to: development assessment panel assistant … assistant manager planning and development date: 7...

City of Charles Sturt

DAP Report 7/12/10

TO: DevelOpment Assessment Panel

FROM: Assistant Manager Planning and Development

DATE: 7 December 2010

HENLEY WARD

ITEM 3.34 ESPLANADE HENLEY BEACH

Applicant Minister for Emergency Services

Application No 252/2254/10 (DAC Reference 252/V028/10)

Proposal Demolition of existing built form on site and the

construction of a new community facility, in the form

of the Henley Surf Life Saving Club.

Owner of land The Crown

Zone Coastal Open Space Zone

Form of assessment Section 49 Crown Development

Public notification category Category 1

Representations N/A

Agency consultations N/A

Author Chris Bennett

Attachments a. Application documents and additional

information supplied

b. External referral comments

C. Internal referral comments

Development Plan 10 June 2010

Recommendation The Development Assessment Commission be advised that the Development Assessment Panel supports in

principle the proposed Henley Surf Life Saving Club

redevelopment subject to sea level rise and tree

protection matters being addressed.

City of Charles Sturt 2. DAP Report 7/12/10

Report

Background

The Henley Surf Life Saving Club (HSLC) has been operating from the present club rooms

since 1955. These occupy a prime beachfront site immediately south of Henley Square

within land that is subject to the care and control of the City of Charles Sturt. The premises

currently present a dated and dilapidated appearance which detracts from the amenity of

the area. The premises were altered in 1995 to their present state.

The Minister for Emergency Services SA, has lodged a Crown Development application with

the Development Assessment Commission (DAC) to redevelop the existing clubrooms

currently located at Henley Square. The application follows several years of discussions and

planning between the HSLSC, Emergency Services SA and the City of Charles Sturt, and a

previous development application 252/1589/09 (DAC Reference 252/V302/09), considered

by the DAP at its meeting on 15 September 2009 (Item 3.38). For technical reasons the

previous application was not proceeded with, and a new revised application has now been

lodged.

It is important to note that Council's involvement in the project extends only to a financial

contribution, where it has committed $900 000 to capital works and $50 000 to detailed

design works to the redevelopment project.

For previous reports to Council on this matter refer to Item 6.70,11 August 2008, Item 3.05,

11 February 2008, Item 7.3, 11 December 2006, Item 6.5, and 22 January 2007).

While Council has care and control of the subject land under a Licence Agreement between

Council and the Henley Surf Life Saving Club, the land is actually owned by the Crown. As the

proposed development is located on land in the ownership of the Crown and is to be

undertaken by a State agency, the application is being assessed as Crown Development

pursuant to Section 49 of the Development Act 1993. The Minister is therefore the relevant

authority for the purposes of determining the application, with the Development

Assessment Commission (DAC) reporting on the application to the Minister and undertaking

any statutory processes. Although Council is not the relevant authority, the Development

Act provides the opportunity for Council to consider the planning merits of the proposal and

comment on the development to the DAC.

Proposal

The application proposes to redevelop the Henley Surf Life Saving Club at its current site.

The existing building will be demolished and replaced with a modern three storey building

that will accommodate the operational requirements of the surf club.

More specifically, the new building will consist of:

Ground level

• 150 sq m of garage for boats, jet skis and other equipment in the northern section

• 17 sq m patrol room and 21 sq m first aid room

• 100 sq m of toilets and change rooms at the southern end

plant rooms, lift, foyer and circulation space


First Floor level

• 138 sq m of recreation space, with seating for up to 120 people

• 34 sq m of storage and service rooms, bar and kitchen

• 66 sq m gymnasium

• 40 sq m meeting/training room

• 33 sq m of toilets

• plant rooms, lift, foyer and circulation space

• future balcony 3.6m wide along the western face of the building

Second floor level

• patrol tower, office space of 22 sq m with a small balcony facing the beach

• 83 sq m of plant rooms, lift, foyer and circulation space

The building is proposed in the same location as the existing facility and on a similar but

larger footprint, which extends 2 metres further to the east than the existing slab, with an

area at ground level of 374 square metres. The building design incorporates a future 3.6

metre wide verandah/balcony element that extends westward of the alignment of the

existing building footprint and is adjacent to the existing sea wall on the beach. The

applicant has stated in the submission that the facility provides an essential community

service in a zone which is envisaged for such use, and that the current location is considered

the only location for this development.

Overall the proposed new building is of a modern and lightweight design that features a 'gull

wing' and skillion roof form and natural materials and finishes with varying earthy colours

and anoverall marine ambience. A building height of 10 metres above existing ground level

is proposed to the top of the northern roof and 11 metres to the top of the southern roofs.

It is proposed to retain the existing sea wall, however, details of measures to protect the

building from rising sea levels and storm events have not been provided. A new ramp 22.5

metres in length will provide beach access for boats and emergency vehicles.

A copy of the relevant plans and details are attached. These details include further

information requested by the Development Assessment Commission (Appendix A).

Site/Locality

The subject land is situated at the south-western corner of Henley Square between The

Esplanade to the east and the coastline to the west.

The existing surf life saving club building is situated on land of approximately 673 square metres in area and has direct frontage to the beach on its western side. The Coast Park path

extends along the western edge of Henley Square directly north and south of the existing

clubroom building. Adjacent to the building on its eastern side is a cafe and wine bar and

their respective outdoor dining areas. Immediately to the north-east is a large two storey

building occupied by a restaurant (Thai Orchard) and upstairs nightclub. This building is a

designated Local Heritage Place. Cafes and a public car park are located on the northern side

of Henley Square while a grassed reserve area extends along the western edge of the Square

with the adjoining jetty.


The locality is dominated by the adjacent coastline and a range of commercial and leisure

related land uses, particularly around Henley Square and along Seaview Road, that include

small retail, restaurant, commercial, community and various forms of housing. A somewhat

mixed, vibrant yet localised historic seaside centre character is derived from these land uses

and features.


Site Locality Plan

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City of Charles Sturt 6. . DAP Report 7/12/10

Agency Consultation

DAC referred the application to the Coast Protection Board for comment. A copy of the

response from the Coast Protection Board to DAC dated 4 October 2010 has been included

in Appendix B.

The Board has indicated a number of concerns relating to the amended plans. The flood risk

has now been addressed with the new floor levels meeting the Board's flood risk standard.

Overtopping of the seawall by waves in a storm event is a concern with expected sea level

rise, and the redevelopment on the existing site will not meet its policy objectives. The

Board considers that modification to the existing ramps will be required in future to enable

them to meet up with the new building floor level of 4.3m AHD as stated in their report.

(However the actual floor levels on the drawings submitted are 4.Om AHD). These concerns

would be met by setting the building further back from the seawall. The Board also

considers that erosion and necessary coast protection works will be exacerbated, and the

rebuilding of the clubrooms on the existing site will continue to impinge on views and

amenity of the coastal vista and the value of Henley Square.

The Board has recommended refusal of the application based on the above concerns and its

variance from Coast Protection Board policies.

Internal Consultation

The application was referred to the meeting of Council's Significant Developments Group on

21 September 2010. The following provides a summary of the comments from each of the

relevant referral parties to aid in reviewing and commenting on the application to DAC. The

detailed comments are provided in Appendix C.

Department/Staff Response

Arboriculture The information provided by the applicant's

arboricultural consultant, Alan Wilton, is

outdated as the recommendations were based

on an assessment undertaken in June/July 2009.

Within this report, the northern Norfolk Island

Pine (Araucaria heterophylla) has been classified

as being nonsignificant by its circumference

measurement. The tree has been re-measured

and is now significant, and the arboricultural

report and design should reflect this information.

Last year, an Australian Standard AS 4970-2009

'Protection of trees on development sites' was

introduced and this is the current acceptable

methodology that should be utilised to determine

tree protective measures.

In accordance with the AS 4970-2009, the Tree

Protection Zone (TPZ) radius for the northern

tree is 7.32m from the centre of the tree and the


TPZ for the southern tree is 11.64m. The existing

building is 5 metres from the base of the

northern tree and 6 metres for the southern tree.

The design is currently not compatible to

successfully retain the northern tree as the extent of proposed building will significantly

encroach within the TPZ and the building will be

located approximately 3 metres from the base of

the tree. We can only estimate that the proposed

building will be approximately 4 metres from the

southern tree. This also does not take into

context that additional distance is required to

construct the building.

From an arboricultural perspective, both trees

are worthy of retention and it is recommended

that the applicant take into account the above TPZ radius and take alternative design solutions

which recommends the existing building footprint

adjacent to the trees determine the extent of TPZ

encroachment to prevent substantial tree

damaging activity.

The TPZ below is required, as in this case it would

be extremely difficult to repair any further stress and/or injury and remedial measures will

routinely fail.

The following activities (which some have been

included in the applicant's arboricultural advice)

that are to be excluded from the TPZ and should

be further considered during the design process;

- TPZ fencing and signage in accordance with AS

4970-2009 - Machine excavation including trenching;

- Storage; - Preparation of chemicals, including preparation

of cement products;

- Parking of vehicles and plant (use of existing

brick paving/other road surfaces to be further

considered);

- Refuelling;

- Dumping of waste; - Wash down and cleaning of equipment;

- Placement of fill;

- Soil level changes;


- Temporary or permanent installation of utilities

and signs; and

- Physical damage to the tree

Open Space and Recreation The following comments should be considered in

response to DAC.

1. It seems as if the clubroom is proposed to be

extended 2m to the east onto land that is

currently public road.

2. The footprint and particularly the mass/volume

of the building is significantly larger than the

existing building and encroaches not only into the

public space of the Square but also over the

beach with a 3.6m balcony and associated roof

area.

3. The NW and SW corners of the existing

building are open and enable views from

residences to the south and the public to the

north under the building to the jetty and sea.

These views which are valued by all will be lost.

4. We agree with the comments and conclusion

made by the Coast Protection Board (particularly

in relation to [5] Scenic values and coastal

amenity).

Additional site works will be required even if the

floor level remains at 4.0.

6. The arborist's recommendations should be

incorporated into the conditions of approval.

7. There are two sets of steps leading down to an area west of the building at the southern end.

This area should not be accessed by the public or

club members and should form part of the dune

planting that exists further to the south.

8. A design making provision for a kiosk and

public toilets should be shown, even if it is to be

included in stage 2 of the project.

9. We should request that documentation be

shown that identifies what measures will be used

to withstand future sea levels rises and storm

surges. A new ramp facing north will impact on

City of Charles Sturt

DAP Report 7/12/10

the function of the building as currently

proposed.

Engineering Services We have concerns about the future 'coast path'

cycling path and the lack of provision for

pedestrian and cyclist access between the

building and the beach.

We also have concerns about the encroachment

of the building onto public road reserve (The

Esplanade). This will require a road closure under

the Roads (Opening and Closing) Act. The

encroachment of the building onto the road

reserve, reducing the width of the road reserve

will result in inadequate space for the coast path

shared-use cycling path, pedestrian access,

vehicle access as well as outdoor dining.

The pedestrian stairs to the beach do not meet

access requirements for persons with disabilities.

A stormwater management plan is required as

per standard Council requirements. The site

stormwater drainage plan shall show the

proposed method of managing (collecting and

discharging) stormwater runoff.

Heritage Advisor I consider the proposed redevelopment of the

Henley SLSC acceptable from a heritage

perspective for the following reasons;

- the redevelopment is a refreshing

contemporary proposal appropriate to the

seaside location and the function as a Surf Life

Saving Club

- although near to a number of local heritage

places, the SLSC proposal will not detrimentally

effect the setting of these places, nor will it

physically impact on any of these places, indeed I

believe it will enhance the precinct and support

the vibrant community spaces nearby.


Development Assessment

The proposal is a State government Section 49 application and is neither a complying nor

non-complying form of development and must be considered on its merits against the

relevant provisions of the Development Plan. Council provides comment to the

Development Assessment Commission. The Development Act 1993 provides that a Planning

Authority is to have regard to the relevant provisions of the Development Plan in assessing

development proposals.

Land Use

General Section

Coastal Areas

Objective 1: Protection of the physical and economic resources of the coast from inappropriate development.

Objective 2: Low intensity recreational uses located where environmental impacts on the coast will be minimal.

Coastal Open Space Zone

Objective 3: Development of foreshore areas for recreational use with essential conveniences and facilities for the public.

Principles of Development Control

Principle 1: The following forms of development are considered appropriate in the zone:

• barbecue, picnic table, shelter

• caravan park and associated facilities in Precinct 1 Fort Glanville

• coastal protection works

• community recreation facility directly related to water activities (such as sailing clubs, boat ramps)

• jetty

• play ground, play equipment

• public car parking

• shop with a gross leasable area of less than 250 square metres

• tourist-related facilities and tourist accommodation in Precinct 1 Fort Glanville.

Principle 2: The provision of facilities should be related to the demand for such facilities so as to prevent oversupply and inappropriate siting.

Principle 3: Development should be for public purposes and use.


The Henley Surf Life Saving Club has occupied the existing building since 1955, where it

continues to play an important role within the community by patrolling the public beach. As

the existing building is no longer functional for its members and the public generally, it is

proposed to construct a new building on the present site. The proposal will not change the

use of the land, but rather replace an outdated building with a new and improved facility. As

such, it will simply be maintaining the land use status quo.

Notwithstanding the existing use rights, the subject land is situated within the Coastal Open

Space Zone where the key Objectives and Principles support the development of community

facilities provided they are of public benefit. Although the facilities within the new building

will primarily serve the members of the HSLSC, it is the club members that patrol the beach,

thus providing the benefit to the community and general beach users. Given the nature of

the proposed facility and its association with the beach, a coastal location with safe and

convenient access to the beach is important and fundamental to its effective operation. The

current site achieves this requirement and is considered appropriate in this regard.

The redevelopment of the existing site for the surf life saving clubrooms is therefore

considered to be in accordance with the above Development Plan provisions, providing an

essential community service for beach usage.

Visual Appearance/Built Form/Landscaping

General Section

Design and Appearance

Objective 1: Development of a high architectural standard that responds to and reinforces positive aspects of the local environment and built form.

Principle 1: The design of a building may be of a contemporary nature and exhibit an

innovative style provided the overall form is sympathetic to the scale of development in

the locality and with the context of its setting with regard to shape, size, materials and

colour.

Principle 2: Adequate access should be provided to the rear of any site for servicing

purposes, especially where a building does not extend to the rear boundary.

Principle 3: Development should have regard to the following design elements in the

context of the desired character of the locality:

(a) setbacks from boundaries

(b) height

(c) bulkandscale

(d) external materials, patterns, textures and colours

(e) ground-floor height above natural ground level

(f) roof form and pitch

(g) verandas, eaves and signage

(h) driveway crossovers, fence style and alignment

(i) streetscape.


Principle 4: Buildings should be designed and sited to avoid creating extensive areas of uninterrupted walling facing areas exposed to public view.

Principle 5: Buildings should be designed to reduce their visual bulk and provide visual

interest through design elements such as: (a) articulation (b) colour and detailing

(c) small vertical and horizontal components

(d) design and placing of windows

(e) variations to facades.

Principle 6: Development should provide works of art outside public and large scale retail

and commercial buildings.

General Section

Coastal Areas

Principle 1: Development should be compatible with the coastal environment in terms of built-form, appearance and landscaping including the use of walls and low pitched roofs of

non-reflective texture and natural earth colours.

The proposed building is of a contemporary design that displays a distinct coastal/marine theme. A feature of the building is its 'gull wing' roof form and mix of earthy, light and transparent materials and finishes. Signage for the premises is proposed on the faces of

the building but will not be illuminated, and is integral to the design.

General Section Coastal Areas Principle of Development Control 1 refers specifically to coastal development and the need for new buildings to be sympathetic to the natural and built character of their locality through use of low pitched roofs and natural earth colours. Although quite bold, the building would sit comfortably within its locality by virtue of its articulated facades, architectural quality and palette of light, earthy and transparent materials.

The building footprint is substantially the same. It will however extend a further 2 metres in an easterly direction (onto the public road) with some overhang from the proposed balcony on the northern and western elevations. This may result in the building having a slightly bulkier appearance. Similarly, the proposed building height of 11.0 metres above existing ground level appears to be slightly taller than the existing building.

It is considered however that any increase in scale over the present building is not significant in terms of the above Objectives and Principles, and would be offset by the building's high quality design. The form and scale of the building is such that it would significantly improve the visual appearance of the land while being sympathetic to the character of the locality, and is considered to meet the above Development Plan provisions.


Hazards and Coastal Environment

General Section

Hazards

Objective 2: Development located away from areas that are vulnerable to, and cannot be adequately and effectively protected from the risk of natural hazards.

Principle 1: Development should: (a) be excluded from areas that are vulnerable to, and cannot be adequately and

effectively protected from, the risk of natural hazards (b) be sited, designed and undertaken with appropriate precautions being taken against

fire, flood, coastal flooding, storm surge, landslip, earthquake, toxic emissions or other hazards such as vermin

(c) not occur on land where the risk of flooding is likely to be harmful to safety or damage property.

Principle 2: There should not be any significant interference with natural processes in order to reduce the exposure of development to the risk of natural hazards.

Principle 3: The location of critical community facilities or key infrastructure in areas of high natural hazard risk should be avoided.

Principle 4: Buildings should be erected on stable land.

Flooding

Principle 5: Development should not be undertaken in areas liable to inundation by tidal, drainage or flood waters unless the development can achieve all of the following:

(a) it is developed with a public stormwater system capable of catering for a 1 in 100

year average return interval flood event (b) buildings are designed and constructed to prevent the entry of floodwaters in a 1 in

100 year average return interval flood event.

General Section

Coastal Areas

Objective 1:The protection and enhancement of the natural coastal environment, including environmentally important features of coastal areas such as mangroves, wetlands, sand dunes, cliff-tops, native vegetation, wildlife habitat shore and estuarine areas.

Objective 2: Development that maintains and/or enhances public access to coastal areas with minimal impact on the environment and amenity.

Objective 3: Development only undertaken on land which is not subject to or that can be protected from coastal hazards including inundation by storm tides or combined storm tides and stormwater, coastal erosion or sand drift, and probable sea level rise.


Objective 4: Development that can accommodate anticipated changes in sea level due to

natural subsidence and probable climate change during the first 100 years of the

development.

Objective 5: Development which will not require, now or in the future, public expenditure

on protection of the development or the environment.

Objective 6: Management of development in coastal areas to sustain or enhance the

remaining natural coastal environment.

Environmental Protection

Principle 7: The coast should be protected from development that would adversely affect

the marine and onshore coastal environment, whether by pollution, erosion, damage or

depletion of physical or biological resources, interference with natural coastal processes or

any other means.

Principle 8: Development should not be undertaken where it will create or aggravate

coastal erosion, or where it will require coast protection works which cause or aggravate.

coastal erosion.

Principle 9: Development should be designed so that solid / fluid wastes and stormwater

runoff is disposed of in a manner that will not cause pollution or other detrimental

impacts on the marine and on-shore environment of coastal areas.

Hazard Risk Minimisation

Principle 10:Development and its site should be protected against the standard sea-flood

risk level which is defined as the 1 in 100 year average return interval flood extreme sea

level (tide, stormwater and associated wave effects combined), plus an allowance for land

subsidence for 50 years at that site.

Principle 11:Commercial, industrial, tourism or residential development, and associated

roads and parking areas should be protected from sea level rise by ensuring all of the

following apply:

(a) site levels are at least 0.3 metres above the standard sea-flood risk level

(b) building floor levels are at least 0.55 metres above the standard sea-flood risk level

(c) there are practical measures available to protect the development against a further sea level rise of 0.7 metres above the minimum site level required by part (a).

Principle 12:Development that requires protection measures against coastal erosion, sea or stormwater flooding, sand drift or the management of other coastal processes at the

time of development, or in the future, should only be undertaken if all of the following

apply:

(a) the measures themselves will not have an adverse effect on coastal ecology,

processes, conservation, public access and amenity.

(b) the measures do not nor will not require community resources, including land, to be

committed.


(c) the risk of failure of measures such as sand management, levee banks, flood gates, valves or stormwater pumping, is acceptable relative to the potential hazard resulting from their failure.

(d) binding agreements are in place to cover future construction, operation, maintenance and management of the protection measures.

Principle 13:Unavoidable stormwater and effluent outfalls should be designed and located so as not to conflict with the objectives for coastal areas and if discharging across a beach do so at beach level from properly constructed pipes or channels.

Erosion Buffers

Principle 14:Development should be set back a sufficient distance from the coast to provide an erosion buffer which will allow for at least 100 years of coastal retreat for single buildings or small scale developments, or 200 years of coastal retreat for large scale developments (i.e. new townships) unless either of the following applies: (a) the development incorporates appropriate private coastal protection measures to

protect the development and public reserve from the anticipated erosion.

(b) the council is committed to protecting the public reserve and development from the anticipated coastal erosion.


Objective 1: Coastal land protected from development other than that necessary for conservation, recreational activity and public facilities.

Objective 2: Preservation and upgrading of the scenic character of the coastal landscape

and foreshore areas fronting urban areas, townships or settlements.

Objective 3: Land subject to inundation or susceptible to erosion kept free of development.

Objective 4: Maintenance of safe and convenient pedestrian access between the beach and adjoining development.

Objective 5 Maintenance of open space links with local and regional open space networks and corridors.


Principle 6: Development should not diminish the ability of the public to use and enjoy

the coast or to gain access to the foreshore.

Principle 7: Community facilities including shelters, boat ramps, public conveniences and kiosks, should be sited in convenient and accessible locations linked to the surrounding vehicular and pedestrian movement networks.

Principle 8: Development should be designed and sited to be compatible with conservation and enhancement of the coastal environment and scenic beauty of the zone.


The development is proposed at the existing location, and the applicants argue that the

development will not introduce any new impacts upon the coastal environment or natural

coastal processes, nor will it be subject to coastal hazards, taking into account the open

nature of the ground floor design. It is proposed to retain the existing sea wall and ramp.

The applicant is of the view that the existing sea wall will adequately protect the building

from rising sea levels and storm events, and has made provision for storm surge to wash

through the building. Their view is that as lower levels of the building are predominantly

pre-cast concretedesigned to meet Australian Standards potential overtopping will not have

a detrimental effect on the building. Provided the building documentation reflects this

design outcome, in the view of the administration this treatment to the lower level would be

considered acceptable. The Coast Protection Board accepts that it is feasible to address

these issues with engineering solutions.

The Coast Protection Branch has raised major concerns about the hazard risks associated

with this development relating to coastal processes and anticipated sea level rise. The

applicant is also required to consider issues relating to beach management. The plans

submitted indicate a floor level of 4000mm AHD, which meets the minimum floor level of

3600mm mitigating flood risk until 2050 required by the Coast Protection Board. The Coast

Protection Board indicate in their comments that plans would need to show a height of

4300mm AHD, to meet the Board's flooding risk standard to 2100. These flooding risks do

not however address impacts in severe storm events. Substantial raising of the seawall

height to protect the building may be required in the future in the event of sea level rise of

more than 300mm. The Board also states that substantial upgrading of beach ramps will be

required, but which are not addressed in this application.

It should be noted that should sea level rise to this extent, significantly wide impact

management would be required to protect not only this building, but also most of the

established developments along the coast. It should be noted that the original 1955 building

is now seriously in need of replacement. The new building would quite likely last a similar

length of time and has been designed to withstand inundation at the lower level, thus

suiting its coastal environment.

A copy of the response from the Coast Protection Branch is attached (refer Appendix B).

It is considered by the administration that the proposed development appears to

satisfactorily meet the above provisions in the short to mid term, but fails to satisfactorily

address longer term implications and hazard risks associated with long term sea level rise,

however given the life cycle associated with this type of building and overall design it is an

acceptable design outcome.


Overshadowing

This topic is not impacted by this development.

Overlooking


Amenity/Hours of Operation

The applicants state that the premises will operate on a 24 hour basis for emergency

services, including training, committee meetings and proficiency assessments. The operating

hours of the bar, dining and balcony areas will be from 12 noon until midnight. Amplified

music is proposed not to be permitted from the balcony. Seating arrangements will be

varied depending on the function, with a maximum of 275 people based on the number of

toilets on the first floor. The premises currently hold a Limited Club Licence allowing

extended trading on Sundays between 10.30am to 11.00am and 8.00pm to 11.00pm for a

capacity of 150 persons. Trading is otherwise limited to normal Club Licence hours.

The premises have no on-site car parking, and given the long standing problems relating to

car parking and disturbance associated with licensed premises and late night activities

around Henley Square, it is considered that the capacity should be limited to present

numbers for licensed functions at the clubrooms. A condition limiting capacity to 150

persons is recommended.

Significant Trees

General Section

Significant Trees

Objective 1: The conservation of significant trees, in Metropolitan Adelaide, that provide

important aesthetic and environmental benefit.

Objective 2The conservation of significant trees in balance with achieving appropriate development.

General Section

Significant Trees

Principle 1: Development should preserve the following attributes where a significant

tree demonstrates at least one of the following attributes:

(a) makes an important contribution to the character or amenity of the local area; or (b) is indigenous to the local area and its species is listed under the National Parks and

Wildlife Act 1972 as a rare or endangered native species

(c) represents an important habitat for native fauna

(d) is part of a wildlife corridor of a remnant area of native vegetation

(e) is important tothe maintenance of biodiversity in the local environment (f) forms a notable visual element to the landscape of the local area.


Principle 3: Significant trees should be preserved, and tree-damaging activity should not

be undertaken, unless:

(a) in the case of tree removal:

(i) the tree is diseased and its life expectancy is short; or

(ii) the tree represents an unacceptable risk to public or private safety; or

(iii) the tree is within 20 metres of a residential, tourist accommodation or

habitable building and is a bushfire hazard within a Bushfire Prone Area; or

(iv) the tree is shown to be causing or threatening to cause substantial damage to a substantial building or structure of value; and

(v) all other reasonable remedial treatments and measures have been

determined to be ineffective; and (vi) it is demonstrated that all reasonable alternative development options and

design solutions have been considered to prevent substantial tree-damaging activity occurring.

(b) in any other case: (i) the work is required for the removal of dead wood, treatment of disease, or is

in the general interests of the health of the tree; or (ii) the work is required due to unacceptable risk to public or private safety; or

(iii) the tree is shown to be causing or threatening to cause damage to a

substantial building or structure of value; or

(iv) the aesthetic appearance and structural integrity of the tree is maintained; or

(v) it is demonstrated that all reasonable alternative development options and

design solutions have been considered to prevent substantial tree-damaging activity occurring

There are two Norfolk Island pine trees situated on the eastern side of development site,

both of which are 'significant'. The significant trees are proposed for retention. Previously

the smaller tree was to be removed. The applicant's arboriçultural consultant's report is

outdated in this respect, identifying only the southern tree as being Significant. The report is

also considered to utilise an outdated methodology for assessment of the measures needed

for tree protection.

Council's arboriculturalist is concerned that the design is currently not compatible to

successfully retain the northern tree as the extent of proposed building will significantly

encroach within the calculated 7.2 metre radius Tree Protection Zone and the building will

be located approximately 3 metres from the base of the tree. He estimates that the

proposed building will be approximately 4 metres from the southern tree, whose TPZ

extends to 11.64 metres using the current Australian standard. This also does not take into

context that additional distance is required to construct the building and install various

services. The new footprint for the building conflicts with the applicant's a rboricultura list's

advice, and it is considered that as both trees meet requirements for retention the applicant

should take into account the extent of protrusion into the Tree Protection Zone (TPZ).

It is considered that with the significant intrusion into the TPZ it will be extremely difficult to

repair any further stress damage above what the trees have already suffered, and that

remedial measures are expected to routinely fail.


It IS Concluded therefore that the Significant trees should be conserved, and that the

proposed development will result in substantial long term tree damae. The proposed

development is not considered to therefore meet these provisions of the Development Plan.

However the presence of the avenue of similar trees to the south in the locality will lessen

the impact of any future loss of one or other of these trees.

A reserved matter is recommended to DAC ensuring that tree protection measures are

reviewed and the existing trees are appropriately protected.

Heritage and Historic Conservation Areas

General Section

Heritage Places

Objective 1: Conservation of State and local heritage places

Objective 3: Conservation of the setting of State and local heritage places

Historic Conservation Area

Objective 1: The conservation of areas of historical significance.

Objective 2: Development that promotes, conserves and enhances the cultural significance

and historic character of identified places and areas.

Objective 3: Development that complements the historic significance of the area.

Objective 4: The retention and conservation of places such as land, buildings, structures

and landscape elements that contribute positively to the historic character of the area.

Objective 5: Development that contributes to the desired character.

Principle of Development Control

Principle 7: Development that materially affects the context within which the heritage

place is situated should be compatible with the heritage place. It is not necessary to replicate historic detailing, however design elements that should be compatible include,

but are not limited to:

(a) scaleand bulk

(b) width of frontage

(c) boundary setback patterns

(d) proportion and composition of design elements such as rooflines, openings, fencing

and landscaping (e) colour and texture of external materials.

The existing building is not listed within the Development Plan as b&ng of State or Local

significance, however, the adjacent building at the south-western corner of Henley Square is

listed as a Local Heritage Place. Two buildings on the northern side of the Square are also

locally listed, as are a row of shops that front onto Seaview Road. The adjacent area around


the square is designated as an area of historic character (Neighbourhood Centre Zone,

Henley Square Policy Area12, Precinct 57 Henley Square)

In order to assess the impact of the proposed development on the adjacent and nearby

heritage buildings, the proposal has been referred to the Council's Heritage Advisor for

comment. While the proposed building would be located slightly closer to the adjacent

listed building, Council's Heritage Advisor considers that the visual context and amenity of

this building and the heritage precinct would not be unduly compromised. Furthermore, the

recessive design and modern construction materials are considered to be sympathetic to the

existing heritage buildings within the square precinct. The proposal is supported on heritage

grounds, and is considered to meet these provisions of the Development Plan.

A copy of the Heritage Advice is attached (refer Appendix Q.

Energy Efficiency

General Section

Energy Efficiency

Objective 1: Development designed and sited to conserve energy and minimise waste.

Principle 1: Development should provide for efficient solar access to buildings and open

space all year around.

Principle 2: Buildings should be sited and designed so that the open spaces associated

with the main activity areas face north for exposure to winter sun.

Principle 3: Buildings should be sited and designed to ensure adequate natural light and

winter sunlight is available to the main activity areas of adjacent buildings.

Principle 4: Roof pitches should facilitate the efficient use of solar hot water services and

photovoltaic cells.

Principle 5: Development should be designed to minimise consumption of non-renewable

energy through designing the roof of buildings with a north facing slope to accommodate

solar collectors.

Principle 6: Public infrastructure, including lighting and telephones, should be designed to

generate and use renewable energy.

The building incorporates a number of environmentally sustainable features, including

verandah overhangs, external motorised blinds to control western sun, solar roof hot water

panels, rainwater collection and storage for wash down and toilet flushing (5000 litres),

cross flow ventilation and high performance thermal glazing. The glass to be used is blue and

exceeds solar control standards, has low reflectance (16%) and minimises glare. Air

conditioning is to be roof mounted and screened on the south-western corner of the

building and within plant room areas.


The proposed development is considered to meet the above requirements of the

Development Plan.

Stormwater Management

General Section

Natural Resources

Objective 2: Protection of the quality and quantity of South Australia's surface waters, including inland, marine and underground waters.

Objective 3: Development sited and designed to:

(a) maximise the use of stormwater

(b) protect stormwater from pollution sources

(c) protect or enhance the environmental values of receiving waters

(d) prevent the risk of downstream flooding

(e) minimise the loss and disturbance of native vegetation.

Objective 4: Protection of areas prone to erosion or other land degradation processes from inappropriate development.


Principle 5: Development should include stormwater management systems to protect it from damage during a minimum of a 1 in 100 year average return interval flood.

Principle 6: Development should, where practical, capture and re-use stormwater.

Principle 7: Development should have adequate provision to control any stormwater over-flow run-off from the site and should be sited and designed to improve the quality of stormwater and minimise pollutant transfer to receiving waters.

Principle 8: Development should include stormwater management systems to mitigate

peak flows and manage the rate and duration of stormwater discharges from the site to

ensure downstream systems are not overloaded.

The applicant has now provided some details relating to the on-site management of

stormwater, which includes the storage of 5000 litres of roof water and re-use within toilet

facilities and for washing down of equipment. The applicant states that there will be no

significant increase in roof area and any stormwater discharge will be discharged into the

current stormwater system.

The Council's Engineering Department has recommended that a stormwater management

plan be submitted to the relevant authority for detailed assessment. The provision of a stormwater management plan can be dealt with as a reserved matter.


Transportation and Access

General Section


Objective 4: Provision of safe, pleasant, accessible, integrated and permeable pedestrian and cycling networks.


Principle 9: Development should provide safe and convenient access for all anticipated modes of transport including cycling, walking, public transport, and motor vehicles.

Principle 17:Development should ensure that a permeable street and path network is established that encourages walking and cycling through the provision of safe, convenient and attractive routes with connections to adjoining streets, paths, open spaces, schools, public transport stops and activity centres.

Principle 18:Development should provide access, and accommodate multiple route options, for cyclists by enhancing and integrating with: (a) open space networks, recreational trails, parks, reserves and recreation areas (b) Adelaide's Metropolitan Open Space System (c) Adelaide's principal cycling network (Bikedirect), which includes arterial roads, local

roads and off road paths as depicted in Overlay Maps - Transport.

Principle 19:Cycling and pedestrian networks should be designed to be permeable and facilitate direct and efficient passage to neighbouring networks and facilities.

Principle 20:New developments should give priority to and not compromise existing designated bicycle routes. Where development coincides with, intersects or divides, a proposed bicycle route or corridor, development should incorporate through-access for cyclists.

Principle 26:Development should not restrict access to publicly owned land.

The existing facility is reliant on public car parking within the surrounding area. The nearest

public car parks are located immediately to the south on the Esplanade and along the

northern side of Henley Square.

It has already been established that the use of the land will not change, and although the floor area of the building will increase slightly, this is not expected to generate any significant additional demand for car parking within the locality.

Emergency vehicles are able to safely access the site from the south via the Esplanade and

pedestrians will be able to gain access to the beach from a new ramp and along the terrace

adjacent to the foreshore.

Council's Traffic Section have raised several concerns in relation to the proposed

development. These relate to;


(a) the impact of the enlarged footprint on the future coast path cycling path, and lack of

pedestrian and cyclist access between the building and the beach,

(b) the encroachment of the building by 2 metres onto the public road reserve, requiring

a closure under the Roads (Opening and Closing) Act, and the consequential reduction

in width of the road reserve giving restricted space for the coast path shared use

cycling access, pedestrian access, vehicle access and the impacts on adjacent outdoor

dining.

c) the pedestrian stairs do not meet access requirements for pebple with disabilities.

The restriction of width of the road reserve will require careful design work to accommodate

all of the above access requirements. All legal changes and any changes to services in the

road reserve should be the responsibility of the applicant and at their cost. Access for people

with disabilities will need to be addressed at the building approval stage.

On this basis, the proposal is unlikely to lead to conditions detrimental to the free flow and

safety of pedestrian and vehicular traffic within the vicinity of the site and the local road

network. The above provisions can therefore be reasonably satisfied.

Advice from ETSA indicates that there are underground services in the vicinity of the

proposed extension to the building, which will need to be accommodated in detailed design

work.

Crime Prevention

The development provides for surveillance of public spaces which surround the proposed

building, and meets the provisions of the Development Plan in this respect. Lighting

proposed will provide safety and security for surrounding public areas, while being designed

to avoid light overspill to surrounding properties.

Waste Management

Existing waste management systems would be continued, with standard collection and an

internal recycling program. The club will continue to assist with beach rubbish collection.

Site Contamination



Conclusion

This application has been assessed against the Charles Sturt Development Plan dated 10

June 2010.

The proposed redevelopment will provide vastly improved facilities for the HSLSC and the

community. The modern building design will complement the surrounding coastal

environment while being sympathetic to the existing heritage buildings within the Henley

Square precinct.

The major issues with the proposal relate to the Coastal Area provisions in the Development

Plan, and the effect of the proposal on the adjacent significant trees. In terms of sea level

rise the building has been reasonably designed to accommodate these impacts for the

anticipated life of the structure. Impacts of the development on significant trees requires

further consideration and this is indicated in the comments to Development Assessment

Commission (DAC).

On balance the development warrants the in-principle support of the Development

Assessment Panel to DAC provided that the matters relating to sea level rise and protection

of the significant trees as set out in the recommendation are satisfied.

Recommendation

It is recommended that the Development Assessment Panel, having read, considered and

agreed with the report prepared by the Senior Planner dated 7 December 2010, advise the

Development Assessment Commission (DAC) that the proposed Henley Surf Life Saving Club

redevelopment contained in application 252/2254/10 (DAC Reference 252/V028/10) is

supported subject to:

A. The DAC being satisfied that any sea level rise and storm event implications have been

adequately addressed; and, if any amendments to the proposal are required to

address sea level rise and storm event implications that the amendments to the

proposal result in positive urban design outcomes.

B. The following detailed information being submitted for further assessment and

approval by DAC as Reserved Matters under Section 33(3) of the Development Act

1993:

1. An updated report from a qualified Arborist or Horticulturalist that assesses the

location of the proposed building in relation to the existing Significant Norfolk

Island pine trees located on the eastern side of building. In particular, the

Aborist/Horticulturalist report shall make recommendations to ensure the

retention of the significant trees, and specify management techniques to

ensure the long-term health and vigour of the tree is maintained.


3. An Environmental Site Management Plan shall be submitted for endorsement so that Environmental Management and Sustainability principles are employed

on site and managed during all phases of the development.

C. Pursuant to Section 33(1) of the Development Act 1993 the DAC reserve its decision

on the form and substance of any further conditions of Development Plan Consent

that it considers appropriate to impose in respect of the reserved matters.

Reason: To enable the imposition of conditions.

D. The following conditions and notes being applied to the Development Plan Consent

for application 252/2254/10 (DAC reference 252/V028/10):

1. That the proposal shall be developed in accordance with the details and

approved plans stamped with Development Plan Consent except where varied

by the conditions herein and shall be completed prior to occupation of the

proposed development.

Reason: To ensure the development proceeds in an orderly manner.

2. Appropriate security lighting shall be provided around the building and in

particular beneath the verandah and upper balcony areas, and shall be placed

and directed in such a manner so as not to cause light overspill nuisance to

adjacent properties.

Reason: To preserve the amenity of the locality.

3. The hours of operation of the non-surf lifesaving components of the facility

shall not exceed the following times:

• Monday to Thursday - 12pm -12am

• Friday and Saturday - 12pm - 2am

• Sunday - 10.30am - 11pm


4. There shall be no additional signage, displayed within the subject land or

on the building within the subject land, without prior approval under the

Development Act 1993.


5. Patron numbers for licensed functions shall not exceed 150 at any one time.



Notes

1. All costs associated with the required road Closure under the Roads (Opening

and Closing) Act and any changes to services to the Esplanade necessary to

allow the development to proceed are to be met by the applicant.

2. You are advised that the proposed activity must comply with the requirements

of the Environment Protection Act and Regulations at all times.

3. The approval for this development does NOT imply approval to alter, shift or

remove any street tree, side entry pit, stobie pole, bus stop, fire hydrant or

other gas, electricity, water, telecommunications or ot°heç similar infrastructure.

Approval to alter any of these or similar, infrastructure needs to be obtained

from the relevant government department, private organisation or Council.

Any costs associated with such alteration are the responsibility of the applicant.

OrDevelopment Assessment Commission

EiILü iIL

136 North Terrace Adelaide South Australia 5000 GPO Box 1815 Adelaide South Australia 5001

Reference 252NO28/10 (ID 6668) Contact Officer SIMON NELDNER Telephone 8303 0662 Facsimile 83030753

19 August 2010

Dear Sir/Madam,

Proposed Section 49 Application

The Development Assessment Commission has recently received a copy of the proposed development described below, pursuant to Section 49 of the Development Act 1993. A copy of the application is attached (Section 49(4a)).

Councils attention is particularly drawn to the time allowed for reports under Section 49 (5) and (6).

49 (5) A council may report to the Development Assessment Commission on any matters contained in a notice under subsection (4a).

(6) Where a notice is given to a council under subsection (4a), and a report from the council is not received by the Development Assessment Commission within two months of the date of the notice, it will be conclusively presumed that the council does not intend to report on the matter.

When replying please use attached form provided.

Yours faithfully,

For DEVELOPMENT ASSESSMENT COMMISSION

Council

Application Number

Type

Applicant

Locality

H und red

Section

CHARLES STURT

252NO28/10 (ID 6668)

LAND USE

SAFECOM

HENLEY BEACH

YATALA

S 1650

Development Assessment Commission, G.P.O. Box 1815, ADELAIDE SA 5001

Dear Sir,

I advise that this Council has the attached/no report to make on the proposed development described below.

.

Reporting Officer

Date

" Ak~

.

Council

Application Number

Type

Applicant

Hundred

Section

CHARLES STURT

252NO28110 (ID 6668)

LAND USE

SAFECOM

YATALA

5 1650

L! COUNCIL

c2!y

Henley Surf Life Saving Club Redevelopment

Crown Development Application

August 2010

Prepared for: Minister for Emergency Services (State Agency as proponent and applicant)

Prepared by: SA Fire and Emergency Services Commission (SAFECOM) as contact for further information

Government of South Australia

.

.

Contents

1 Introduction

2 Subject Land & Locality

2.1 Subject Land

2.2 Locality

3 Proposed Development

4 Nature of Development

5 Development Plan Provisions

6 Planning Assessment

6.1 Form of Development

6.2 Built Form

6.3 Amenity

6.3.1 Landscaping and Significant Trees

6.4 Coastal Areas

6.4.1 Sea Wall

6.5 Heritage

6.6 Community Facility

6.7 Access

.

7 Conclusion

Appendices

Appendix A Certificate of Title

Appendix B Architectural Drawings

Appendix C Tree Assessment

Appendix D Coastal Protection Response

Appendix E Materials Finishes Board

Executive Summary

This Crown Development Application proposes the demolition of the Henley Surf Life Saving Club and the construction of new club rooms, comprising a three level building which includes patrol rooms, first aid rooms, training facilities, public amenities and a recreation room. A summary of the proposal and its key features is given below.

Application title: Henley Surf Life Saving Club Redevelopment

Applicant: Minister for Emergency Services (State Agency)

Cost estimate: $3.2 Million ($2.7 million excluding fit-out costs)

.

Site address: The Esplanade, Henley Beach

Council area: City of Charles Sturt

Zone: Coastal Open Space Zone

Nature of application: Demolition of existing built form on site; and the construction of a new community facility, in the form of the Henley Surf Life Saving Club;

.

Proiect Management Primary Contact John Ward EPCM 83222667 [email protected]

David Lynch SAFECOM 8463 4099 lynch.davId(safecom.sa.qov.au

Architect Terry Boxall Hames Sharley 81123400 [email protected]

Minister's Delegate David Place Chief Executive - SAFECOM 84634056 [email protected]

Planning Phil Harrison SAFECOM 84633896 harrison.philsafecom.sa.qov.au

1. Introduction

This report has been prepared to support the application by the Minister for Emergency Services as the State Agency and proponent of the project, for the redevelopment of the Henley Surf Life Saving Club in Henley Square.

The Henley Surf Life Saving Club was founded in 1925, and has since been involved in the saving of over 800 lives. The club has been operating from its present club rooms since 1955, and has a current member base of over 430 people. It is a well respected and important organisation that utilises its prime waterfront site to contribute the imperative public service of patrolling the busy Henley Beach waterfront.

The redevelopment of the club headquarters will secure the club's future in

O the important Henley Square beachfront location, ensuring that the club is able to continue saving lives.

0

2. Subject Land & Locality

2.1 Subject Land

The subject land is located within the Coastal Open Space Zone of the Charles Sturt (City) Development Plan (Consolidated - 10 June, 2010).

The subject land comprises a single parcel of land, contained in a single Certificate of Title, and is situated on Crown Land. The legal description of the allotment is described in Certificate of Title Crown Record Volume 5753 Folio 898 as Allotment 358 in the Hundred Plan 106100 in the Hundred of Yatala. The schedule of interests on that Certificate of Title, dedicates the subject land for clubroom purposes pursuant to the Crown Lands Act 1929.

A copy of the Certificate of Title is located within Appendix A.

S Vehiclular access to the subject land is gained via an access road abutting the Esplanade. Vehicles are able to access the beach from the building via a double ramp. The site is linked by pedestrian paths to the Esplanade, Henley Square and the beach front.

Very little vegetation is present on site, with two large trees situated at the rear of the building, and a small number of coastal shrubs and growth in the sand south-west of the building. The topography of the site slopes from east to west, with a small drop to the beach at the edge of the building, where the existing ramp begins.

No easements are present on site.

2.2. Locality

Henley Beach is a coastal suburb, located approximately nine (9) kilometres • west from the City of Adelaide. It is a popular beach destination for residents

in the metropolitan area, and contains a large number of restaurants and cafés. At the centre of the suburb is Henley Square, a public space accessible from the Esplanade, Seaview Road and Main Street. The Henley Jetty is accessed through Henley Square.

The Henley Surf Life Saving Club (SLSC) is located on the beach front, directly south of Henley Square. A number of small cafés and restaurants are located directly behind the site, framing the extent of Henley Square.

The subject site leads onto the water front just south of the pedestrian access ramp to the beach. A retaining wall of large rocks meets the subject site from the south, and an informal beach volleyball court is located on the beach just north of the site. The Henley Jetty is approximately 50 metres north of the site.

The Henley SLSC has its public entrance in the north-east corner of the building, facing towards Henley Square. Wide walking paths link the building

to the Square, as well as along the Esplanade to the north. Henley Square comprises of a mixture of grassed and paved areas, with a large sunken plaza. A number of bars, restaurants and cafés front Henley Square from the north and south, with jetty and beach access being gained from the western boundary of the square.

Directly behind the subject site is an access road, held in the ownership of the City of Charles Sturt, for the use of delivery vehicles servicing the restaurants on Henley Square. This public road also provides access into the SLSC building. Opposite this road, directly behind the SLSC, are two small cafés, which have limited views of the ocean. A single storey dwelling adjoins the cafés to the south. This dwelling has limited sea views to the south-west. Adjacent to this dwelling, a double storey residential building exists. This dwelling enjoys sea views to the west and south-west.

South of the subject land is a narrow car park. Entry to the car park is from the • Esplanade, and it provides approximately 94 car parks. Half of these car

parks face the ocean, with the others facing a one-way access road, along which further parallel parking is provided. The car park is shaded by a number of well- established Norfolk Island pine trees.

40

3. Proposed Development

The Development Application proposes the redevelopment of the Henley SLSC on the club's present site. The redevelopment will result in a three (3) level building comprising:

• a large garage area; • public meeting rooms; • offices; • patrol rooms; • first Aid facilities; • public and Private change rooms/bathrooms; • recreation area; • bar; • kitchen;

• • gym; and • training areas.

The proposed redevelopment will provide Henley SLSC with an overdue upgrade of its facilities. Historically, there has only been one extension to the current club rooms, which occurred in 1995 after the original hall was declared unsafe and demolished in 1994.

The ground floor of the proposed development will be accessible via an entrance facing Henley Square. There is no provision for outdoor dining.

A I 50m 2 garage is to be located in the northern portion of the ground floor. A garage of this size is deemed necessary due to the large number of boats, jet skis, and other vehicles which are stored on site, along with maintenance and operating equipment. This area has been designed for maximum efficiency of space, allowing for the upright storage of large equipment through the

. installation of hooks and other mechanisms in the ceiling. The area can be accessed via six (6) single roller doors, 3 on the west and 3 on the east. Beach access is gained via the existing ramp, which runs west onto the beach. Existing steps to the south west corner are to be modified for surf club access.

A 17m2 patrol room is located on the ground floor, between the garage and the first aid room. The patrol room has a full sea view and access onto a seafront terrace, to ensure that patrolling life guards have a clear line of sight of swimmers in the water.

Private change rooms and toilets are provided for males and females at the southern end of the building.

Level One of the building comprises 136m 2 of recreation space, with seating available for up to 120 people. A bar and kitchen are also provided. A 66m 2 gym will be available for the training of members and guards, with a 40m 2 meeting/training room also being provided for this purpose.

Level Two will comprise of a patrol tower, office space, storage and plant. The patrol tower is vital to the operation of the Surf Life Saving Club, allowing a far sighted view of the beach and ocean. There will be 68m 2 of plant space in total for the development.

Detailed plans and elevations are attached within Appendix B.

Architectural Statement

The proposed built form complements other buildings, materials and landscapes within the surrounding locality. A sympathetic approach has been adopted to soften the built form by the use of curved roof forms. Natural materials are used to further blend with its surroundings. Precast concrete walls are used predominately at lower levels in varying colours. The iconic colour. Yellow is used on the northern side of the building to celebrate this

• buildings surf life saving use. A complementary earthly palette then breaks the buildings facade to articulate the ground from first floors - with darker colours at the lower levels and lighter at the top. A modern lightweight white cladding is proposed for the first level with a joint line grid - this is the perfect back drop for a proposed clock to face Henley Square and the illuminated club signage to the east. The southern elevation works with the proposed earthly colours and re-introduces the clubs blue colour for identity.

Natural anodised aluminium windows and door frames with a blue tint glazing and stainless steel handrails with galvanised exposed structural steel also give the building a contemporary look. The transparent entrance foyer will act as a gallery space exhibiting the history of the Henley SLSC.

Traffic

The existing car parking arrangements are not expected to change as a result of the redevelopment. A car park is located on the northern side of Henley Square, and provides 94 car parks. Council also provides a large number of car parks within the Esplanade's cul-de-sac, increasing the total number of car parks available for public use.

The proposed development is not expected to have any major impacts on traffic. The redevelopment will improve the existing traffic conditions by providing adequate space for emergency vehicles and vehicles towing trailers to turn around using the private road, maximising safety for the drivers of the vehicles and pedestrians and other road users.

Environmentally Sustainable Design

The building has been designed using passive design principles. Sunlight on the northern and western facade is controlled by verandah overhangs and solar glass.

Slit operable windows are used on the east side of the building.

External motorized blinds will be used to control the western setting summer sun.

Solar panels are used for hot water service and rainwater collected is stored in above ground tanks at the south east corner of the building, these will be used for both wash down of equipment and will be used for toilet flushing.

Natural cross ventilation is achieved by large glass sliding doors, located around the north, south and western side of the building.

Roof and wall insulation with high performance glass achieves optimum thermal control. Natural materials have been selected for the external façade to minimise maintenance.

Waste Management

Henley SLSC incorporates an existing waste management system, in conjunction with the City of Charles Sturt, and follows the standard collection arrangements.

Henley SLSC has an internal recycling program as part of its commitment to EcoSurf.

The Henley SLSC also works closely with the council by assisting in the removal of rubbish from the beach.

The above management techniques will be incorporated as part of the proposed development's operation.

4. Nature of development

The subject land is located entirely within the Coastal Open Space Zone of the Charles Sturt (City) Development Plan (Consolidated - 10 June, 2010). The proposal is not listed as a form of 'complying' nor 'non-complying' development within the Coastal Open Space Zone and, as such it should be assessed on its merits.

Notwithstanding the consideration above, it is our view that the proposed development complies with the requirements of Section 49 of the Development Act, 1993 for Crown Development status.

To qualify as a form of Crown development, any proposal is required to satisfy the intent of Clause (2) Section 49 of the Development Act, 1993, as prescribed:

S (2) Subject to this section, if-

(a) a State agency proposes to undertake development (other than in partnership or joint venture with a person or body that is not a State agency); or

(b) a State agency proposes to undertake development for the purposes of the provision of public infrastructure (whether or not in partnership or joint venture with a person or body that is not a State agency); or

(c) a person proposes to undertake development initiated or supported by a State agency for the purposes of the provision of public infrastructure and specifically endorsed by the State agency for the purpose of this section, the State agency must lodge an application for approval containing prescribed particulars with the Development

S Assessment Commission.

In this case the State Agency is the Minister for Emergency Services. Thus, the Minister is the proponent of the project being submitted for Development Plan consent in accordance with section 49 (2) (a) of the Development Act, 1993. The Minister for Emergency Services has authorised David William Place, Chief Executive, SA Fire and Emergency Services Commission to undertake duties associated with the delivery of the project.

Accordingly it is the view of the proponent that the proposal should be assessed as a form of 'Crown Development.'

5. Development Plan Provisions

The following provisions of the Charles Sturt (City) Development Plan are considered to be of relevance to the proposed development:


Objective Principles of Development Control

Council Wide:

Coastal Areas

Objective • Principles of Development Control

Community Facilities


Crime Prevention



Objective

• Principles of Development Control

Energy Efficiency


Hazards


Infrastructure

Objectives Principles of Development Control

1,2,3,4 and 5 1,2,3,4,5,6, and 7

1, 2, 3, 4, 5, 6, 7, 8 and 9 1, 2, 3 , 5, 7, 8, 9, 10, 11, 17, 18, 19, 20, 22, 24, 29 and 30

I and 2 1, 2 and 3

I 1, 2, 3, 4, 6, 7, 8, 9, 10, 11, 13 and 14

1, 2 and 3 1, 2, 3, 4, 6, 8, 9, 10, 11, 12, 13, 14, 15, 16, 17, 19, 24 and 27

1 1, 2, 3,4, 5 and 6

1, 2, 5, 6 and 10 1, 2, 3, 4, 5 and 6

1, 2 and 5 1, 2, 3,4, 5, 6, 7 and 8

Interface Between Land Uses


Landscape, Fences and Walls


Natural Resources


Orderly and Sustainable Development


Significant Trees


Siting and Visibility




I and 2 1, 2, 3, 6 and 8

1 1,2 and 3

1,2,3,5 and 6 1, 5, 6, 7, 11, 13, 18, 19, 20, 21, 22, 23, 24 and 25

1,2,3 and 4 1,3,5,6,8 and 9

1 and 2 1, 2, 3 and 4

I 1, 2, 3 and 4

2 1, 9, 14, 21, 22, 23, 24, 25, 26, 37, 38, 39, 40,41,42,43 and 44

.

Waste

Objectives

1 and 2 Principles of Development Control

1, 2, 3, 4, 5, 6, 12 and 13

6. Planning Assessment

The following planning assessment will discuss only those matters considered to be of fundamental importance to the proposal. The discussion will be delineated into the following sections:

• Form of Development

• Built Form

• Amenity

• Coastal Areas

• Heritage

Community Facility

. Access

6.1 Form of Development

The redevelopment of the Henley SLSC will maintain and improve a community facility which is necessary for the continuing safe use of Henley Beach for public aquatic activities. The Objectives for the Coastal Open Space Zone aim to accommodate essential conveniences and facilities for the public which require a coastal site, and this development is a prime example of such. The current SLSC is in dire need of redevelopment, and the proposal will enhance the amenity of the area, whilst upgrading the facilities for a club that provides an essential community service.

Further, the Henley SLSC represents orderly and economic development by ensuring the future operation of an essential community service in a zone which is envisaged for such use. The Henley SLSC requires a coastal location in order to provide safety and convenience for the public, and for its members. The current site is deemed to be the only location for this development, and as such the development will satisfy Coastal Open Space Zone Objective 3 and Principles of Development Control 1.


Objective 3: Development of foreshore areas for recreational use with essential conveniences and facilities for the public.

PDC 1: The following forms of development are considered appropriate in the zone:

• barbecue, picnic table, shelter

• caravan park and associated facilities in Precinct I Fort Glanville

• coastal protection works • community recreation facility directly related to water

activities (such as sailing clubs, boat ramps) • jetty • play ground, play equipment • public car parking • shop with a gross leasable area of less than 250

square metres • tourist-related facilities and tourist accommodation in

Precinct I Fort Glanville.

6.2 Built Form

• The proposed redevelopment of the Henley SLSC will be constructed in a form and design that is compatible with the existing fabric of the Henley Beach Streetscape. It will result in only a small increase in scale, when reviewed in context with existing development, whilst it will enhance visual links with the surrounding development. The proposed redevelopment will be constructed within the footprint envisaged for its use in the Henley Square Precinct Master Plan (prepared by Oxigen, Jensen Planning and Design, Shane Foley and Kerry Hudson for the City of Charles Sturt, January 2006). The height will remain similar to that of the existing building, reaching a total of 10 metres above the ground level to the tip of the northern roof, and 11 metres for the southern roofs. The redevelopment does not propose a change in land use, nor does it propose significant increase in height, bulk or scale on the site.

The proposed building design incorporates carefully placed windows to ensure that maximum cross-ventilation can be achieved, reducing the need for air-conditioning. Shading is provided by the balcony and veranda to protect the western facing windows from direct sunlight.

The sites close proximity to Henley Square necessitates careful addressing of the public realm. This design uses its northern roof to open the building, to make it inviting, as opposed to the current building which turns its back to the public realm. The proposed public clock (to be provided by council - if approved) further affirms the civic nature of this building. Transparency is provided through the northern windows to allow the public to engage with the building, whilst also allowing the building to complement the prevailing character of the residential dwellings located on the Esplanade to the south.

The redevelopment provides additional glazing on all levels of the building, increasing the capacity for passive surveillance over the beach front, the Esplanade and Henley Square.

The proposal is consistent with the Council Wide Design and Appearance Objective 1, 2 and 3 and Principle of Development 1, 2, 3,4, 5, 6, 8, 9, 10, 11, 12, 13, 14, 15, 16, 17, 19,24 and 27.


Objective 1: Development of a high architectural standard that responds to and reinforces positive aspects of the local environment and built form.

Objective 2: Roads, open spaces, buildings and land uses laid out and linked so that they are easy to understand and navigate.

Objective 3: Development designed so that different activities associated with the land use are properly integrated in an orderly manner within the site and with respect to the surrounding land uses and street patterns.

PDC I The design of a building may be of a contemporary nature and exhibit an innovative style provided the overall form is sympathetic to the scale of development in the locality and with the context of its setting with regard to shape, size, materials and colour.

PDC 2 Adequate access should be provided to the rear of any site for seivicing purposes, especially where a building does not extend to the rear boundary.

PDC 3 Development should have regard to the following design elements in the context of the desired character of the locality:

(a) setbacks from boundaries

S (b) height

(c) bulk and scale

(d) external materials, patterns, textures and colours

(e) ground-floor height above natural ground level

(f) roof form and pitch

(g) verandas, eaves and signage

(h) driveway crossovers, fence style and alignment

(I) streetscape.

PDC 4 Buildings should be designed and sited to avoid creating extensive areas of uninterrupted walling facing areas exposed to public view.

PDC 5 Buildings should be designed to reduce their visual bulk

and provide visual interest through design elements such as:

(a) articulation

(b) colour and detailing

(c) small vertical and horizontal components

(d) design and placing of windows

(e) variations to facades.

PDC 6 Where a building is sited on or close to a side boundary, the side boundary wall should be sited and limited in length and height to minimise:

(a) the visual impact of the building as viewed from

• adjoining properties

(b) overshadowing of adjoining properties and allow adequate natural light to neighbouring buildings.

PDC 8 The external walls and roofs of buildings should not incorporate highly reflective materials which will result in glare.

PDC 9 Structures to house plant and equipment should form an integral part of the building design in relation to external finishes, shaping and colours.

PDC 10 Building design should emphasise pedestrian entry points to provide perceptible and direct access from public street frontages and vehicle parking areas.

• PDC 11 Development should provide clearly recognisable links to adjoining areas and facilities.

PDC 12 Buildings, landscaping, paving and signage should have a coordinated appearance that maintains and enhances the visual attractiveness of the locality.

PDC 13 Buildings (other than ancillary buildings or group dwellings) should be designed so that their main façade faces the primary street frontage of the land on which they are situated.

PDC 14 Where applicable, development should incorporate verandas over footpaths to enhance the quality of the pedestrian environment.

PDC 15 Development should be designed and sited so that outdoor

storage and service areas are screened from public view by an appropriate combination of built form, solid fencing or landscaping.

PDC 16 Outdoor lighting should not result in light spillage on adjacent land.

PDC 17 Balconies should:

(a) be integrated with the overall architectural form and detail of the building

(b) be sited to face predominantly north, east or west to provide solar access

(c) have a minimum area of 2 square metres.

.

PDC 19 The setback of buildings from public roads should:

(a) be similar to, or compatible with, setbacks of buildings on adjoining land and other buildings in the locality

(b) contribute positively to the streetscape character of the locality

(C) not result in or contribute to a detrimental impact upon the function, appearance or character of the locality.

PDC 24 The facade of new development that utilises a multi-level design should include all of the following:

(a) a clearly defined base, middle and top

• (b) well balanced vertical and horizontal proportions

(c) well proportioned and spaced windows

(d) architectural features which give human scale at street level, such as entrance porches

(e) pergolas in private gardens and fences

(t) well balanced projections and recessed sections of balconies with careful consideration given to materials and finishes

(g) the breaking up of large, horizontal facades into smaller, articulated sections, where the proportion of solid to void is at a human scale.

6.3 Amenity

The proposed redevelopment will improve the amenity levels experienced within Henley Square. The Henley SLSC has required upgrading since 2003, and has fallen into a dilapidated, unattractive state. The redevelopment will revive not only the club, but will improve the amenity of the entire Henley Square waterfront.

The proposed building is of a similar height to that of the existing structure, and thus will have a negligible impact on the extent of overshadowing for surrounding areas. Overshadowing the foreshore will be minimal, with the three level building creating only minor shadows to the west in the early morning.

The increased use of glass will result in improved permeability to the facade,

• and therefore a brighter, less imposing structure. The lighter tones will also act to brighten the outlook of the locality.

The redevelopment anticipates a small increase in the footprint of the building, resulting in a limited impact on the ocean views of those buildings to the east of the site. The sites that will be most affected are the dwelling at 245 Esplanade, and the building formerly operating as the Morska Vila café. These sites are directly behind the existing structure, and currently have some ocean views to the south and west. These properties will retain ocean views; however these will be clipped slightly by the southern edge of the proposed building. No public views of the foreshore will be affected. The proposed redevelopment, in our view is consistent with Coastal Zone Objective 2, and Council wide Objective 97, and Principles of Development Controls 311 and 276.

Interface between Land Uses

Objective 1: Development located and designed to prevent adverse impact and conflict between land uses.

Objective 2: Protect community health and amenity and support the operation of all desired land uses.

PDC I Development should not detrimentally affect the amenity of the locality or cause unreasonable interference through any of the following:

(a) the emission of effluent, odour, smoke, fumes, dust or other airborne pollutants

(b) noise

(c) vibration

(d) electrical interference

(e) light spill

(f) glare

(g) hours of operation

(h) traffic impacts.

PDC 2 Development should be designed and sited to minimise negative impact on existing and potential future land uses considered appropriate in the locality.

PDC 3 Development adjacent to a Residential Zone or residential area should be designed to minimise overlooking and overshadowing of nearby residential properties.

O PDC 6 Loading and unloading areas should not detrimentally impair the amenity of any residential or similarly sensitive zone.

PDC 8 Development should be designed, constructed and sited to minimise negative impacts of noise and to avoid unreasonable interference.

6.3.1 Landscaping and Significant Trees

The two existing Norfolk Island Pine Trees on the subject land will be retained. The two trees, particularly the larger tree, is a landmark feature of the urban waterfront in metropolitan Adelaide, and its presence creates a continuous visual link along the foreshore. Due care will be taken during demolition and construction of the proposed development to minimise the risk

• of damage to this tree. This results in the development being compliant with Council Wide Significant Trees Objective 1 and 2 and Principles of Development Controls 1, 2, 3 and 4. A tree assessment report is contained within this planning statement as Appendix C.

Significant Trees

Objective 1: The conservation of significant trees, in Metropolitan Adelaide, that provide important aesthetic and environmental benefit.

Objective 2: The conservation of significant trees in balance with achieving appropriate development.

PDC I Development should preserve the following attributes where a significant tree demonstrates at least one of the following attributes:

(a) makes an important contribution to the character or amenity of the local area; or

(b) is indigenous to the local area and its species is listed under the National Parks and Wildlife Act

1972 as a rare or endangered native species

(c) represents an important habitat for native fauna

(d) is part of a wildlife corridor of a remnant area of native vegetation

(e) is important to the maintenance of biodiversity in the local environment

(f) forms a notable visual element to the landscape of the local area.

PDC 2 Development should be undertaken so that it has a minimum adverse effect on the health of a significant tree.

PDC 3 Significant trees should be preserved, and tree-damaging activity should not be undertaken, unless:

(a) in the case of tree removal:

(i) the tree is diseased and its life expectancy is short; or

(ii) the tree represents an unacceptable risk to public or private safety; or

(iii) the tree is within 20 metres of a residential, tourist accommodation or habitable building and is

a bush fire hazard within a Bush fire Prone Area; or

(iv) the tree is shown to be causing or threatening to cause substantial damage to a substantial

building or structure of value; and

(v) all other reasonable remedial treatments and measures have been determined to be

ineffective; and

(vi) it is demonstrated that all reasonable alternative development options and design solutions

have been considered to prevent substantial tree-damaging activity occurring.

(b) in any other case:

(i) the work is required for the removal of dead wood, treatment of disease, or is in the general

interests of the health of the tree; or

(ii) the work is required due to unacceptable risk to public or private safety; or

(iii) the tree is shown to be causing or threatening to cause damage to a substantial building or

structure of value; or

(iv) the aesthetic appearance and structural integrity of the tree is maintained; or

(v) it is demonstrated that all reasonable alternative development options and design solutions

have been considered to prevent substantial tree-damaging activity occurring.

. PDC 4 Development involving ground work activities such as excavation, filling, and sealing of surrounding surfaces (whether such work takes place on the site of a significant tree or othe,wise) should only be undertaken where the aesthetic appearance, health and integrity of a significant tree, including its root system, will not be adversely affected.

6.4 Coastal Areas

Preliminary comment from the Coast Protection Board is contained within this planning statement as Appendix D.

The presence of the Henley SLSC is reassuring for the community, allowing swimmers and on-lookers to feel secure and safe in the water, and therefore, enhancing the public enjoyment of the beach. The proposed redevelopment does not inhibit public access to the beach, and is located in such a position as to link into the higher density development on Henley Square, preventing construction of ad hoc development. The proposed development is appropriately located in a beach front location within the Coastal Open Space Zone. The siting and design of the proposal will not introduce any new impacts upon the coastal environment, or natural coastal processes, nor will it be subject to coastal hazards, cognisant of the open nature of the ground floor design. It is therefore considered that the proposed redevelopment meets the Coastal Open Space Zone Principle of Development Control 5, Council Wide Coastal Areas Objectives 1, 2, 3, 4, 5, 6, 7, 8 and 9 and Principle of Development Control 1, 2, 3, 4, 5, 7, 8, 9, 10, 11, 17, 18, 19, 20, 22, 24, 29 and 30.


PDC 5 Maintenance of safe and convenient pedestrian access between the beach and adjoining development.

Coastal Areas

Objective 1: The protection and enhancement of the natural coastal environment, including environmentally important features of coastal areas such as man groves, wetlands, sand dunes, cliff-tops, native vegetation, wildlife habitat shore and estuarine areas.

Objective 2: Protection of the physical and economic resources of the coast from inappropriate development.

Objective 3: Preseniation of areas of high landscape and amenity value including stands of vegetation, shores, exposed cliffs, headlands, islands and hill tops, and areas which form an attractive background to urban and tourist areas.

Objective 4: Development that maintains and/or enhances public access to coastal areas with minimal impact on the environment and amenity.

Objective 5: Development only undertaken on land which is not subject to or that can be protected from coastal hazards including inundation by storm tides or combined storm tides and stormwater, coastal erosion or sand drift, and probable sea level rise.

Objective 6: Development that can accommodate anticipated changes in sea level due to natural subsidence and probable climate change during the first 100 years of the development.

Objective 7: Development which will not require, now or in the future, public expenditure on protection of the development or the environment.

Objective 8: Management of development in coastal areas to sustain or enhance the remaining natural coastal environment.

Objective 9: Low intensity recreational uses located where environmental impacts on the coast will be minimal.

PDC I Development should be compatible with the coastal environment in terms of built-form, appearance and landscaping including the use of walls and low pitched roofs of non-reflective texture and natural earth colours.

PDC 2 The coast should be protected from development that would adversely affect the marine and onshore coastal environment, whether by pollution, erosion, damage or depletion of physical or biological resources, interference with natural coastal processes or any other means.

PDC 3 Development should not be located in delicate or environmentally-sensitive coastal features such as sand dunes, cliff-tops, wetlands or substantially intact strata of native vegetation.

PDC 4 Development should not be undertaken where it will create or aggravate coastal erosion, or where it will require coast protection works which cause or aggravate coastal erosion.

PDC 5 Development should be designed so that solid / fluid wastes and storm water runoff is disposed of in a manner that will not cause pollution or other detrimental impacts on the marine and on-shore environment of coastal areas.

PDC 7 Development should be designed and sited so that it does not prevent natural landform and ecological adjustment to changing climatic conditions and sea levels and should allow for the following:

(a) the unrestricted landward migration of coastal wetlands

(b) new areas to be colonised by man groves, samphire and wetland species

(c) sand dune drift

(d) where appropriate, the removal of embankments that interfere with the abovementioned processes.

PDC 8 Development should maintain or enhance public access to and along the foreshore.

. PDC 9 Development should provide for a public thoroughfare between the development and any coastal reserve.

PDC 10 Other than small-scale infill development in a predominantly urban zone, development adjacent to the coast should not be undertaken unless it has, or incorporates an existing or proposed public reserve, not including a road or erosion buffer, of at least 50 metres width between the development and the Iandward toe of the frontal dune or the top edge of an escarpment. If an existing reserve is less than 50 metres wide, the development should incorporate an appropriate width of reserve to achieve a total 50 metres wide reserve.

PDC 11 Except where otheniviso specified in a particular zone or policy area, buildings on land abutting coastal reserves should be set back either a distance of 8 metres from any boundary with the reserve or in line with adjacent development, whichever is the greater distance.

PDC 17 Development and its site should be protected against the standard sea-flood risk level which is defined as the I in 100 year average return intenial flood extreme sea level (tide, stormwater and associated wave effects combined), plus an allowance for land subsidence for 50 years at that site.

PDC 19 Buildings to be sited over tidal water or which are not capable of being raised or protected by flood protection measures in future, should have a floor level of at least 1.25 metres above the standard sea flood risk level.

PDC 20 Development that requires protection measures against coastal erosion, sea or storm water flooding, sand drift or the management of other coastal processes at the time of

•

development, or in the future, should only be undertaken if all of the following apply:

(a) the measures themselves will not have an adverse effect on coastal ecology, processes, conservation, public access and amenity.

(b) the measures do not nor will not require community resources, including land, to be committed.

(c) the risk of failure of measures such as sand management, levee banks, flood gates, valves or stormwater pumping, is acceptable relative to the potential hazard resulting from their failure.

(d) binding agreements are in place to cover future construction, operation, maintenance and management of the protection measures. •

PDC 22 Development should be set back a sufficient distance from the coast to provide an erosion buffer which will allow for at least 100 years of coastal retreat for single buildings or small scale developments, or 200 years of coastal retreat for large scale developments (ie new townships) unless either of the following applies:

(a) the development incorporates appropriate private coastal protection measures to protect the development and public reserve from the anticipated erosion.

(b) the council is committed to protecting the public reserve and development from the anticipated coastal erosion.

PDC 24 Development should not occur where essential services cannot be economically provided and maintained having

regard to flood risk and sea level rise, or where emergency vehicle access would be prevented by a I in 100 year average return inte,val flood event, adjusted for 100 years of sea level rise.

PDC 29 Development along the coast should be in the form of in fill in existing developed areas or concentrated into appropriately chosen nodes and not be in a scattered or linear form.

PDC 30 Development of a kind or scale (eg commercial or large- scale retail) that does not require a coastal location and would not significantly contribute to the community's enjoyment of the coast should not be located in coastal areas.

• 6.4.1 Sea Wall

The development proposes to retain the existing sea wall.

The sea wall will protect the building from possible damage resulting from rising sea levels. Whilst we appreciate the need to plan for possible changing circumstances in the future, we feel that the development proposal sufficiently addresses the concern of possible flooding in the event of rising sea levels.

The Coast Protection Board has indicated that overtopping is a minor hazard, and presents concerns that with raised sea levels there will be the possibility of overtopping during a storm having the ability to cause some structural damage. The construction materials proposed for the redevelopment will be of the highest quality and strength to minimise this risk. It is unlikely that the operation of the club will be affected by any overtopping that may occur during these severe storms. Materials at lower levels are predominately pre-cast concrete designed to comply with the Australian Standard for concrete structures subjected to a marine environment.

The design of the proposed development is such that any potential overtopping will not have a detrimental affect on the building. This will be achieved through the ground floor being open in nature and being reserved for storage use only.

The proposal generally satisfies Council Wide Hazard Objectives I and 2 and Principles of Development Control 1, 2, 5 and 6.

Hazard

Objective 1: Maintenance of the natural environment and systems by limiting development in areas susceptible to natural hazard risk.

Objective 2: Development located away from areas that are vulnerable

to, and cannot be adequately and effectively protected from the risk of natural hazards.

PDC I Development should:

(a) be excluded from areas that are vulnerable to, and cannot be adequately and effectively protected from, the risk of natural hazards

(b) be sited, designed and undertaken with appropriate precautions being taken against fire, flood, coastal flooding, storm surge, landslip, earthquake, toxic emissions or other hazards such as vermin

(c) not occur on land where the risk of flooding is likely to be harmful to safety or damage property.

• PDC 2 There should not be any significant interference with natural processes in order to reduce the exposure of development to the risk of natural hazards.

PDC 5 Development should not be undertaken in areas liable to inundation by tidal, drainage or flood waters unless the development can achieve all of the following:

(a) it is developed with a public stormwater system capable of catering for a I in 100 year average return interval flood event

(b) buildings are designed and constructed to prevent the entry of floodwaters in a I in 100 year average return interval flood event.

• PDC 6 Development, including earth works associated with development, should not do any of the following:

(a) impede the flow of floodwaters through the land or other surrounding land

(b) occur on land where the risk of flooding is unacceptable having regard to personal and public safety and to property damage

(c) increase the potential hazard risk to public safety of persons during a flood event

(d) aggravate the potential for erosion or siltation or lead to the destruction of vegetation during a flood

(e) cause any adverse effect on the floodway function

(f) increase the risk of flooding of other land

(g) obstruct a watercourse.

6.5 Heritage

The Henley SLSC site is adjacent to the Henley Square Historic (Conservation) Policy Area 51. The site is located approximately 50 metres from the State Heritage Listed Henley Jetty, and is in the vicinity of eight (8) Local Heritage Places on Henley Square. Only one (1) of these Local Heritage Places is visible from the Henley SLSC site, this being the former kiosk at 255 The Esplanade. The proposed SLSC redevelopment will provide a built form that is more complementary and compassionate to the historic nature of Policy Area 51. The proposed building contains various harmonizing features, to create a smoother transition between zones, whilst not attempting to replicate or mimic the historical form. The building will be of a similar height and scale to those buildings fronting Henley Square, and will present an

• unobtrusive façade. The replacement of the present ageing building with this more attractive and modern proposal will add value to the nearby heritage places. The proposed redevelopment will have minimal impact on the Henley Jetty. As such, the proposal satisfies Council Wide Heritage Places Objective I and Principle of Development Control 7 and Council Wide Historic Conservation Area Objective 1, 2, 3, 4 and 5.

Heritage Places

Objective 1: The conservation of State and local heritage places.

PDC 7 Development that materially affects the context within which the heritage place is situated should be compatible with the heritage place. It is not necessary to replicate historic detailing, however design elements that should be compatible include, but are not limited to:

(a) scale and bulk

(b) width of frontage

(c) boundary setback patterns

(d) proportion and composition of design elements such as roofilnes, openings, fencing and landscaping

(e) colour and texture of external materials.

Historic Conservation Area

Objective 1: The conservation of areas of historical significance.

Objective 2: Development that promotes, conserves and enhances the cultural significance and historic character of identified places and areas.

Objective 3: Development that complements the historic significance of the area.

Objective 4: The retention and conservation of places such as land, buildings, structures and landscape elements that contribute positively to the historic character of the area.

Objective 5: Development that contributes to the desired character.

6.6 Community Facility

The proposed development will be a community facility operated by the Henley SLSC. The facility plays an important role in the region, and is responsible for the saving of many lives each year. Notwithstanding the fact that the Henley club only has tenure over the subject land a study undertaken by the Club in response to Council's recommendation of alternative sites has

• shown that the present location of the Henley SLSC is the most feasible and suitable site for the Club's continuing operations. Henley Square and the surrounding vicinity is the area with the highest risk to swimmers due to its popularity, especially during the summer months, and it is therefore logical that the Henley SLSC's services can be best provided from this location. The study established that Henley SLSC requires a coastal location due to the nature of its operations, along with the safety issues that would arise with the need for club members (including children) to traverse multiple roads, with equipment, to reach the water front. The proposed redevelopment therefore meets Council Wide Community Facilities Objectives 1 and 2 and Principles of Development Controls 1, 2 and 3.

Community Facilities

Objective 1: Location of community facilities including social, health, welfare, education and recreation facilities where they are conveniently accessible to the population they serve.

Objective 2: The proper provision of public and community facilities including the reservation of suitable land in advance of need.

PDC I Community facilities should be sited and developed to be accessible by pedestrians, cyclists and public and community transport.

PDC 2 Community facilities should be integrated in their design to promote efficient land use.

PDC 3 Design of community facilities should encourage flexible and adaptable use of open space and facilities to meet the needs of a range of users over time.

6.7 Access

The proposed redevelopment will improve the access to the beach by Surf Life Savers and other Henley SLSC members. Public access to the beach is maintained by the two access stairs located to the north and the south of the building. In this way public access to the beach will be maintained, at all times.

As cited earlier in this application the car parking requirements are not expected to change with the redevelopment. A car park is located on the northern side of Henley Square, and provides 94 car parks. Council also provides a large number of car parks at the Esplanade's cul-de-sac increasing the total number of car parking available for public use.

The redevelopment is adjacent to the 'Coast Park' path and will contribute to the amenity of cyclists and pedestrians utilising the Henley Beach section of the path. Henley SLSC members will be able to secure/store bicycles on site in the redeveloped clubrooms.

The proposed redevelopment is not expected to have any changed impacts on traffic. The redevelopment will however improve the existing traffic conditions, by allowing for adequate space for emergency vehicles and vehicles towing trailers to turn around using the private road, maximising safety for the drivers of the vehicles and pedestrians and other road users. This will also increase efficiency for emergency service vehicles.

In this regard the proposal satisfies Council Wide Transportation and Access Objective 2 and Principles of Development Control 1, 9, 14, 21, 22, 23, 24, 25, 26, 37, 38, 39, 40, 41,42,43 and 44.


Objective 2 Development that:

(a) provides safe and efficient movement for all motorised and non-rn otorised transport modes

(b) ensures access for vehicles including emergency services, public infrastructure maintenance and commercial vehicles

(c) provides off street parking

(d) is appropriately located so that it supports and makes best use of existing transport facilities and networks.

PDC I Land uses arranged to support the efficient provision of sustainable transport networks and encourage their use.

PDC 9 Development should provide safe and convenient access for all anticipated modes of transport including cycling, walking, public transport, and motor vehicles.

PDC 14 Development should make sufficient provision on site for the loading, unloading and turning of all traffic likely to be generated.

PDC 21 Developments should encourage and facilitate cycling as a mode of transport by incorporating end-of journey facilities including:

(a) showers, changing facilities, and secure lockers

(b) signage indicating the location of bicycle facilities

(c) secure bicycle parking facilities provided at the rate of 3 spaces per 50 employees.

S PDC 22 Pedestrian facilities and networks should be designed and provided in accordance with relevant provisions of the Australian Standards and Austroads Guide to Traffic Engineering Practice Part 13.

PDC 23 Pedestrian facilities and networks should be designed and provided in accordance with relevant provisions of the Australian Standards and Austroads Guide to Traffic Engineering Practice Part 13.

PDC 24 Development should have direct access from an all weather public road.

PDC 25 Development should be provided with safe and convenient access which:

(a) avoids unreasonable interference with the flow of traffic on adjoining roads

(b) accommodates the type and volume of traffic likely to be generated by the development or land use and minimises induced traffic through over-provision

(c) is sited and designed to minimise any adverse impacts on the occupants of and visitors to neighbouring properties.

PDC 26 Development should not restrict access to publicly owned land.

PDC 37 Development should be sited and designed to provide convenient access for people with a disability.

PDC 38 Parking for people with disabilities should be located next to the public or principal entrance to the development.

PDC 39 Access to and from car parking for people with disabilities should be in by means of a continuous path of travel in accordance with Australian Standard AS 1428.

PDC 40 VVhere appropriate and practical, development should provide for safe and convenient access to the coast and beaches for disabled persons.

PDC 41 Development should provide off-street vehicle parking and specifically marked disabled car parking places to meet anticipated demand in accordance with Table ChSt/2 - Off Street Vehicle Parking Requirements.

PDC 42 Development should be consistent with Australian Standard AS 2890 Parking facilities.

• PDC 43 Vehicle parking areas should be sited and designed in a manner that will:

(a) facilitate safe and convenient pedestrian linkages to the development and areas of significant activity or interest in the vicinity of the development

(b) include safe pedestrian and bicycle linkages that complement the overall pedestrian and cycling network

(c) not inhibit safe and convenient traffic circulation

(d) result in minimal conflict between customer and service vehicles

(e) avoid the necessity to use public roads when moving from one part of a parking area to another

(f) minimise the number of vehicle access points to public roads

(g) avoid the necessity for backing onto public roads

(h) where reasonably possible, provide the opportunity for shared use of car parking and integration of car parking areas with adjoining development to reduce the total extent of vehicle parking areas and the requirement for access points

(I) not dominate the character and appearance of a centre when viewed from public roads and spaces

(/) provide landscaping that will shade and enhance the appearance of the vehicle parking areas

PDC 44 Vehicle parking areas should be designed to reduce opportunities for crime by:

(a) maximising the potential for passive surveillance by

ensuring they can be overlooked from nearby buildings and roads

(b) incorporating walls and landscaping that do not obscure vehicles or provide potential hiding places

(C) being appropriately lit

(d) having clearly visible walkways.

7 Conclusion

The Minister for Emergency Services as the State Agency proposes to develop a replacement clubroom facility at the current Henley Square premises of the Henley SLSC, in accordance with section 49 (2) (a) of the

.

Development Act 1993. The proposed development is considered to be in keeping with the relevant Development Plan for the following reasons:

The proposal is an envisaged land use for the zone;

• The proposed community facility is to be sited in an appropriate beach front location;

• The proposal has been architecturally designed, with the built form, colours and materials considered complementary to Henley Square;

• The replacement building exhibits similar building proportions to that which exists currently;

• The proposed development is for the benefit of the public, rather than a private end use; and

• The design incorporates appropriate measures to minimise the risk of flooding.

For these reasons, we are of the view that the proposed development satisfies the desired outcomes of the Development Plan and recommend that Development Plan consent be granted for the proposed development.

SEARCH OF CROWN RECORD * VOLUME 5753 FOLIO 898 *

COST $18.00 (GET exempt ) NO PARENT TITLE REGION : EMAIL AUTHORITY : RT 8862471 AGENT : CFSIP BOX NO : 000 DATE OF ISSUE : 06/04/2000 SEARCHED ON : 13/05/2010 AT : 09:07:47 REGISTRATION : 1

OWNER

THE CROWN

CUSTODIAN

CITY OF CHARLES STURT OF P0 BOX 1 WOODVILLE SA 5011

DESCRIPTION OF LAND

SECTION 1650 HUNDRED OF YATALA IN THE AREA NAMED HENLEY BEACH

TOTAL AREA: 673 SQUARE METRES CALCULATED

EASEMENTS

NIL

SCHEDULE OF INTERESTS

LAND DEDICATED FOR CLUBROOM PURPOSES PURSUANT TO THE CROWN LANDS ACT, 1929 BY GAZETTE 1.12.1983

NOTATIONS

DOCUMENTS AFFECTING THIS TITLE

NIL

REGISTRAR-GENERAL' S NOTES

NIL

CONT.

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SEARCH OF CROWN RECORD

REGION EMAIL AGENT : CFSIP BOX NO : 000 SEARCHED ON : 13/05/2010 AT : 09:07:47

* VOLUME 5753 FOLIO 898 *

NO PAPENT TITLE AUTHORITY : RT 8862471 DATE OF ISSUE : 06/04/2000 REGISTRATION : 2.

ADMINISTRATIVE INTERESTS AND CROWN NOTES

PLANNING COMM CONDITION SEE DEPT OF E & P 240/0114/93

.

END OF TEXT.

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