psc agenda 03 august 2011 - city of fremantle...aug 03, 2011 · agenda attachments - planning...

AGENDA ATTACHMENTS

Planning Services Committee

Wednesday, 3 August 2011,6.00 pm

Agenda Attachments - Planning Services Committee 3 August 2011

AGENDA ATTACHMENTS 1

PSC1108-138 SOUTH TERRACE, NO. 258 (LOT 309) SOUTH FREMANTLE - DEFERRED ITEM - RELOCATION OF UNAUTHORISED EXHAUST FAN TO EXISTING RESTAURANT (JWJ DA0071/11) 3

PSC1107-139 HIGH STREET NO.59 (LOT 8), FREMANTLE – CHANGE OF USE TO SMALL BAR AND INTERNAL ALTERAITONS TO AN EXISTING SHOP (MS DA0165/11) 9

PSC1107-140 LEIGHTON BEACH BOULEVARDENO.11 (LOO 1), NORTH FREMANTLE – AMENDMENT TO PLANNING CONDITION NO.9 FOR DA715/07 (JL DA0154/11) 17

PSC1107-141 SHEPHERD STREET NO.83 (LOT 65), BEACONSFIELD – ALTERATIONS AND ADDITIONS TO EXISTING SINGLE HOUSE – (KS DA0283/11) 35

PSC1107-142 STIRLING HIGHWAY NO.108 (LOT 1), NORTH FREMANTLE – REBUILDING AND RELOCATION OF AN EXISTING LIMESTONE WALL (JL DA0258/11) 40

PSC1107-143 SCHEDULE OF APPLICATIONS DETERMINED UNDER DELEGATED AUTHORITY 66


PSC1108-138 SOUTH TERRACE, NO. 258 (LOT 309) SOUTH FREMANTLE - DEFERRED ITEM - RELOCATION OF UNAUTHORISED EXHAUST FAN TO EXISTING RESTAURANT (JWJ DA0071/11)

ATTACHMENT 1


PSC1107-139 HIGH STREET NO.59 (LOT 8), FREMANTLE – CHANGE OF USE TO SMALL BAR AND INTERNAL ALTERAITONS TO AN EXISTING SHOP (MS DA0165/11)

ATTACHMENT 1


ATTACHMENT 2


PSC1107-140 LEIGHTON BEACH BOULEVARDENO.11 (LOO 1), NORTH FREMANTLE – AMENDMENT TO PLANNING CONDITION NO.9 FOR DA715/07 (JL DA0154/11)

ATTACHMENT 1


ATTACHMENT 2 Leighton DA Condition 6


The Leighton Sustainability Initiatives: Leighton DA Condition 9 Item 4 & 5 – Inclusion of high level vents per apartment to assist with cross ventilation Mechanical Engineer’s comments below;

A controllable, automatic cross ventilation at high level was deemed a risk by the design and construction team in terms of local, prevailing conditions (wind and weather ingress). The intention of the sustainable initiative was hence developed by manually operable dual aspect arrangements to the apartments, providing a high level of reduced reliance on mechanical cooling coupled with excellent cross ventilation whilst offering occupants individual natural ventilation control of their own environment.

The manual operable control was deemed essential when consideration of local conditions were assessed and the design and construction team concurred that an effective natural ventilation solution provided a superior product in terms of energy efficiency, occupant comfort and improved internal environment quality.

Item 10 – Grey Water Recycling Hydraulic Engineer’s comments below;

The Grey Water recycling initiative wasn’t adopted by Leighton Shores during the DA phase for the project and this was advised to the Leighton Design Review Committee.

During the design development phase for the project we did discuss at length the option to incorporate Grey Water Recycling. It was determined that the treatment and re-use of grey water was cost prohibitive with limited re-use opportunities due to Sustainability Initiative 24. Through a cost benefit analysis, it was decided not to install.

Item 24 of the Sustainability Initiatives which has been installed, involves harvesting the roof water for use in reticulation of landscaping. The building currently has 2 water storage tanks which recycle the roof water for landscaping irrigation.

Approval for Grey Water re-use is only given on a project by project basis. This has been available for several years, but the cost of treatment and conditions required by Health Department is very high.

To use grey water for toilet flushing involves; a) treatment of grey water to a standard (which is generally higher than what we get out of the tap); b) a double up of piping systems (separate grey water piping system just for toilet flushing plus the ‘normal’ scheme water system to the cistern.

Item 22 – Gas Instantaneous Hot Water Hydraulic Engineer’s comments below;


The use of Gas as a medium for heating water through the use of Gas Instantaneous Hot Water Units is a more environmentally preferred option than the use of Electricity. In the Leighton Shores Apartment Complex, the issue of Instantaneous Gas Hot Water Units vs Electric Hot Water Units was thoroughly discussed but was eventually discarded for the following reasons;

The biggest obstacle to overcome with Gas Instantaneous Hot Water Units is Ventilation & Flueing of these units, particularly in multi-storey apartment buildings.

The location of these units proved challenging, once again due to ventilation & flueing – If located internally maximum length of flue is 9mtrs with a maximum of 3 bends on the flue. The HWU have a ‘power flue’ which must vent to atmosphere (incorporating all the venting/flue termination requirements of AS5601.1-2010.

The end of the Flue shall be a minimum of 500mm above the nearest part of the roof, at least 1.5mtrs from an opening into the building and at least 200mm from another flue (if the flue is penetrating a roof design for personal or public use the flue shall terminate at least 2mtrs above roof level).

The installation of these units on balconies is both aesthetically unpleasing, space consuming and there are also issues with flueing (in particular with balconies above).

There was the opportunity to provide the upper level apartments with Gas Instantaneous Hot Water Units but issues arose with sealing (weatherproofing) flues through the concrete roof.


ATTACHMENT 3: The Leighton Design Review Committee (LDRC) has been requested by the Fremantle City Council to comment DA715/07 Condition 9 - Sustainability Initiatives. The LDRC currently consists of the following members:

Geoffrey London (Chair)

Tony Blackwell

Gerard McCann

Andrew Sullivan

Malcolm Mackay

Lincoln Jones

Andrew Sullivan has advised he will not participate in this review, but will accept the LDRC findings.

All other LDRC members have been contacted and provided input into the submitted response.

Find below a summary of the history & outcomes of the sustainability initiatives and the LDRC response to Condition 9.

History During the early planning stages of the project, the LDRC & Multiplex compiled a list of 27 “Sustainable Design Initiatives” (SDI) for the development. Subsequent negotiations deleted 3 of these conditions, Items 10 (Grey water recycling) 11 (Fly ash in concrete) and 15 (Minimum use of aluminium) because they were unfeasible. Additionally an alternative solution to Item 11 (Positioning air conditioning condensing units in basement) has been determined at a later date, leaving 23 valid SDI.

The comments below relate to the remaining 23 “Sustainable Design Initiatives” and how Multiplex has addressed these requirements

LDRC Response After consideration of the relevant 23 “Sustainable Design Initiatives” the LDRC is satisfied that Multiplex has generally complied with the identified conditions. Find attached a detailed response incorporating the Multiplex and LDRC reply to the SDI.

Non-compliant Items There are 4 items that have not achieved compliance. Whilst 3 of the 4 items offer acceptable solutions, there was concern about the omission of instantaneous gas HWS on the project. The LDRC chair has requested that where non-compliant, some form of ESD compensation offset the omitted items. The LDRC request the FCC to consider the matter.


The Leighton Sustainable Design Initiatives:

Leighton DA condition 9 LDRC response to the Sustainable Design Initiatives Columns B & C represent the table in the Leighton Shores lot 1 – Review of environmental sustainable design initiatives” date stamped 1 February. Column D indicates whether or not compliance has been achieved and Columns E & F indicate comments form Multiplex and the LDRC respectively.

(A)

Item number

(B) Description

(C) Decision Initiative

(D) Comp-liance

(E) Multiplex Comment

(F) LDRC Comment

1 Architectural design to maximise cross ventilation

Yes Yes Project Architect: Apartments are designed so that the majority (86%) have dual frontages to allow cross-ventilation through opening balcony doors at their front through to opening windows at their rear or side.

Acceptable solution The built apartent layouts are in accordance with the submitted DA, the majority with dual frontages to allow cross ventilation.

2 Architectural design to maximise natural light

Yes Yes Project Architect: Apartments are designed so that primary living spaces have floor-to-ceiling glazing extending the full width of the space. Bedrooms have floor-to-ceiling glazing extending between 50% and 100% of the width of the room. Openings have been maximised whilst considering solar protection using generous eaves and balcony overhangs, as well as louvres to shade glazing.

Acceptable solution The built apartment layouts are in accordance with the submitted DA and the architectural design maximises natural light.

3 Position air conditioning condensing units in basement

Yes No Project Manager: Please see attached document that further describe this item.

Acceptable solution Air conditioning units placed on roof. Matter


resolved with FCC, no further action required.

4 Inclusion of high level vents per apartment to assist with cross ventilation

Yes No Mechanical Engineer: It is noteworthy that since the inception of the project the Green Star residential rating tool has been defined with regards to natural ventilation of apartments. The current best sustainable practice under IEQ 22 is for the apartments to be provided with dual aspect ‘living’ areas, which for a large proportion of the development they are. With this in mind we consider that the intention of this sustainability initiative is achieved with the current design.

Non-compliant but Acceptable solution No high level venting has been provided, however the majority of units have dual frontages and opening of the windows will allow cross ventilation.

5 Full automation of cross ventilation vents on time-activated switch

Yes No Project Manager: See note in relation to point 4 above

See note in relation to point 4 above

6 Painting of basement carpark in white paint to reduce car parking lighting requirements

Yes No Project Manager: The basement lighting layout is generally based on a standard grid layout that would not have been altered should the walls have been painted white. For this reason and to significantly reduce the ongoing maintenance requirements, attention and action was focused on procuring low voltage luminaries which have now been adopted.

Non-compliant but Acceptable solution High efficiency low wattage luminaires have been provided for basement lighting. The lighting would be required to meet relevant standards to comply. Painting the basement white (floors & ceiling) would add significant maintenance requirements and painting the walls white alone would provide minimal reduction to the lighting requirements.


Painting the basement white is not a practical solution for the ongoing management/maintenance of the building,

7 Gas Heat pump to swimming pool in lieu of boiler

Yes Yes Acceptable solution

8 4 star tapware Yes Yes Project Manager: The tapware and showers specified are to 4.5 star rating.

Acceptable solution

9 Energy efficient appliances

Yes Yes Project Manager: Where possible, appliances have been specified that are above average in energy efficient performance within their price bracket.

Acceptable solution Following further investigation, the appliances used (Gaggenau, Miele and Fisher & Paykel) are premium appliances and represent higher than average energy ratings in their category class, and well above industry averages.

10 Grey water recycling No No Condition Deleted

11 Fly ash in concrete No No Condition Deleted

12 Recycled steel in reinforcing

Yes Yes Project Manager: 95% of reinforcement used is from recycled steel.

Acceptable solution

13 Use of plantation timber where possible

Yes Yes Project Architect: Care has been taken with the specification of timber products to ensure plantation timbers have been specified over non-plantation timbers where possible.

Acceptable solution

14 Minimal use of heavy weight imported materials

Yes Yes Project Architect: Care has been taken in the selection of finishes to keep the unit size and weight of materials down. No precast concrete elements created off-site are used in the construction. The main building construction is in-situ

Acceptable solution


concrete with brick and block infill. 15 Minimum use of

aluminium No Yes Project Architect: Where possible

the use of aluminium has been minimised. However, aluminium is specified as a window and doorframe material throughout as this is the best product available to provide adequate weather sealing and protection in the beachside location of the building.

Condition Deleted

17 Sorting of construction waste

Yes Yes Project Manager: The Builder has committed to ensuring that maximum construction waste is recycled.

Acceptable solution

18 Design to standard material width

Yes Yes Project Architect: Standard material sizes have been taken into account in the design process and, where possible, incorporated into the building design, for instance by designing according to a standard brick course. Because of the nature of the development, many items are custom-designed to suit the building of necessity.

Acceptable solution Commerciality would ensure standardisation is required where possible.

19 Architectural design to maximise passive heating / minimise solar heat gain

Yes Yes Project Architect: The design and orientation of the building has been undertaken to maximise passive heating whilst minimising solar heat gain. Apartments are generally orientated to receive northern and western light through generous glazed openings. Stone finishes on concrete floors generally allow this heat from the sun to be absorbed by the building’s mass. Conversely, generous eaves and balcony overhangs shade northern and western windows at certain times of the day to minimise solar heat gain. East facing windows to bedrooms areas have louvres installed generally to provide sun control, again minimising solar heat gain.

Acceptable solution

20 Basement car park design to maximise natural ventilation

Yes Yes Project Manager: Although the natural ventilation has been maximised, it has been necessary to supplement this with mechanical supply and exhaust systems to meet statutory codes. However the

Acceptable solution It is in the interests of the developer to maximise natural ventilation, as this


mechanical exhaust air system and supply air system is provided with demand controlled inverter drives that modulate to control the CO level. This has significant energy benefits.

will reduce mechanical costs. The supplementary mechanical installation is required to meet statutory codes.

21 Architectural design to maximise thermal mass of internal structure

Yes Yes Project Architect: The internal structure of the building has been designed to be thermally massive, with the use of concrete floors and masonry internal walls.

Acceptable solution

22 Gas instantaneous hot water systems

Yes No Project Manager: In consultation with the Hydraulic Design Consultant and upon further design investigation it was found that the use of apartment electric hot water systems in lieu of gas systems was a more efficient design due to the inefficiencies associated with having to ventilate and flue the gas units.

Non-compliant solution An electric storage HWS per unit has been installed in lieu of the proposed Instantaneous Gas Hot Water System (IGHWS), which is less effciicent. It appears the building design did not consider an allowance for an IGHWS at the time the DA was submitted. Multiplex may have been able to “retrofit” instantaneous IGHWS in this development, however the following constraints applied: Increased

installation & construction costs

If

positioned


internally, an IGHWS unit requires venting & flueing with the ducts taking up apartment space. Furthermore, the various penetrations required for venting and fluing can create long-term maintenance issues.

If

positioned externally an IGHWS unit is likely to appear unsightly. Additionally most IGHWS manufacturers recommend against external installation in a marine environment

Additionally, there are statutory requirements that limit where


these units can be installed.

By considering IGWHS prior to the commencement of design they can be relatively easy to incorporate. The most suitable ESD solution is to include a central gas fired plant with individual metering to units, however this is generally economical in developments of 80+ units. (this solution cannot be retrofitted)

23 Sub-surface drip irrigation system for landscape irrigation

Yes Yes Project Manager: Subsurface drip irrigation will be used for irrigating the landscaping where practical. The irrigation regime is designed to provide the minimum water application practicable together with the use night time watering throughout to minimise evaporation and wastage.

Acceptable solution

24 Harvesting of roof water for use in reticulation of landscaping

Yes Yes Project Manager: Roof water is being harvested and stored in two tanks (one at each end of the building). This will be used for landscape irrigation.

Acceptable solution

25 Careful selection of landscaping to reduce water usage

Yes Yes Project Manager: A primary objective of the landscape treatment is to minimise watering requirements throughout. This is achieved with hardy planting to the garden bed areas and capturing surface runoff from pavements and other landscaped areas as a supplementary watering source. High water-use lawns have been avoided and the extent of landscape generally kept to an absolute

Acceptable solution


minimum. Water conservation techniques such as use of thick layers of organic mulching to garden beds have also been specified.

26 Use of recycled timber Yes Yes Project Architect: Some recycled timbers have been specified; however, generally plantation timbers are used as per point 13.

Acceptable solution

27 Connection of carpark exhaust system to mechanical rooms to increase air flow, thereby reducing room temperature.

Yes Yes Project Manager: The basement carpark is mechanically ventilated for the primary purposes of increasing airflow and controlling the level of CO in this area.

Acceptable solution


PSC1107-141 SHEPHERD STREET NO.83 (LOT 65), BEACONSFIELD – ALTERATIONS AND ADDITIONS TO EXISTING SINGLE HOUSE – (KS DA0283/11)

ATTACHMENT 1 – DEVELOPMENT PLANS


PSC1107-142 STIRLING HIGHWAY NO.108 (LOT 1), NORTH FREMANTLE – REBUILDING AND RELOCATION OF AN EXISTING LIMESTONE WALL (JL DA0258/11)

ATTACHMENT 1


ATTACHMENT 2


ATTACHMENT 3:


ATTACHMENT 4:


PSC1107-143 SCHEDULE OF APPLICATIONS DETERMINED UNDER DELEGATED AUTHORITY

ATTACHMENT 1 1. STOCK ROAD NO.324 (LOT 35), O`CONNOR – SIGNAGE ADDITION TO

EXISTING MOTOR VEHICLE SALES OUTLET – (MS DA0168/11)

2. HOWELL VISTA NO.15 (LOT 116), BEACONSFIELD – TWO STOREY SINGLE HOUSE – (MS DA0158/11)

3. HIGH STREET 135 (LOT 385), FREMANTLE – INTERNAL ALTERATIONS AND SIGNAGE TO EXISITING SHOP – (PM DA0281/11)

4. SOLOMON STREET 150 (LOT 14), BEACONSFIELD – EXTENSION OF TIME TO DA0428/09 – EXTENSION AND ALTERATION TO EXISTING SINGLE (SM ET03/11)

5. VICKRIDGE CLOSE NO.2 (LOT 4), BEACONSFIELD – TWO STOREY GROUPED DWELLING – (KS DA0240/11)

6. TAYLOR STREET NO.17 (LOT 6), WHITE GUM VALLEY – GARAGE, VERANDAH AND SIDE DECK ADDITIONS TO EXISTING SINGLE HOUSE – (KS DA0307/11)

7. BUTTERWORTH PLACE NO.19 (LOT 6), BEACONSFIELD – SINGLE STOREY SINGLE HOUSE – (KS DA0231/11)

8. PAGET STREET NO.77 (LOT 1), HILTON – NEW FRONT GATE AND ALTERATIONS TO EXISTING SINGLE HOUSE – (KS DA0325/11)

9. SOLOMON STREET 150 (LOT 14), BEACONSFIELD – EXTENSION OF TIME TO DA0428/09 – EXTENSION AND ALTERATION TO EXISTING SINGLE (SM ET03/11)

10. FORREST STREET NO. 9 (LOT 1), FREMANTLE – GARAGE ADDITION TO EXISTING SINGLE HOUSE – (KS DA0316/11)

11. JOHN STREET NO.4B (LOT 501), NORTH FREMANTLE – VARIATION TO PLANNING APPROVAL FOR DA0569/10 (TWO STOREY SINGLE HOUSE) – (KS VA0028/11)

12. GRIGG PLACE NO. 11 (LOT 1282), HILTON– TWO LOT SURVEY STRATA SUBDIVISION– (AM WAPC566/11)

13. CLARKE STREET NO.1 (LOT 3), HILTON – TWO LOT SURVEY STRATA SUBDIVISION– (AM WAPC 539/11)

14. MARINE TERRACE NO.124 (LOT 323), SOUTH FREMANTLE – VERGOLA ADDITION TO EXISTING SINGLE HOUSE – (AM DA0326/11)

15. SOUTH STREET NO 236 (LOT 1), WHITE GUM VALLEY – SINGLE STOREY SINGLE HOUSE – (PM DA0204/11)

16. SOUTH STREET NO.238 (LOT 2), WHITE GUM VALLEY – SINGLE STOREY SINGLE HOUSE – (PM DA0205/11)

17. LEFROY ROAD NO.51 (LOT 1), BEACONSFIELD– PATIO ADDITIONS TO AN EXISTING SINGLE HOUSE – (JS DA0213/11)


18. THE CUTTING NO.38 (LOT 211), NORTH FREMANTLE – TWO STOREY SINGLE HOUSE– (JS DA0236/11)

19. MORAN COURT NO.49 (LOT 234) BEACONSFIELD- CONSTRUCTION OF TWO-STOREY SINGLE HOUSE (AM DA0292/11)

20. OCEAN ROAD NO. 9(LOT 2115), SOUTH FREMANTLE – ALTERATIONS AND ADDITIONS TO KIOSK – (KS DA0259/11)

21. MARMION STREET NO.123 (LOT 2), FREMANTLE – PATIO ADDITION TO EXISTING GROUPED DWELLING – (AM DA0286/11)

22. LEE AVENUE NO.6 (LOT 2), HILTON– SINGLE STOREY GROUPED DWELLING– (AM DA0312/11)

23. HAMPTON ROAD NO. 100 (LOT 125) FREMANTLE – ALTERATIONS TO EXISTING RESIDENTIAL BUILDING (LODGING HOUSE) – (JL PW0005/11)

24. DALY STREET NO.49 (LOT 39), SOUTH FREMANTLE – EXTENSION TO TERM OF PLANNING APPROVAL FOR DA93/09 –TWO, TWO STOREY GROUPED DWELLINGS AND TWO STOREY SINGLE BEDROOM GROUPED DWELLING (JL ET04/11)

25. HOPE STREET, NO. 11A (LOT 902) WHITE GUM VALEY – VARIATION TO PLANNING APPROVAL FOR DA0169/11 (TWO STOREY SINGLE HOUSE) (JS VA0029/11)

26. LAWRENCE WAY NO.10 )LOT 560) SAMSON ESTABLISHMENT OF NEW WOODEN FENCE (JS-DA0319/11)

27. JENKINS STREET NO. 23 (LOT 119), FREMANTLE– ADDITIONS & ALTERATIONS TO EXISTING TWO-STOREY SINGLE HOUSE– (AM DA0303/11)

28. MARINE TERRACE NO.124 (LOT 323), SOUTH FREMANTLE – VERGOLA ADDITION TO EXISTING SINGLE HOUSE – (AM DA0326/11)

29. MARINE TERRACE NO. 32 (LOT 300) FREMANTLE – RETROSPECTIVE PLANNING APPROVAL FOR FLAG POLE SIGNAGE (AM DA0278/11)

30. STOCK ROAD NO.324 (LOT 35), O`CONNOR – SIGNAGE ADDITION TO EXISTING MOTOR VEHICLE SALES OUTLET – (MS DA0168/11)

31. HIGH STREET 135 (LOT 385), FREMANTLE – INTERNAL ALTERATIONS AND SIGNAGE TO EXISITING SHOP – (PM DA0281/11)

32. HOWELL VISTA NO.15 (LOT 116), BEACONSFIELD – TWO STOREY SINGLE HOUSE – (MS DA0158/11)

33. GREY STREET NO.5 (LOT 4), FREMANTLE – DEMOLITION OF REAR ADDITIONS – (KS DA0330/11)

34. MINILYA AVENUE NO. 3 (LOT 2) WHITE GUM VALLEY – ADDITIONS AND ALTERATIONS TO SINGLE HOUSE – (BC DA0261/11)

psc agenda 03 august 2011 - city of fremantle...aug 03, 2011 · agenda attachments - planning...

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