shallow
off-centre pitched parapet roof, precast concrete walls in textured white render, and
regularly spaced windows and partially recessed balconies. This section of the
building will sit above the car parking area (façade set-back 2 metres), with the car
park level serving as a podium for the residential component of the building. The car
parking area will be screened by dark grey vertical steel louvres at a rate of 50%
solid to void in order to achieve natural ventilation. The screening will have a varied
set-back from the footpath of between 0.8m and 1.0m to create articulation. It is
proposed to establish vertical climbing plants in the space between the screen and
the footpath in order to enhance the visual appearance of the car parking area when
viewed from the street and surrounding land. An automatic irrigation system will be
established to ensure the plants are maintained.
Figure 2 – West/Street elevation
The depth of the car park has been dictated by the location of a site contamination
containment cell, which limits how far the site can be excavated. The site will
therefore only be partially excavated, resulting in the south-eastern portion of the car
parking area being below ground and the remainder being at grade. The width of the
car parking area has been constrained by the presence of a significant tree located in
the public reserve adjacent the south-east corner of the site.
Vehicle access to the car park will be gained via a recessed double-width roller door
from Buchanan Drive. The eastern section of the car park (approximately one third of
the total car parking area) will extend beyond the apartment building. This will result
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AGENDA ITEM 2.2.1
in an expanse of flat Colorbond roof extending out from the ground level balconies
along the eastern side of the building for up to 12 metres. The applicant originally
proposed to convert the roof into communal open space however this plan was
abandoned due to their concerns around security and access.
Entry to the building will be gained from Buchanan Drive via a lobby located between
the four storey and five storey components of the building. The entrance to the
building will be made visible from the street through the provision of an overhead
canopy and a ‘green wall’.
A bicycle storage/workshop area for 14 bicycles will be located in the north-eastern
corner of the lower ground level, adjacent the public reserve. The bicycle storage
area will be partially open to allow for ventilation and will be accessible through the
car park and via a short flight of stairs from the reserve.
3. SITE AND LOCALITY
3.1 Site Description
The site consists of one (1) allotments, described as follows:
Lot No Street Suburb Hundred Title Reference
Lot 157 in DA 473/D049/15 (part Lot 1002 in DP 115165)
Glen Stuart Road Woodforde Adelaide Pt Ct 6187/561
The subject site comprises 2248 square metres of land located in Stage 2 of Hamilton
Hill.
The subject site will have a 63 metre primary frontage to Buchanan Drive to the west
and a 37 metre secondary frontage to Lewis Walk to the south (both roads currently
under construction). To the north and east of the site is a public reserve comprising a
number of tall mature trees. The site slopes down approximately three to four metres
from the south to the north towards the reserve. Beyond the site, the land falls away
to the east into an existing gully and down towards Glen Stuart Road to the west.
The subject site is located approximately 225 metres to the east of Glen Stuart Road
and 180 metres to the west of Kintyre Road. The nearest residences are located
approximately 180 metres to the east and 250 metres to the west.
Refer to Figure 3 – Locality Map.
3.2 Locality
The subject site is currently surrounded by vacant land within the Hamilton Hill
estate. Development proposed to be located adjacent the subject site includes a 3
storey residential flat building to west on the other side of Buchanan Drive, two
storey townhouses to the south on the other side of Lewis Walk, and three storey
townhouses to the south-east, adjacent the reserve.
The wider locality is predominately characterised by low density residential
development in the form of single and two storey detached and semi-detached
dwellings. Allotments and accompanying dwellings to the north-east of Hamilton Hill
(on the other side of Kintyre Road) are generally larger and at lower density than
those located to the west on the other side of Glen Stuart Road.
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AGENDA ITEM 2.2.1
The Rostrevor College oval is located on the southern corner of Kintyre Road and Glen
Stuart Road, with Rostrevor College itself located further north on the other side of
Kintyre Road. A new childcare centre has recently been completed on land to the east
of the oval.
Land to the south comprises a range dwelling types, including a number of medium
density residential flat buildings.
Figures 3 & 4 – Locality Maps
Rostrevor
School Oval
Child care
centre
Subject site Public reserve
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AGENDA ITEM 2.2.1
4. COUNCIL COMMENTS
Council’s report and the applicant’s response is contained in the ATTACHMENTS.
The Adelaide Hills Council’s Development Assessment Panel (DAP) considered the
application at its meeting on 2 May 2017.
The DAP resolved to recommend that the Commission defer its decision pending the
provision of additional information; and the applicant giving further consideration to a
number of matters; summarised as follows:
Additional Information
Required
Applicant’s Response Comment
1 Engineering design levels for
Stage 2 roads, verges and
infrastructure.
The proposed development
incorporates an indicative RL
(reduced level) which utilises the
most current data.
This falls outside
the ambit of the
current application
and will be
addressed in due
course as part of
the statement of
requirements
attached to the
land division
application.
2 Detailed civil plans (site works,
drainage and detailed car park
plans) that show benched
levels, paving levels, a cut and
fill line, any batters or retaining
in addition to floor levels.
It is suggested that a condition of
planning consent is attached
requiring the provision of detailed
stormwater calculations to the
reasonable satisfaction of the
DAC, in consultation with Council.
Detailed civil plans
will be required as
a condition of
planning consent.
3 Stormwater management
details, including how
stormwater will be directed
around the building, downpipe
locations, and natural and
finished surface levels of the
car park.
As above. Stormwater
management
details and
calculations will be
required as a
condition of
planning consent.
4 Stormwater calculations to
ensure one discharge point
from the large roofed and hard
surfaced areas will not cause
localises flooding (it is Council’s
preference that multiple
discharge points be
considered).
As above. As above.
5 Fully dimensioned site/floor
plans.
The plans are at a scale of 1:200
and can be scaled with a scale
ruler.
No comment.
6 A traffic report that:
- Assesses the shortfall in
car parking
- Provides a swept path plan
for service vehicles that will access the site
A traffic report has been prepared
by GTA dated 23 May 2017 that
addresses these concerns.
The traffic report is
considered to
satisfactorily
address Council‘s
concerns.
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AGENDA ITEM 2.2.1
- Confirms the car park
layout meets the relevant
Australian Standards.
Matters Requiring Further
Consideration
Applicant’s Response Comment
1 Amending the design to a
maximum of three storeys
above natural ground level.
At its highest point the building is
5 storeys above natural ground
level. Due to the sloping site, the
building presents as four storeys
at the southern end, and steps
down to four storeys at the
northern end. The location of the
building – bounded by reserve to
the north and east – assists in
reducing its visual impact.
Discussed in the
planning
assessment.
2 A streetscape elevation that
provides context and shows the
mass of the proposed building
in relation to the intended
mass of future built form on
the western and southern sides
of the site.
A view study has been submitted
in response to Council’s comments
that shows the visual impact of
the proposed development when
viewed from surrounding roads.
No comment.
3 Further design consideration to
the car park level, which is a
dominant visual element at
street level.
Where possible – along the
southern, northern and a portion
of the western façade, activity has
been created. The eastern side of
the building cannot be activated
due to proximity of existing
vegetation and the sloping nature
of the ground.
The western façade is a highly
considered design element which
contributes to the overall
appearance of the building. The
car park creates a podium upon
which the residential elements are
sited.
Discussed in the
planning
assessment.
4 Lowering the car park level
completely below natural
ground level on the western
side and/or setting the car park
back to level with the main
building mass.
It is not pragmatic to lower the
car park level any further. From a
design perspective, the entire
building design would need to
change to accommodate a lower
car park. From a construction
perspective, a containment cell is
located at the level of the car park
that restricts further excavation.
No comment.
5 The varying styles should be
integrated into one style
through a simplified roof form
at the northern end; a more
regular approach to
fenestration along the eastern
and western elevations; or
The Government Architect has not
expressed concern with the
overall appearance of the building.
Discussed in the
planning
assessment.
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AGENDA ITEM 2.2.1
greater consistency of
materials across the two
distinct architectural styles.
9 Increasing the size of the steel
canopies around windows on
the western elevations.
No comment provided. Discussed in the
planning
assessment.
The DAP also recommended a number of reserved matters and conditions in the event
that the Commission resolves to grant Development Plan Consent. It is considered that
the two reserved matters (relating to the provision of detailed civil plans and stormwater
calculations) can be attached as conditions of consent.
The conditions recommended by Council relate to construction of the car parking area
and the new crossover to the street, rubbish collection, soil erosion control, landscaping,
and the establishment of a tree protection zone. Aside from the condition regarding
construction of the new crossover to the street (which is Council-specific), Council’s
conditions have been substituted with standard DAC conditions in the recommendation.
5. REFERRAL AGENCY COMMENTS
Referral agency comments and the applicant’s response are contained in the
ATTACHMENTS.
5.1 Renewal SA - Affordable Housing Unit
The application was referred to the Affordable Housing Unit pursuant to Schedule 10
of the Development Regulations 2008.
The Affordable Housing Unit has advised that the former Magill Training Centre site is
subject to a Land Management Agreement that requires the developer to provide
15% affordable housing. The developer has provided an Affordable Housing Plan to
Renewal SA outlining affordable housing to be provided at each stage. The proposed
development can be therefore be assessed as one that includes affordable housing.
5.2 Government Architect
The application was informally referred to the Government Architect for comment.
The Associate Government Architect has commented on the application on three
occasions (20 April 2107, 4 May 2017 and 31 May 2017). The most recent comments
are summarised as follows:
The proposal is supported in principle, with no concern with height, density or
apartment types and layouts.
The proposal has the potential to set a precedent for future developments of
this kind and therefore must be supported by high quality design.
The interface with the public realm requires further consideration to achieve
an appropriate level of amenity for the residents and neighbours.
There is concern regarding the presentation of the car park level to the streets
and reserve.
The roof form of the northern element is inconsistent with the overall
architectural expression of the building.
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AGENDA ITEM 2.2.1
The removal of the garden and communal open space from the rooftop of the
car park will compromise the amenity of east facing apartments on the ground
floor.
The length of the linear corridors will result in compromised amenity and lack
of sense of address for residents.
To ensure the most successful design outcome is achieved, the following
should be considered further:
o Review of the organisation and articulation of the building elements
with the view to:
Better integrate the car park level with the building
Improve public realm contribution
Capitalise on the unique site adjacent the reserve and improve
outlook for residents
Address potential safety and security issues (relating to the car
park roof, which is accessible from Lewis Walk)
Further consider bicycle parking and impact on amenity of the
adjacent residents
o Review of the roof form of the northern element to provide a more
coherent architectural expression to the development.
o Review the public corridor spaces with a view to providing a sense of
address for the residents and visitors alike.
o Review the solar shading to the west façade to ensure solar loads are
adequately addressed.
The applicant has responded to these concerns, summarised below:
The car park has been designed to maximise the sloping site and manage
contamination on site through the belowground contamination cell. The car
park has been used as a podium for the residential levels above.
The car park has been broken up into panels of differing depth to provide
articulation.
The car park incorporates a range of vegetative screening which will climb up
the vertical louvres and assist in disguising the car park.
The proposal contributes to the public realm through the provision of ground
floor apartments to the north or the site and a bicycle workshop area in the
north-eastern corner; and substantial landscaping.
The building has been oriented to capitalise on the adjacent reserve.
The expression of the roof form of the northern element assists in creating a 4
sides building and although different, is still in keeping with the angles of the
balance of the building.
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AGENDA ITEM 2.2.1
6. PUBLIC NOTIFICATION
The application underwent Category 3 notification from 26 April 2017 to 10 May 2017. A
total of 74 representations were received along with three petitions with the signatures of
approximately 300 residents from neighbouring areas.
Of the representations received, three were in support and 71 raised concerns with the
proposal. 40 representors have indicated they wish to be heard, 20 of whom will be
represented by two local Members of Parliament.
A summary of the issues raised and the applicant’s response is as follows:
Issue Response
Inadequate infrastructure A comprehensive infrastructure analysis was
undertaken as part of the land division application.
There is sufficient capacity within the existing
infrastructure systems to accommodate the anticipated
yield resulting from the land division.
Building is out of character with
the area
Although it will exceed the maximum height allowed in
the Zone, the built form will meet the qualitative
criteria in the Development Plan and will assist in
achieving medium density development across the
Policy Area.
The Desired Character of the Policy Area specifically
seeks development that is different to existing housing
stock in the area.
Increased traffic/Insufficient car
parking
A response has been provided by GTA traffic engineers.
Based on an empirical car parking assessment, GTA
estimates that the proposed development requires 35
to 44 spaces for resident use, depending on the
methodology applied. Visitor car parking requirements
are between 9 and 12 spaces, which can be provided
on-street within the immediate vicinity of the subject
site.
The matter of increased traffic was addressed at land
division stage, with GTA’s analysis indicating that the
existing local road network has capacity for the
estimated increase in traffic generated by the site.
Building height is inappropriate The building is 5 storeys at its highest point, however
due to the sloping site, it presents as four stories at the
southern end. The northern end of the building is
stepped down to four storeys in height.
The building is bounded by reserve to the north and
east and road to the south and west and therefore does
not directly interface with any existing or future
development. This will reduce any direct impact as a
result of the additional height.
A visual impact assessment has been undertaken that
demonstrates that the proposed building will not have a significant impact on the broader locality, particularly
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AGENDA ITEM 2.2.1
Issue Response
once other dwellings have been constructed between
as part of the broader land division.
There are a number of trees in the adjoining reserve
that are greater in height than the proposed building.
Density While the proposed development exceeds the
envisaged density for the site, the density has been
accommodated within the broader masterplan, which
will achieve an overall density of approximately 43
dwellings per hectare.
Noise Pollution Noise impact will not be any greater than what is
typically experienced in a suburban area.
Overshadowing and Overlooking As demonstrated within the overshadowing plans, the
building does not cause any deleterious impacts
resulting from overshadowing. The proposed dwelling
to the south will maintain its access to sunlight for a
period that exceeds the minimum criteria.
The building orientation will ensure the majority of
apartments overlook the public reserve. Western facing
apartments will be setback from the boundary and
further separated from any future development to the
west by a 14 metre wide road, which will reduce
overlooking.
Residential Flat Building is
inappropriate
Residential Flat Buildings are an envisaged use in the
zone.
Obstruction of Views The building will be centrally located and therefore will
not obstruct views from existing properties. The roof
level will be at a similar level to the ground floor of
development along Kintyre Road.
Edward St should be closed The closure of Edward Street is beyond the ambit of
the proposal.
Land located in a fire danger area The building will incorporate requisite fire engineering
to achieve building rules consent.
Soils are inappropriate for the
building typology
The proposed development will be designed to
incorporate appropriate structural footings to take into
account the soil typologies.
Impact of vegetation The building will not affect existing vegetation. The
basement car park has been stepped to ensure that it
does not impact on the tree protection zone or the
adjoining regulated tree. The built form has been
setback to protect the tree canopy.
The applicant’s response to the representations is considered to be satisfactory.
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AGENDA ITEM 2.2.1
Figure 5 – Representation Map
A copy of the representations (excluding petitions) and the applicant’s response is
contained in the ATTACHMENTS.
7. POLICY OVERVIEW
The subject site is located within the Residential Zone and the Medium Density Policy
Area 43, as described within the Adelaide Hills Council Development Plan Consolidated 28
April 2016.
Relevant planning policies are contained in the ATTACHMENTS and summarised below.
The Policy Area Map and Zone Map are shown in Figures 6 and 7, respectively.
7.1 Policy Area
The Medium Density Policy Area 43 comprises the subject site and two adjoining SA
Water tank sites to the north and east. The key objective of the policy area is to
facilitate the development of a range of dwellings at medium density (net densities of
between 40 and 67 dwellings per hectare), including a minimum of 15% affordable
housing.
The Desired Character speaks of the need for development to respond to the
topography of the area and seeks a diverse range of dwellings on a variety of
allotment sizes. Higher density development is envisaged near the centre of the
policy area, transitioning down to lower-rise development along the policy area
boundaries. Higher density development should be located in close proximity to public
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AGENDA ITEM 2.2.1
open space to compensate for reduced areas of private open space and to provide
opportunities for passive surveillance of public open space.
Residential Flat Buildings of up to three storeys are anticipated in the policy area
provided impacts on adjoining properties are addressed. Buildings should be set
relatively close to the primary street frontage to create a compact urban streetscape.
Residential development should incorporate articulated and varied facades with
balconies, increased set-backs at upper levels, and a range of materials to promote
visual interest and reduce the scale of the building. Shading elements should be
incorporated into designs to provide for energy efficiency. The visual impact of
garaging and driveway crossovers should be minimised. Landscaping should be
provided to reduce large scale building facades and provide visual amenity and shade.
7.2 Zone
The Residential Zone seeks a range of dwelling types, including a minimum 15%
affordable housing, and an increase in dwelling densities in close proximity to centres,
public transport routes, and public open space. Vacant land should be developed to
increase housing choice by providing dwellings at densities higher than but
compatible with adjoining development. With regard to design and appearance,
accommodation at ground floor level should contribute to the character of the locality
and activate street frontages by providing landscaping and opportunities to overlook
adjacent public space. Entries to foyer areas should be clearly visible from the street.
Living areas for dwellings should have an external outlook.
7.3 Council Wide
Residential zones and areas should be developed with a variety and choice of dwelling
types to meet the needs of the community. Residential development should efficiently
use infrastructure and services and not create conditions which are likely to exceed
the capacity of existing roads and other infrastructure and public facilities.
Development in a residential zone should not impair the character or amenity of an
area.
Residential buildings should be sited on excavated rather than filled sites in order to
reduce their vertical profile and should comprise materials and finishes that
complement surrounding development. The appearance of building should not impair
the amenity of the locality in which they are situated.
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AGENDA ITEM 2.2.1
Figure 6 – Policy Area Map
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AGENDA ITEM 2.2.1
Figure 7 – Zone Map
8. PLANNING ASSESSMENT
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8 June 2017
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AGENDA ITEM 2.2.1
The application has been assessed against the relevant provisions of the Adelaide Hills
Council Development Plan, which are contained in ATTACHMENT 1.
8.1 Quantitative Provisions
Policy
Guideline Proposed Guideline
Achieved Comment
Building Height
3 storeys 4-5 storeys YES NO PARTIAL
Discussed in the planning assessment.
Car Parking 69 1/affordable
housing unit; 2/other dwelling unit
47 1 per dwelling
unit (2 per 3 bedroom)
YES NO PARTIAL
Discussed in the planning assessment.
Bicycle
Parking
N/A 14 spaces plus
visitor parking
N/A The provision of bicycle parking
is supported.
Density Net density 40 to 67 dwellings per hectare
Net density of 204 dwellings per hectare
YES NO PARTIAL
To achieve medium density, the number of dwellings would need to be reduced to 9 to 15 dwellings. Discussed in the planning
assessment.
Site Area 100m2 – 120m2 (average per dwelling)
48m2 YES NO PARTIAL
To achieve this criterion, the number of dwellings would need to be reduced to 20-23.
It is considered that a lesser site area is generally acceptable as each dwelling unit has been designed to function well and will provide a
high level of amenity to residents (e.g. high ceilings,
sensible apartment layout, access to sunlight, usable and accessible POS).
Front Setback
3 metres 1.4m – 5m YES NO PARTIAL
The setback is considered to be generally acceptable.
Rear Setback 4 metres 1.5 – 5m YES NO PARTIAL
Acceptable
Side Setback 0 metres 1.2m YES
NO
Acceptable
POS
Min. dimension
8m2 per 1 bedroom 11m2 per
two bedroom
14m2 per 3 bedroom 2 metres
10m2-31m2 (ave. 14m2) 10m2 – 63m2
(ave. 18.7m2)
47m2 2.2 metres
YES NO PARTIAL
YES NO
Sufficient private open space has been provided for each dwelling unit.
Development Assessment Commission
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AGENDA ITEM 2.2.1
8.2 Land Use and Character
The Medium Density Policy Area comprises 12 hectares of vacant land (Hamilton Hill
residential estate), 6 hectares of public reserve, and two large SA Water tanks. Given
the absence of built form within the policy area and the distance from the nearest
established residential area (150 metres), it is considered that there is no prevailing
character upon which the proposed development should be based. Rather, the
proposed development will play a key role in establishing the future character of the
policy area.
The Development Plan states that the desired character for the policy area comprises
a wide range of dwelling types at medium and low densities located on varying
allotment sizes. All dwelling types are envisaged, including residential flat buildings of
between 1 and 3 storeys. Higher density development will be located near the centre
of the policy area, transitioning to lower density development adjacent existing low-
rise dwellings outside of the policy area.
At a wider level, the Residential Zone seeks increased densities in close proximity to
centres, public transport routes and public open spaces; and the development of
vacant or underutilised land at densities higher than but compatible with adjoining
residential development.
On balance, the proposed development is considered to be generally consistent with
the land uses envisaged in the Medium Density Policy Area 43 and the Residential
Zone. It is also considered that the existing character of surrounding residential land
is unlikely to be compromised by the proposed development.
8.3 Building Height
The proposed building will exceed the maximum height envisaged in the policy area
by two storeys (at its highest point). Although such a height exceedance is not
generally tolerated, in this instance it is considered to be acceptable for the following
reasons:
The nearest existing dwellings are located approximately 150 metres to the north-
east (Kintyre Road) and 200 metres to the west (Glen Stuart Road). This
substantial distance will mitigate the visual impact of the proposed building when
viewed from surrounding residences.
The level difference between the subject site and Kintyre Road will result in the
height of the proposed building being roughly level with the ground level of the
nearest dwellings to the east.
Several existing trees in the public reserve to the east are taller than the
proposed building and will therefore serve as a backdrop to the building when
viewed from the west and will partially screen the building when viewed from the
south-east.
Proposed development to the south and west is proposed to be two and three
storeys in height, which will provide a suitable transition down to the outskirts of
the policy area and lower density development beyond, as envisaged in the
development plan.
The subject site is central to the policy area and located adjacent a large area of
public open space, which is generally consistent with the policy area requirements
regarding the siting of higher density development.
The proposed building will step down to four storeys at the northern and southern
ends, which will go some way towards reducing the bulk of the building and
minimising the potential overshadowing of future development to the south.
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AGENDA ITEM 2.2.1
8.4 Density
The overarching objective of the policy area is to provide a range of medium density
dwellings, including 15% affordable housing. Given the topography of the land and
the expectation that a variety of dwelling types will be offered, it is expected that
there will be some variation in densities across the policy area.
When considered as a standalone site, the net density of the proposed development
equates to 204 dwellings per hectare, which far exceeds the medium density criteria
of 40 to 67 dwellings per hectare. However in this instance, it is of relevance that the
subject site is part of a master planned residential estate for which future
development is largely predetermined and will be undertaken by a single developer.
It is therefore considered appropriate to view the development in context by
calculating the density for the whole residential estate (gross density) rather than the
density of the subject site alone (net density).
In order for development to constitute medium density, it should equate to a gross
density of between 23 and 45 dwellings per hectare. In this instance, the gross
density for the residential estate has been calculated as 23 dwellings per hectare,
which is at the low end of the medium density scale.
On this basis, it is considered that the density of the proposed development is
acceptable within the context of the broader master plan for the area.
8.5 Design and Appearance
Objective 3 of the Medium Density Policy Area states that development should reflect
‘good residential design principles’. In the absence of such principles in the Adelaide
Hills Council Development Plan, where appropriate the ‘Medium to High Scale
Residential/Serviced Apartment’ section of the Adelaide City Council Development
Plan (Consolidated 30 May 2017) has been used as a guide.
Ground Level Car Park
Objective 2 of the policy area states that development should minimise the potential
impact of garaging of vehicles on the character of an area. This is also reflected in the
Adelaide City guidelines, which advise that garaging and parking structures should be
located and designed so that they do not visually dominate the street frontage.
Although the policy area currently has no prevailing character, the proposed
development will be prominently located adjacent the main public reserve and on one
of the main roads in the subdivision and therefore will affect the future character of
the area.
The proposed car parking area will be the most prominent feature of the building
when viewed from the street and therefore should be designed to ensure the car park
is appropriately screened from view. The application proposes to do this through the
use of vertical louvres and climbing plants in order to present as a green wall while
enabling natural ventilation of the car park. Although natural ventilation is
encouraged, there remains some concern that there is an overdependence on
landscaping to screen the car park rather than more permanent structures that would
require less ongoing maintenance and offer greater certainty that the car park will be
adequately screened.
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AGENDA ITEM 2.2.1
Car Park Roof
Objective 1 of the policy area anticipates a range of medium density dwellings that
are designed to integrate with areas of open space, neighbouring centres or public
transport nodes.
In this instance, the proposed residential flat building will be located adjacent a large
landscaped public reserve to the north and east. The northern end of the building has
been suitably designed to take advantage of this outlook, with generous balconies
and courtyards facing the reserve. The eastern side of the building will also feature
large courtyards at ground floor level and smaller balconies at upper levels, oriented
to overlook the reserve.
What is of concern however, is the large expanse of flat car park roof that will extend
out from the eastern side of the ground floor for up to 12 metres. This roof was at
one stage intended to be landscaped and designated communal open space, however
this element of the proposal was removed when the applicant was unable to resolve
concerns regarding access and security. Having a large area of roof at the same level
as the ground floor courtyards is considered to be a poor design outcome as it will
disconnect the building and its residents from the adjacent reserve and will reduce
the amenity of upper level residents located on the eastern side of the building. It is
noted that the courtyards at ground level are proposed to be enclosed with
predominately solid 1.8 metre high fencing, which will further disconnect the building
and its residents from the reserve. It is also likely that the roof will result in ongoing
maintenance and cleaning costs, given the proximity to a number of tall trees within
the reserve.
In addition to visual amenity, it is considered that the roof poses a safety and security
concern as it will be almost level with Lewis Walk to the south and have a 3 or 4
metre drop to ground level at the northern end. Previous plans have shown the
southern and northern ends of the roof to be fenced to prevent access, however the
latest plans have removed this fencing. It will therefore be a recommended condition
of approval that the plans are amended to include fencing along these elevations.
On balance, it is considered that the car park roof is a poorly design response that
could be improved to provide better integration of the development with the reserve
and to improve the amenity and outlook of residents.
Size and Layout of Apartments
The size and layout of the proposed dwellings is considered to be acceptable, with the
minimum floor areas stipulated in the Adelaide City guidelines (50m2 for one
bedroom, 65m2 for two bedrooms, and 80m2 for 3 bedrooms) being achieved. The
apartments will have generous ceiling heights of 3.1 metres, which will facilitate
natural ventilation and natural light penetration and give the feeling of spaciousness
despite the modest floor areas. The proposed single aspect dwellings will be of an
acceptable depth to ensure each room has adequate access to natural daylight. All
living areas have been designed to have direct access to sunlight.
Of the 46 apartments proposed, only seven will have dual aspects and opportunities
for cross ventilation. Ideally additional operable windows should be located at the
northern and southern ends of the building to increase the number of dwellings with
cross ventilation capabilities. This matter was raised with the applicant however the
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AGENDA ITEM 2.2.1
applicant was unwilling to make any amendments due to the potential increase in
heat load additional windows might pose.
On balance, it is considered that the size and layout of the apartments is acceptable.
Storage
The Adelaide City guidelines stipulate minimum storage areas of 8m3 for one
bedroom apartments, 10m3 for two bedroom apartment, and 12m3 for three bedroom
apartments, 50 percent of which should be provided within the apartments and
remainder in communal storage areas. The applicant has advised that sufficient
storage space will be available within each dwelling and the three communal storage
areas in the car park, although it is unclear how the communal space will be
allocated.
Corridor Length
The length of the internal corridors are considered to be excessive (45m), with the
guidelines encouraging apartments to be located as close as possible to lift and lobby
access in order to minimise dependence on artificial lighting and to improve the
amenity of residents. The applicant has advised that this length of corridor has been
successfully used in other similar developments and therefore does not warrant
review.
Materiality
Both the AGA and Council have raised concerns regarding the disconnect between the
northern component of the building and the balance of the building due to the use of
different architectural styles and materials. It has been suggested that the applicant
consider introducing similar materials across the building to improve the cohesiveness
of the two elements or revise the roof forms so that they are more similar in style.
The applicant has chosen not to do this.
It is considered that the difference in materials and architectural styles is a matter of
personal taste and is not fatal to the application.
8.6 Traffic Impact, Access and Parking
The impact of increased traffic generation on the surrounding road network was
considered as part of the land division application (DA 473/D049/15). The application
included a traffic impact assessment (TIA) undertaken by GTA traffic engineers
(dated 20/10/15), with the TIA concluding that:
The traffic generated by the proposed development will not have an adverse
impact on the safety or operation of the Glen Stuart Road/Kintyre Road
intersection, the Glen Stuart Road/Norton Summit Road intersection, or the
Norton Summit/Magill Road intersection, nor the adjacent road network including
adjacent local streets and Norton Summit Road (given no access to this road will
be provided for the development).
The development is not anticipated to alter the existing nature or function of
Kintyre Road and will have little to no impact on through movements along Glen
Stuart Road including turning movements at the Glen Stuart Road/Norton Summit
Road intersection.
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AGENDA ITEM 2.2.1
The staged land division application (DA 473/D049/15) was also considered by the
Safety and Services Division of DPTI, with the SSD advising that:
The department considers that the traffic impact of the land division on the
nearby arterial road junctions will generally be able to be catered for by the
existing infrastructure.
Since approval of the land division in February 2016, a number of minor variations
have been made to the plan of division, resulting in an increase in the anticipated
yield from 397 to 414 dwellings. This is not considered to be a significant increase
and is unlikely to result in a greater impact on the surrounding road network than
anticipated in the original land division application.
The proposed development will provide 47 car parking spaces whereas the
Development Plan requires the provision of 69 off-street car parking spaces.
Generally a lesser rate of car parking is tolerated where development is located within
200 metres of public transport and/or centres. In this instance the subject site is
located approximately 600 metres from the nearest bus stop and several kilometres
from the nearest local centre.
The applicant’s traffic consultant has submitted that a development of this nature can
provide a lesser number of car parking spaces than stipulated in the development
plan, namely between 35 and 44 resident car parks and between 9 and 12 visitor car
parks. The proposed development intends to provide 47 car parking spaces for
residents only, with visitors being required to park on the street. Given that
prospective purchasers will be aware of the car parking limitations of the site, it is
considered that the shortfall in off-street resident car parking is generally acceptable.
With regard to visitor car parking, GTA has provided an on-street car parking plan
showing the location of 80 on-street car parking spaces in proximity to the site. A
review of the plan shows that there will be nine car parking spaces located on the
eastern side of Buchanan Drive and 14 spaces located on the western side of
Buchanan Drive that could be used by visitors to the site. This is considered to be
generally acceptable.
The application has been amended since lodgement to include bicycle parking for 14
bicycles, which is considered to be a good outcome.
On balance, it is considered that there will be sufficient off-street and on-street car
parking to service the development.
8.7 Site Contamination
Interim audit advice has been provided that suggests the site is suitable for its
intended use.
A ‘Soil Remediation and Validation Report’ has also been prepared specifically for the
subject site, with the report advising that remediation has been undertaken in
accordance with the Auditor-endorsed Remediation Management Plan in order to
make the site suitable for the proposed development. The remediation works included
removal of surficial asbestos containing material, excavation of compacted soil,
validation sampling, and construction of a containment cell and backfilling with
impacted soils.
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AGENDA ITEM 2.2.1
The Site Contamination Audit Report (SCAR) for the site was expected to be
completed in May 2017. It will be a condition of consent that the SCAR is provided to
the Commission prior to construction commencing.
9. CONCLUSION
The key planning issues relate to the appropriateness of the height, density and design of
the proposed building; the shortfall in off-street car parking; and the potential impact on
the surrounding road network.
In terms of building height, it is considered that although the building will exceed the
maximum height allowance by one to two storeys, the height is generally acceptable as
the building will be located towards the centre of the policy area – 150 metres from the
nearest residence – and will be screened by future development within the estate. It is
noted that higher density development is anticipated in the policy area where it us
located adjacent public open space.
With regard to density, it is considered more appropriate to measure the density of the
proposed development in the context of surrounding residential estate rather than as a
standalone site. The gross density of the estate will be approximately 23 hectares per
dwellings, which is at the low end of the medium density scale. The density of the
proposed development is therefore considered to be acceptable.
As discussed in the planning assessment, there are a number of deficiencies with the
design. Such deficiencies include the expanse of car park roof that extends out from the
ground floor balconies on the eastern side of the building; the screening of the car
parking area, which relies heavily on landscaping; and the lack of cohesion between the
two distinct components of the building. These matters have been discussed with the
applicant and Associate Government Architect and a number of design options explored,
however ultimately the applicant has preferred to retain the building design unchanged.
The Commission may choose to seek amendments or additional information to address
these aspects of the built form.
The application will provide less off-street car parking than is required by the
Development plan, however it is considered that prospective apartment owners will be
aware of the car parking limitations prior to purchase. Although it would be preferable for
the development to provide additional car parking for visitors, it is accepted that there is
sufficient on-street car parking to cater for this demand.
As discussed in the planning assessment, the matter of increased traffic and associated
impact on the surrounding road network was considered as part of the land division
application, with the conclusion being that the existing road network has the capacity to
deal with the traffic generated from the residential estate.
On balance, having assessed the application against the relevant provision of the
Adelaide Hills Council Development Plan, it is considered that the application whilst being
finely balances has sufficient merit to warrant support.
10. RECOMMENDATION
It is recommended that the Development Assessment Commission:
1) RESOLVE that the proposed development is NOT seriously at variance with the
policies in the Development Plan.
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AGENDA ITEM 2.2.1
2) RESOLVE that the Development Assessment Commission is satisfied that the
proposal generally accords with the related Objectives and Principles of
Development Control of the Adelaide Hills Council Development Plan.
3) RESOLVE to grant Development Plan Consent to the proposal by Woodforde T&A
Pty Ltd for construction of a 4 and 5 storey residential flat building comprising 46
dwellings and ground level/undercroft car parking, and associated landscaping
and site works, at Part Lot 1002 in DP 115165 (Lot 157 in DA 473/D049/15), 25
Glen Stuart Road, Woodforde, 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, to the satisfaction of the Development
Assessment Commission, prior to the granting of Development Approval:
1.1 The application shall submit a final detailed schedule of external materials
and finishes (including car park screening materials).
1.2 Further consideration of the design of solar shading to the western façade
to ensure solar loads are adequately addressed.
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 473/E008/17.
Enzo Caroscio Architecture – Job No. 16002
Drawing Title Drawing No. Revision Date
Master Site Plan A1.00[A3] 3 11/5/17
Master Plan – Stage 2 Building Heights A1.01[A3] 3 11/5/17
Site Plan A1.02[A3] 3 11/5/17
Site Analysis A1.03[A3] 3 11/5/17
Site Proximity A1.04[A3] 3 11/5/17
Lower Ground A2.01[A3] 3 11/5/17
Ground Floor A2.02[A3] 3 11/5/17
Level 1 A2.03[A3] 3 11/5/17
Level 2 A2.04[A3] 3 11/5/17
Level 3 A2.05[A3] 3 11/5/17
Level Roof A2.06[A3] 3 11/5/17
West Elevation A3.01[A3] 3 11/5/17
North Elevation A3.02[A3] 3 11/5/17
East Elevation A3.03[A3] 3 11/5/17
South Elevation A3.04[A3] 3 11/5/17
Section 1 A3.10[A3] 3 11/5/17
Section 2 A3.11[A3] 3 11/5/17
Unit Plan Types A4.01[A3] 3 11/5/17
Car Park Screen Detail A5.01[A3] 3 11/5/17
Precedents A8.00[A3] 3 8/5/17
Materials & Finishes A8.01[A3] 3 11/5/17
3D Views A9.01[A3] 3 8/5/17
3D Views A9.02[A3] 3 8/5/17
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AGENDA ITEM 2.2.1
Lobby View A9.03[A3] 3 8/5/17
Summer Solstice A10.01[A3] 3 21/3/17
Winter Solstice A10.02[A3] 3 21/3/17
Area Schedule A10.10[A3] 3 8/5/17
Intro Design Pty Ltd
Planning Report dated February 2017
Response to RFI dated 28 March 2017
RFI response dated 24 May 2017
Response to Representations dated 29 May 2017
GTA
Response to Representation – Car Parking Assessment, Ref No. S129410,
23/5/17
Adams Consulting Engineers
Lot 157 Drainage, Project No. 160419, Dwg No. SKC001 Rev 1, 17/3/17
Lot 157 Drainage, Project No. 160419, Dwg No. SKC002 Rev 1, 17/3/17
Tract
Landscape Plan – Lower Ground, Dwg No. 0314_0655 D70-11 Rev 00, 26/5/17
Landscape Plan – Ground Floor, Dwg No. 0314_0655 D70-12, Rev 01, 19/4/17
Alexander Symonds Surveying Consultants
Magill Training Centre Site, View-shed Survey Photo Report, Ref. A053514,
Rev 0, 16/5/17
Arborman Tree Solutions
Preliminary Development Impact Advice, Ref No. ATS3902-Lot
157ApartmentDevelpoment, 28/11/16
Greencap
Soil Remediation & Validation Report – Stage 2 (Remainder), Ref No. J142966,
May 2017
2. Fencing to ground floor balconies shall be a maximum of 1.2 metres in height.
3. Landscaping shown on the approved plans shall be established prior to the
operation of the development and shall be maintained and nurtured at all times
with any diseased or dying plants being replaced.
4. A watering system shall be installed at the time landscaping is established and
operated so that all plants receive sufficient water to ensure their survival and
growth.
5. 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 the reasonable satisfaction of the Development Assessment Commission, prior
to occupation.
6. A final detailed Stormwater Management Plan shall be submitted, in consultation
with the Adelaide Hills Council, to the satisfaction of the Development Assessment
Commission. The details of the plan shall be incorporated within the Building Rules
Consent documentation, submitted for Development Approval, and be
implemented prior to occupation or use of the development.
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AGENDA ITEM 2.2.1
7. All stormwater design and construction shall be in accordance with Australian
Standard AS/NZS 3500.3:2015 (Part 3) to ensure that stormwater does not
adversely affect any adjoining property or public road.
8. All vehicle car parks, driveways and vehicle entry and manoeuvring areas shall
be designed and constructed in accordance with Australian Standards (AS/NZS
2890.1:2004 and AS/NZS 2890.6.2009) and be constructed, drained and paved
with bitumen, concrete or paving bricks in accordance with 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.
9. Prior to the commencement of construction, 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, where applicable, “Environmental Management of On-site
Remediation” – to minimise environmental harm and disturbance during
construction. Such a plan shall be submitted to Adelaide Hills Council.
10. 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.
11. A Site Contamination Audit Report shall be submitted to the Development
Assessment Commission prior to any superstructure works that confirms that the
site is suitable for its intended use.
ADVISORY NOTES
a. The development must be substantially commenced within 12 months of the date
of this Notification, unless this period has been extended by the Development
Assessment Commission.
b. The authorisation will lapse if not commenced within 12 months of the date of
this Notification.
c. The applicant is also advised that any act or work authorised or required by this
Notification must be completed within 3 years of the date of the Notification
unless this period is extended by the Commission.
d. The applicant has a right of appeal against the conditions which have been
imposed on this Development Plan Consent or Development Approval.
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AGENDA ITEM 2.2.1
e. 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.
f. 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).
g. 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.
h. If regulated or significant trees are to be retained, the applicant is advised to
consult Australian Standard AS 4970 – 2009 Protection of Trees on Development
Sites to ensure the incorporation of protective fencing, mulch and appropriate
remedial treatments.
Requirements of the standard include:
• The establishment of Tree Protection Zones to restrict activities including
the dumping of waste, machine excavation, storage and preparation of
chemicals, and physical damage to trees;
• The erection of protective fencing around a Tree Protection Zone prior to
machinery or materials brought onto the site;
• The use of approved signs to identify the Tree Protection Zone;
• Mulching, watering and weed removal recommendations to maintain the
tree protection zone.
Regular monitoring of tree protection measures should be undertaken
throughout the development and construction process to ensure that any
trees to be retained on the site are carefully managed to ensure their long-
term survival and growth.
Nitsan Taylor
SENIOR PLANNING OFFICER
DEVELOPMENT DIVISION
DEPARTMENT OF PLANNING, TRANSPORT and INFRASTRUCTURE
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