precision group c/- masterplan the redevelopment of the … · 2016-10-07 · cladding, terrazzo...

Development Assessment Commission13 October 2016

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AGENDA ITEM 4.2.1

Precision Group C/- Masterplan

The Redevelopment of the Existing Port Canal Shopping Centre –Stage 2 - including demolition of existing buildings, constructionof retail and commercial tenancies, food court, mall andentranceways and canopies, service lane and loading dock andassociated facilities.

200 Commercial Road Port Adelaide

040/W030/16

TABLE OF CONTENTS

PAGE NOAGENDA REPORT 2-19ATTACHMENTS1: DEVELOPMENT PLAN PROVISIONS 20 - 362: MAPS 37-473: APPLICATION & PLANS

A. TRAFFIC IMPACT ASSESSMENT – GTACONSULTANTS

B. NOISE REPORT – RESONATE ACOUSTICSC. WASTE MANAGEMENT – VEOLIA ENVIRONMENTAL

SERVICES

48-54

55-6970-85

4: GOVERNMENT ARCHITECTS COMMENTS 86-915: COUNCIL COMMENTS + APPLICANT RESPONSE 92-996: ADDITIONAL INFORMATION – DALE LANE VISION STATEMENT 100-111


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AGENDA ITEM 4.2.1

OVERVIEW

Application No 040/W030/16Unique ID/KNET ID ID 1301 / 2016/13167/01Applicant Precision Group C/- MasterplanProposal The Redevelopment of the Existing Port Canal Shopping

Centre – Stage 2 - including demolition of existing buildings,construction of retail and commercial tenancies, food court,mall and entranceways and canopies, service lane and loadingdock and associated facilities.

Subject Land 200 Commercial Road Port AdelaideZone/Policy Area Regional Centre Zone - Retail Core Policy Area 50 PAde/17Relevant Authority Development Assessment Commission pursuant to Schedule

10, (6) – Port Adelaide Centre Zone of the DevelopmentRegulations 2008

Lodgement Date 25/07/2016Council Port Adelaide Enfield CouncilDevelopment Plan Port Adelaide Enfield Development Plan Consolidated 21 April

2016Type of Development MeritPublic Notification Category 1Referral Agencies Government ArchitectReport Author Yasmine Alliu – Planning OfficerRECOMMENDATION Development Plan Consent subject to conditions

EXECUTIVE SUMMARY

The applicant seeks consent for the redevelopment for the northern portion of theexisting Port Canal Shopping Centre located at 200 Commercial Road, comprising 8tenancy spaces (1 space at an upper level), food court, two new entries, loading docksand foyers and lift.

The subject land is within the Retail Core Policy Area of the Regional Centre Zone. It isconsidered that the proposal is an acceptable use of the subject land as retail,commercial and business uses are principally envisaged in the Zone and Policy Area. Therevitalisation of the site has the potential to increase the resident and visitor populationto the area.

The proposal is consistent with relevant policy directions regarding building height/scale,articulation, materiality, as well as the majority of relevant technical matters (such asaccess, waste management and noise). The proposal’s response to key policy directionsregarding design and appearance and crime prevention are also considered to beacceptable. The proposed development was amended to accommodate a number ofdesign considerations raised by the Government Architect. The proposed Stage 2development is compatible with Stage 1. Whilst car parking is not part of this proposalthe parking numbers provided are acceptable given the availability of public transport inclose proximity to the site.

On balance it is considered that the application sufficiently accords with relevant policiesin the Port Adelaide Enfield Council Development Plan and warrants Development PlanConsent subject to conditions.


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AGENDA ITEM 4.2.1

ASSESSMENT REPORT

1. BACKGROUND

1.1 Strategic Context

The South Australian Government is committed to supporting the revitalisation of thePort Adelaide Regional Centre and help create a more vibrant and prosperous Portcommunity.

On 9 April 2015 the Port Adelaide Centre Renewal Part 1 Development Plan Amendment(DPA) was gazetted. This updated planning policy applying to the Regional Centre Zonesupports initiatives of the Port Adelaide Renewal Project Precinct Plan as prepared byRenewal SA. Also on 9 April 2015 the Development Regulations 2008 were amended to:

make the Development Assessment Commission (DAC) the planning authorityin respect of development in the Regional Centre Zone where the total amountto be applied to any work, when all stages of the development are completed,exceeds $3 million

establish a referral to the Government Architect for developments exceeding$3 million in value in the Regional Centre Zone to provide design advice forwhich the DAC must have regard.

The Pre-lodgement Service is also made available to proponents of developmentexceeding $3 million in value within the Regional Centre Zone.

1.2 Pre-Lodgement Process

The proponent engaged in the pre-lodgement service, participating in an initial start-upmeeting, 1 Pre-Lodgement Panel meeting and 3 Design Review sessions, before lodgingthe development application.

The general land use scheme and site arrangements remained relatively unchangedthroughout the pre-lodgement and design review process. Minor refinements were madeas discussed later in this report.

2. DESCRIPTION OF PROPOSAL

Application details are contained in the ATTACHMENTS.

A summary of the proposal is as follows:

Land UseDescription

Shops - Retail Mall

Building Height 11.4 metres at western entry canopyDescription of levels Ground Level - Food Court

- 7 x Tenancy Spaces (these would be furtherpartitioned )

- New linkages between Stage 2 and the SouthMall (in approved Stage 1)

- Dale Lane Entry Canopy- Western Entry Canopy- 2 x Loading docks- Toilets- Foyer/lift- Landscaping

First Floor - 1 x commercial tenancy space (GFA 885.08m2)


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AGENDA ITEM 4.2.1

- Foyer/liftTenancy Floor area Stage 2 Gross Floor Area (GFA) = 7,253.58m2

et Leasable Area (NLA) - excludes common areasStage 2 = 5021.83m2

Stage 1 (approved by Council) = 5761.83m2

Existing (Coles Kmart) = 13361m2

Total = 24144.66m2 for the whole centreVehicle access points – Church Street, Commercial RoadPedestrian access points –Dale Lane, Commercial Road, ChurchStreet

Car Parking 866 car spaces (incl 20 disability parks) based on 24150m2

Encroachments NilMaterials Colorbond white roof cladding, curtain window entry glazing,

stained plywood soffit lining, shade sail lower canopy, polishedand unpolished paving, feature band to follow shade sailcanopies, expressed steel framing, lightweight cladding paintfinish, timber screen fence, precast concrete with red brickcladding, terrazzo tiling to mall floor

3. SITE AND LOCALITY

3.1 Site Description

The subject land comprises 6 allotments, described as follows:

Lot No Section Street Suburb Hundred Title

Reference2 DP 34488 Dale Street Port Adelaide Port Adelaide 5102/146

204 DP 56117 Commercial Road Port Adelaide Port Adelaide 6125/347

2 DP 34488 Dale Street Port Adelaide Port Adelaide 5102/147


321 DP 18177 Church Street Port Adelaide Port Adelaide 6115/416


Note: portion only of allotment 2 in CT 5102/146 and of allotment 2 in CT 5102/147

The subject land is flat, irregular in shape and is currently occupied by the Port CanalShopping Centre and associated car parking. It has an overall site area of approximately5.4 hectares with frontages to Church Street, Dale Lane, Leadenhall Street and ThomasPlace.

Existing western car park mall entry Inside existing mall view north


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AGENDA ITEM 4.2.1

View towards Commercial Road entry View from western car park to centre

3.2 Locality

The locality has an eclectic character resulting from an array of land uses and buildings.

The dominant land use and buildings are the existing Port Canal Shopping Centre whichcomprises a large footprint of single storey buildings, Coles, Kmart and at-grade open lotcar parking areas. The Weston Milling complex to the immediate east of the site is also adominant feature of the locality. This comprises tall silos and warehouse buildings whichhave a clear industrial character.

Weston milling

A laneway owned and managed by the City of Port Adelaide Enfield (Council) adjoins theeastern boundary of the site. Here on in referred to as Dale Lane, this provides apedestrian link between the Port Canal and Port Mall shopping centres. It isapproximately 3 metres wide. To the south east of the site and on the other side of DaleLane but not yet built is the Anglicare mixed use development.

Directly north of the site is the Uniting Care Wesley Port Adelaide Inc. Northwest of thesite is the Port Adelaide Central Mission and car park. A number of heritage listedbuildings front Dale Street to the north east of the subject site towards Commercial Roadwhich are predominantly local heritage places. The southern edge of the Port AdelaideState Heritage Area lies further north along St Vincent Street but is well separated fromthe subject land.

A useful diagram regarding the locality forms part of the application documents and iscontained in the ATTACHMENTS. Figure 1 below provides a wider perspective of thelocality.


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AGENDA ITEM 4.2.1

Figure 1 – Location Map

Image Hardy Milazzo

4. STATUTORY REFERRAL BODY COMMENTS

Referral responses are contained in the ATTACHMENTS.

4.1Government Architect

The Government Architect is a mandatory referral in accordance with Schedule 8 ofthe Development Regulations 2008. The Commission must have regard to thisadvice. In this instance the Associate Government Architect (AGA) responded toreferral of the application.

The AGA supports the following:

the ambition to create a renewed Centre that has the potential to contribute tothe revitalisation of Port Adelaide

the height and scale the approach of providing entry statements and clear sightlines to the

shopping centre from the generous car park the cohesive architectural expression of the entry statements as they relate

to the Stage 1 building and proposed entry from Dale Lane treatment of the blank elevations the general nautical theme and industrial references and materiality the active interface provided by ground floor tenancy and the first floor

tenancy


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AGENDA ITEM 4.2.1

the sense of address and level of accessibility that the commercial entryprovides.

The AGA response also expressed reservations regarding:

demonstrated consistency between Stage 1 and 2 architectural expression provision and delivery of a developed scheme for the western car park

including landscaping, shade sails (potentially harnessing solar energy) andlighting

provision and delivery of a developed scheme for Dale Lane additional articulation of pre-cast walls to loading dock frontage.

The applicant made the following changes:

the extent of the glazing in the entry (west elevation) the treatment of blank walls to the car parking Area increased passive surveillance and upper floor entry foyer improvements to the prominence of the Dale Lane entrance consistency of roof form the choice of the external materials and colours in the elevations.

5. COUNCIL TECHNICAL ADVICE

5.1 City of Port Adelaide Enfield

Although the City of Port Adelaide Enfield is not a statutory referral agency, theapplication was referred to Council’s administration for comment. Council raised thefollowing queries/matters for consideration:

a detailed plan with dimensions of all parking areas explanation for the East-west pedestrian link removal from the eastern car park to

Customs House the current plans suggest that the existing path and car park for people with a

disability will be removed (e.g. through 18 Portland Place). If this path is to beremoved it needs to be replaced with some form of walkway through thesoutheast extension to the car park

the Traffic Impact Assessment and the Planning Report both refer to the car parkson Leadenhall St (closed road) as remaining. Council understood that theseparking spaces are to be reoriented so that drivers enter them from the south(i.e. via the shopping centre car park). Clear details as to how these parks willwork should be provided

where will taxis be able to pick up and drop off passengers? Council would like to see strengthened pedestrian links through car parking areas,

in particular between the train station and the main shop entry Council cannot commence the design for Church Street until negotiations with the

applicant are finalised the parking as proposed can fit with Council's other requirements for Church

Street Council will need to see evidence of agreements between the Port Canal Shopping

Centre and Uniting Care Wesley Port Adelaide Inc. about their current car parkingspaces in the closed portion of Leadenhall Street

A landscaping plan should be provided for review as a part of the applicationassessment.

The following consents which are relevant to this application were granted by Council:


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AGENDA ITEM 4.2.1

DA 040/0628/14 for building extensions and alterations to existing shoppingcentre including a single storey mall and parking area changes was grantedconsent 30 June 2014 subject to 18 conditions

a variation DA 040/1228/16 to provide for retail mall design revisions, floor areaincreases including an additional upper level medical centre, and parking areaamendments was granted consent 9 August 2016 subject to 3 conditions

The applicant has provided an adequate response to these queries. The majority of thematters raised relate to the Stage 1 DA 040/1228/16. (Refer to ATTACHMENTS).

6. PUBLIC NOTIFICATION

The application is a Category 1 development pursuant to Part 1 of Schedule 9 of theDevelopment Regulations 2008 (the Regulations). Clause 6(1) (h) of this Part provides:

Any development which consists of any of the following, other than where the site of thedevelopment is adjacent land to land in a zone under the relevant Development Planwhich is different to the zone that applies to the site of the development or where thedevelopment is classified as non-complying under the relevant Development Plan:

(h) any kind of development within a… Regional Centre Zone as delineated in therelevant Development Plan;

7. POLICY OVERVIEW

The subject site is within the Retail Core Policy Area of the Regional Centre Zone asdescribed within the Port Adelaide Enfield Council Development Plan Consolidated 21April 2016 as per Figure 3 below.

Figure 3 – Zoning Map

Relevant planning policies are contained in Appendix One and summarised below.


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AGENDA ITEM 4.2.1

7.1 Zone

The Regional Centre Zone is an expansive zone of some 4 square kilometres straddlingthe Inner Harbour of the Port River. It is divided into 17 Policy Areas.

In covering a large and diverse area (accommodating the retail core within which thesubject site is located but also the Port Adelaide State Heritage Area, industrial areas tothe east towards the suburb of Rosewater) the zone provides high level guidance withrespect to land use in favour of allowing its Policy Areas to provide finer grained guidanceon this. Zone policy does, however, explicitly contemplate and envisage developmentthat increases the resident population in pursuit of revitalisation and vibrancy.

Zone policy provides quite detailed guidance regarding the design and appearance ofdevelopment. In summary, this is to the effect that new development should conserveand enhance the maritime and commercial heritage of the area through materialselection, form and scale (including roof form), access and movement.

7.2 Policy Area

The focus of guidance provided by policy within the Retail Core Policy Area is on land use.Specifically, the Policy Area seeks the further development and consolidation of majorsupermarkets, discount department stores, shops, offices, community facilities andconsulting rooms as well as medium to high density residential development aboveground level (so long as this does not prejudice retail activities).

The Policy Area also seeks:

rationalisation of vehicular access, car parking areas and major pedestrianmovement paths to provide a safer, more efficient, attractive and vibrantenvironment

conservation and enhancement of historic townscapes and buildings, especiallyalong Dale Street (although historic warehouses along Thomas Place are alsoexplicitly mentioned as worthy of retention and adaptation).

7.3 Council Wide

Relevant Council-wide provisions provide generic guidance with respect to crimeprevention, energy efficiency, hazards (including, most notably, flooding and sitecontamination), infrastructure, regulated trees and access.

7.4 Overlays

7.4.1 Noise and Air Emissions

This site is located within the designated area for the Noise and Air Emissions Overlay,and as such requires assessment against Minister’s Specification SA 78B for ConstructionRequirements for the Control of External Sound.

8. PLANNING ASSESSMENT

The application has been assessed against the relevant provisions of the Port AdelaideEnfield Council Development Plan, which are contained in Appendix One.


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AGENDA ITEM 4.2.1

8.1 Quantitative Provisions

DevelopmentPlan

Guideline

Proposed GuidelineAchieved

Comment

Site Area N/A Ground Floor –6368.50m2 ( 7tenancies

First Floor – (1tenancy) 885.08m2GFA

Total - 7253.58m2GFA

YESNOPARTIAL

√ proposedexpansion of3,950m2 fromcurrent area

BuildingHeight

5 storeys 11.4 metres to thetop of the entrycanopies

YESNOPARTIAL

Height is twostoreys respectively√

Land Use Shoppingcentre

Redevelopment ofexisting shopping mall

YESNOPARTIAL

√

Car Parking Minimum - 3parks per100m2

Maximum - 6parks per100m2

Total 866 parks (incl20 disability parks) forentire shopping centre

Bicycle parking is notmentioned but wouldbe included in theStage 1 application(Council was theauthority )

YESNOPARTIAL

Provision of 3.6parks per 100m2 forentire shoppingcentre

8.2 Land Use and Character

The application has been assessed against the relevant provisions of the Port AdelaideEnfield Council Development Plan, which are contained in Appendix One.

8.2.1 Land Use

Supermarkets and discount department stores, together with associated specialty shops,consulting rooms, offices and community service facilities, concentrated to form the retailand commercial core of the Regional Centre Zone, are explicitly envisaged within theRetail Core Policy Area. The proposed expansion of the retail floor space within the RetailCore Policy Area is therefore generally appropriate.

8.3 Design and Appearance

Both the Council Wide and the Zone provide a policy framework which imparts guidanceabout the form of development envisaged for the Regional Centre Zone. The policiessuggest a high degree of architectural quality, façade articulation, materiality thatreflects and reinforces the historic or maritime character wherever possible andcompatibility in terms of form and scale with existing buildings.

The scheme is centrally located within the two existing car parks. The redevelopment isnot visible from any main street frontages. Nonetheless, the proposal needs to becompatible with Stage 1 which already has Planning Consent from the Council. Theproposed built form is primarily a mix of single storey construction with two storeycomponents comprising a commercial tenancy and double height glazed entrances (DaleLane and the western entrance). The context elevations show the continuity in


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AGENDA ITEM 4.2.1

materials, massing and canopy elements for Stages 1 and 2. The level 1 commercialtenancy area has a separate lift/foyer entry and separate egress stair entry. This areaconnects into the Stage 1 Mall (comprising Kmart and Coles and an upper level). Theupper level tenancy for Stage 1 shares access to the lift and foyer area proposed in Stage2.

Principle of Development Control 53 (Regional Centre Zone) emphasises the importanceof contextual development that responds to existing and desired future character. Thereare sufficient facade treatments to the building that take their design cues from thelocalised architectural elements of the industrial buildings. The scheme has some nauticalelements e.g. the entry shades sails and materiality that references the port. The shadesails in the car park whilst shown on the elevations are not part of this application.

The AGA speaks of the proposed scale of the redevelopment resulting in a significantpresence in the precinct which is typically low scale and supports the proposed heightand scale. However, the GA advises the mall-centric nature of tenancies could result inmultiple blank elevations visible from long views and supports the articulation providedby the expressed steel framing of the brickwork wall niches and blind windows. The GAsupports the high level glazing, which also assists in reducing the extent of solid wallsand provides valuable natural light and views to activity within the upper level tenancy.Skylights provide natural light into the internal mall area.

The AGA also supports the architectural expression of the Centre’s entry points that markthe anchor tenant locations at each end of the mall. The double height glazed entrancesare capped with facetted roofs and shaded by facetted tensile sails. Principle ofDevelopment Control 39 (Regional Centre Zone) supports roof designs that arearticulated by breaking down massing in order to relate to the context of surroundingbuildings. The entrance canopies have a shell like quality to them as they fold over theentry ways. This relief provides visual interest where an extensiveness of existing flatroof elements prevails from the abutting buildings as well as the existing Coles andKmart. The existing Coles and Kmart are expansive box like structures and quite plain.

The AGA recommend further consideration be given to the frontages of the loading dockdue to their visibility from Leadenhall Street. A condition is proposed to support this.

Principle of Development Control 56 (Regional Centre Zone) speaks of landmark buildingsspecifically contributing to the interest, vitality and security of the pedestrianenvironment. There is an appropriate scale at ground level and shelter within the entryareas to create a pleasant pedestrian thoroughfare which then internally goes through toDale Lane. Active uses at ground level, such as shops, cafes and restaurants to improvevibrancy and safety for pedestrians are encouraged. The majority of tenancies areinternal. However, there is the potential for some of the tenancies to provide externalactivation depending on the tenancy type.

Referencing the AGA’s comments and a number of planning provisions, the proposeddesign and appearance is considered satisfactory.

8.3.1 Setbacks

The Retail Core Policy area does not provide guidance on setbacks nor does the zoneunless it is to enhance the existing distinctive architectural character. There are nodistinctive character/heritage buildings within the immediate locality to influence thedesign. The proposed development expands slightly beyond the current parameters ofthe existing shopping mall and encroaches into the associated existing car park area butnot beyond the boundaries of the site.


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AGENDA ITEM 4.2.1

8.3.2 Landscaping

A detailed landscaping plan does not form part of the application. Landscaping directionsprovided are minimal and are identified in the plans in the form of different types ofpaving treatments and palms located at the new entry points to the colonnade and withinthe car park.

A condition requiring submission of a detailed landscaping plan has been recommended.

8.4 Building Height

Concept Plan Map PAdE/42 – Retail Core Policy Area provides guidance with respect tobuilding heights. It identifies 5 storeys as the maximum envisaged height. The proposalis predominantly single storey with a first floor commercial tenancy within the two storeycomponent. The height of the proposed development at its highest point comprises theentry points and overhead canopies at 11.4 metres in height. The proposal sits wellwithin the prescribed height guidelines.

8.5 Traffic Impact, Access and Parking

A Traffic Assessment Report for Stage 2 was provided by GTA Consultants whichanalyses the parking assessment, loading facilities and increased traffic generation. Thereport identifies that the proposal would generate 300 trips during the Saturday peak and230 trips during the Thursday peak. Any additional trips to/from the site should be lowgiven the number of access points to/from the site and will have minimal impact withrespect to the existing road network.

Vehicle Access

Access to the site is via Leadenhall Street to the north, Commercial Road (main access)to the east, College Street to the south, and three crossovers via Church Street to thewest.

The report states that the new loading dock would accommodate up to a 19m semi-trailer subject to minor modifications to the median nose on Dale Street and therelocation of transformers at the end of Leadenhall Street. The exit manoeuvre wouldrequire the semi-trailer to use the full portion of the mountable roundabout. Whenturning right from Church Street to Dale Street, the truck would enter the loading dockfrom Dale Street to a service lane alongside the western boundary of the Uniting CareWesley property and the existing Rite Price tenancy.

Loading dock – existing

Parking


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AGENDA ITEM 4.2.1

The expansion of the retail area (Stage 2) has meant the proposal has encroached intothe existing car parking area shown currently, hence a reduction in parking numbers. Thereduction in car parking numbers still sits within the development plan requirements(Table PAdeE/5A – Off Street Vehicle Parking Requirements for Designated Areas). TheRegional Centre Zone falls within a designated parking area. These vehicle parking ratesapply except where the zone provisions require a lesser rate of parking. The minimumparking rate is 3 spaces per 100m2 of Gross Leasable Floor area (GLFA). The maximumcar parking rate is 6 spaces per 100m2. The parking calculation in this case has beenbased on a total GLFA of 24,1560m2 (this includes both Stages 1 and 2 of theredevelopment) which equates to a parking rate of approximately 3.6 spaces per 100m2.The site with both Stage 1 and 2 would provide 866 car spaces.

As stated previously the car parking numbers are part of the proposed developmentexpansion (Stage 1) which was given planning consent by Council.

Council's Technical Services Department Staff consider that the parking as proposed canfit with Council's other requirements for Church Street. The current shopping centre planssuggest these spaces will shift slightly eastwards leaving more room for improving theroad and verge. Council’s proposal will remove angle parking on the western side ofChurch St which will also free up space.

The car parking appears acceptable, whilst not part of this application it is still pertinentto the assessment of the overall proposal. The Masterplan report speaks of the subjectland and surrounding land providing a large amount of on and off street car parking tosupport the centre. As per Masterplan’s report the locality is well serviced with twodifferent public transit modes, buses and the nearby Port Adelaide train station to thesouth of the site.

No bicycle parks are provided, therefore a recommended condition providing bicycleparks is to be attached. There would appear to be ample opportunities across the site forthe provision of public bicycle parking spaces.

Pedestrian Access/Connectivity

The Retail Core Policy Area 50 speaks of important links to the rest of the Port AdelaideCentre through effective, quality pedestrian linkages, improved visual legibility, vehiclecirculation, car parking and public transport. The following provisions support this:

PDC 20 Development should provide for and facilitate pedestrian access betweencompatible adjoining developments through one or more of the following :( a) arcades(c)malls (d) paths through parking areas.

PDC 7 Improved pedestrian linkages both throughout the policy area and with adjacentpolicy areas.

The AGA sees Dale Lane as a major axial link between the Port Canal Shopping Centreand the Port mall as intrinsic to its success, therefore, the future quality and amenity ofthe lane is important.

A vision statement has been provided for Dale Lane. Dale Lane is the public lanewayconnecting Dale Street to the northern entrance of the Port Canal Shopping Centre is77.5 metres long and varying in width from 7.5 metres at the Dale Street entrance to 3.6metres half way along to 6.2 metres at the mall entry point.


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AGENDA ITEM 4.2.1

Dale Lane approach – northern entry Dale Lane entry to Port Canal Centre

The applicant’s vision of a tall all-weather canopy structure with 24 hours lighting, theintent for high quality paving and inlay detail and profiled natural brick finish issupported. The proponent intends to work with Council to further enhance the pedestrianwalkway. Dale Lane is however, under the jurisdiction of Council and any proposal toimprove it will need their approval.

An advisory note encouraging provision and delivery of a developed scheme isrecommended.

8.6 Environmental Factors

8.6.1 Crime Prevention

The applicant proposes the following CPTED initiatives in an effort to respond to therange of policies dealing with surveillance, sightlines and vandalism. A conditionregarding the provision of appropriate lighting is also recommended. The following CPTEDinitiatives are proposed:

Walkway areas are to be lit and visually permeable to allow passive surveillancethroughout the site; and

The site orientation and pedestrian access ways are easily legible and identified;and

Landscaping proposed throughout the site will also assist with crime preventionthrough limiting opportunities for concealment – it will be predominantly low lyingalong pathways and adjacent the car park.

The tenancy located above ground level has the potential to provide for passivesurveillance of the public spaces below. This tenancy would also provide increasedactivation to out of hours activity. There appears to be glazed areas at ground level insome of the tenancies that would overlook the car park providing passive surveillance tothe pedestrian flow from the car park through to the centre.

8.6.2 Noise Emissions

An acoustic report has been prepared by Resonate Acoustics in regard to the potentialnoise from the loading dock located at the end of Leadenhall Street which is adjacent to anumber of commercial properties (58 and 64 Dale Street and several residentialreceivers located further afield (18 Gouger Crescent, 56 and 74-76 Dale Street (theAnglicare development). The closest noise affected receptors are located on bothLeadenhall Street and Dale Street with 75 metres to the nearest residential receptor and35 metres to the nearest commercial receptor. The majority of tenants would use theloading dock during the day. Only 1 tenant is expected to load at night. Deliveries at this


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AGENDA ITEM 4.2.1

time would be by a 19 metre truck owned and operated by the proposed tenant and assuch the noise sources associated with this truck can be restricted. The tenant hasadvised that the following will occur:

The truck will be turned off on arrival at the loading dock and not left idling Refrigeration plant will be turned off before entering into the site Total reversing beepers will not be used (either a broadband reversing alarm or

spotter would be used instead).

The report states that the noise emissions from the operation would comply with therelevant environmental noise criteria and as such the loading dock will be able to operatewithin the Development Plan and Noise Environment Protection Policy noiserequirements.

8.6.3 Waste Management

All food and organic waste generated by the Port Canal Shopping Precinct will be clearedvia a 6 day collection frequency. Bins/compactors will be stored in a ground level BinWaste room and outside in loading areas to provide easy access for trucks. Compactorswill be serviced weekly or fortnightly. The bins will be managed by the cleaners/facilitymanager. Collection points will be in close proximity to waste collection areas. Recyclingbins will be serviced 3 times per week. A maximum of 3-4 trucks would visit the site andwould attend outside of business hours as it is not within a residential area.

The capacity of the waste generation rates will not be fully known until the site is fullyoperational and the maximum tenancy is known. Veolia has provided bin sizes based onsimilar sites that they are currently servicing. There is already an operational wastemanagement system in place for the existing facility. However, the increase in retail areawill provide additional tenancies and therefore an updated waste management plan isrequired.

It is therefore recommended that any consent granted the proposal be subject to acondition.

8.6.4 Energy Efficiency

The proposal does not include specific measures aimed at energy and water efficiency.This shall however be assessed through the Building Rules assessment stage.

8.6.5 Overshadowing

No issue is held with respect to the shadow that will be cast by the proposed building dueto it being predominantly single storey and the absence of sensitive land usessurrounding the subject site.

8.6.6 Site Contamination

It is considered that there is negligible risk of the proposed development creating apathway between potential contaminants and people due to the fact that no sensitiveuses are proposed at ground level. Also the proposed development is being built on a sitealready used for the purpose. This being the case, it is considered that constructionactivities only need protection in this context and to this end it is recommended that acondition of consent requiring implementation of practices that accord with EnvironmentProtection Authority guidelines and practices be imposed on any consent granted theproposal.


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AGENDA ITEM 4.2.1

8.7 Infrastructure and Services

A stormwater management plan does not form part of the proposal. It is recommendedthat any consent granted the proposal be subject to a condition requiring submission ofsuch a plan. It is noted that the proposal is for the redevelopment of an existingshopping centre which has predominantly impervious roof/hardstand areas. As such, anyincrease in stormwater flows arising from the proposal are considered to be negligible.

The air conditioning plant is not shown. However an existing plant is attached to theStage 2 development. A condition satisfying screening requirements of the plant isrequired.

8.8 Signage

Apart from the main western and Dale Lane entrances which shows the name of theshopping centre mounted on the glass façade there appears to be no other façade or freestanding signage. Any signage not shown in the plans will require a separate consent.

The main western entrance signage proposed is 8.8 metres above natural ground leveland 6.8 metres for the Dale Lane entry level. This satisfies the height provision of beingnot more than 12 metres above natural ground level and not above roof level. Thesignage for both entries comprises non-illuminated static letters forming the words PortCanal and is consistent with the policies in the Regional Centre Zone and Retail CorePolicy Area.

9. CONCLUSION

The land use is appropriate within the Retail Core Policy Area of the Regional CentreZone. The primary concerns with the proposal are its adequate response to design andappearance, height and scale, crime prevention, car parking and vehicle delivery.Although car parking is not part of this application, the expansion in the retail area hasmeant the existing car parking area has had to be reconfigured, losing a number of parksin the process, hence the reduction in car parks. The car parking provision however stillexceeds the minimum Development Plan requirements.

There is sufficient visual interest and articulation to provide a satisfactory architecturaldesign and functionality in the proposal. The amendments made to the proposal respondto the majority of the AGA’s comments. Complete resolution and satisfaction of technicalmatters can, it is considered, be addressed by way of conditions.

In conclusion, it is considered that, on balance, the proposal warrants Development PlanConsent, subject to conditions.

10. RECOMMENDATION

It is recommended that the Development Assessment Commission:

1) RESOLVE that the proposed development is NOT seriously at variance with thepolicies in the Development Plan.

2) RESOLVE to grant Development Plan Consent to the proposal by the PrecisionGroup for the Redevelopment of an existing Shopping Centre – Stage 2 at 200Commercial Road, Port Adelaide , subject to the following conditions of consent:


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AGENDA ITEM 4.2.1

PLANNING CONDITIONS

1. That except where minor amendments may be required by other relevant Acts, or byconditions imposed by this application, the development shall be established in strictaccordance with the details and following plans submitted in DevelopmentApplication No 040/W030/16.

Hardy Milazzo Architecture + interior Design for Precision GroupName of Drawing Drawing No Date

Port Canal Shopping CentreRedevelopment - Stage 2

Site Context SK01 17/06/2016


Site Plan – Stage 02 SK02 23/09/2016


Ground Floor Plan SK03 17/06/2016


First floor Plan SK04 17/06/2016


Context Perspectives SK05 17/06/2016


Elevations SK06 17/06/2016


Context Elevations SK07 17/06/2016


Perspectives SK08 17/06/2016


Sections SK09 17/06/2016


Indicative Materials &Finishes

SK10 17/06/2016

Planning Report Redevelopment of the Port Canal Shopping Centre prepared byMasterplan for the Precision Group

Submission for Waste Collection Services prepared by Veolia EnvironmentalServices June 2016

Port Canal Shopping Centre Assessment of loading dock noise prepared byResonate Acoustics 2 June 2016 Reference: A15707RP1 revision 0

Traffic Impact Assessment Port Canal Shopping Centre Expansion Stage 2, PortAdelaide prepared by GTA Consultants 17 June 2016.

Hardy Milazzo response to Council comments dated 23 September 22016

2. Mechanical plant or equipment shall be designed, sited to minimisenoise impact on adjacent premises or properties. The noise level associated with thecombined operation of plant and equipment such as air conditioning, ventilation andrefrigeration systems when assessed at the nearest existing or envisaged noisesensitive location in or adjacent to the site shall not exceed 50 dB(A) during daytime(7.00am to 10.00pm) and 40 dB(A) during night time (10.00pm to 7.00am) at themost affected residence when measured and adjusted in accordance with therelevant environmental noise legislation except where it can be demonstrated that ahigh background noise exists.

3. That the air conditioning or air extraction plant or ducting shall be screened such thatno nuisance or loss of amenity is caused to residents and users of properties in thelocality to the reasonable satisfaction of the Development Assessment Commission.

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


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AGENDA ITEM 4.2.1

implemented in accordance with current industry standards – including the EPApublication “Environmental Management of On-site Remediation” - to minimiseenvironmental harm and disturbance during construction.The management plan must incorporate, without being limited to, the followingmatters:

a. air quality, including odour and dustb. surface water including erosion and sediment controlc. soils, including fill importation, stockpile management and prevention ofsoil contaminationd. groundwater, including prevention of groundwater contaminatione. noisef. occupational health and safety

For further information relating to what Site Contamination is, refer to the EPAGuideline: 'Site Contamination – what is site contamination?':www.epa.sa.gov.au/pdfs/guide_sc_what.pdf A copy of the CEMP shall be provided tothe Development Assessment Commission prior to the commencement of site works.

5. All vehicle car parks, driveways and vehicle entry and manoeuvring areas shall bedesigned and constructed in accordance with the relevant Australian Standards andbe constructed, drained and paved with bitumen, concrete or paving bricks inaccordance with sound engineering practice and appropriately line marked to thereasonable satisfaction of the Development Assessment Commission prior to theoccupation or use of the development.

6. All materials and goods shall be loaded and unloaded within the boundaries of thesubject land.

7. All loading and unloading, parking and manoeuvring areas shall be designed andconstructed to ensure that all vehicles can safely enter and exit the subject land in aforward direction.

8. The applicant shall submit a final detailed landscaping and management plan(including a developed scheme for the western car park with consideration to shadesails (potentially harnessing solar energy), to the satisfaction of the DevelopmentAssessment Commission in consultation with the Associated Government Architect,prior to the commencement of the site works. The landscaping scheme shown on theplan shall be established prior to occupation of the development and shall benurtured and maintained, with any dead or dying plants to be replaced.

9. A detailed stormwater management plan shall be submitted to the satisfaction of theDevelopment Assessment Commission. All stormwater design and construction shallbe in accordance with Australian Standards and recognised engineering bestpractices to ensure that stormwater does not adversely affect any adjoining propertyor public road.

10. A Waste Management Plan shall be developed and implemented that details theproposed waste management practices to be adopted for the use and operation ofthis 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.


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AGENDA ITEM 4.2.1

A copy of this plan shall be provided to the City of Port Adelaide Enfield and theDevelopment Assessment Commission prior to the commencement of superstructureworks.

11. All external lighting of the site, including car parking areas and buildings, shall bedesigned, located, shielded and constructed to conform to Australian Standards.

12. That the development and the site shall be maintained in a serviceable condition andoperated in an orderly and tidy manner at all times.

12. Graffiti shall be removed within five (5) business days of the graffiti becoming knownor visible with the timely removal of graffiti being the responsibility of the operatorsof the development.

ADVISORY NOTES

a. The development must be substantially commenced within 12 months of the date ofthis Notification, unless this period has been extended by the DevelopmentAssessment Commission.

b. The authorisation will lapse if not commenced within 12 months of the date of thisNotification.

c. The applicant is also advised that any act or work authorised or required by thisNotification must be completed within 3 years of the date of the Notification unlessthis period is extended by the Commission.

d. The applicant has a right of appeal against the conditions which have been imposedon this Development Plan Consent or Development Approval.

e. Such an appeal must be lodged at the Environment, Resources and DevelopmentCourt within two months from the day of receiving this notice or such longer time asthe Court may allow.

f. The applicant is asked to contact the Court if wishing to appeal. The Court is locatedin the Sir Samuel Way Building, Victoria Square, Adelaide, (telephone number 82040289).

g. That no additional signs shall be displayed upon the subject land other than thoseidentifying 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.

h. The Dale Lane Strategy which envisages public realm upgrade works is encouragedto be explored and implemented with the City of Port Adelaide Enfield so as toprovide a high quality pedestrian environment. Any proposed works with the publicrealm adjacent to the site, including the installation of street furniture, bicycleparking infrastructure and planting of street trees should be undertaken inconsultation with the Council.

Yasmine AlliuPLANNING OFFICERDEVELOPMENT DIVISIONDEPARTMENT OF PLANNING, TRANSPORT and INFRASTRUCTURE

precision group c/- masterplan the redevelopment of the … · 2016-10-07 · cladding, terrazzo...

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