Post on 04-Jan-2017
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Metro Central Joint Development Assessment Panel Agenda
Meeting Date and Time: 27 October 2015; 3:30pm Meeting Number: MCJDAP/131 Meeting Venue: City of Melville 10 Almondbury Road Booragoon Attendance
DAP Members Mr Charles Johnson (Presiding Member) Mr Ian Birch (Deputy Presiding Member) Mr Luigi DAlessandro (Specialist Member) Cr Nicole Foxton (Local Government Member, City of Melville) Cr Cameron Schuster (Local Government Member, City of Melville) Officers in attendance Ms Joanne Wardell-Johnson (City of Melville) Local Government Minute Secretary Ms Lucy Barrett (City of Melville) Applicants and Submitters Mr Ben Doyle (Planning Solutions) Mr Michael Willcock (Taylor Burrell Barnett) Mr Matt Middleton (McDonald Jones Architects) Mr James Thompson (McDonald Jones Architects) Mr Jon Sparks (Stirling Capital) Members of the Public Nil 1. Declaration of Opening
The Presiding Member declares the meeting open and acknowledges the past and present traditional owners and custodians of the land on which the meeting is being held.
2. Apologies
Nil
3. Members on Leave of Absence
Nil
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4. Noting of Minutes
The Minutes of the Metro Central Meeting No.130 held on 26 October 2015 were not available at time of Agenda preparation.
5. Declarations of Due Consideration
Any member who is not familiar with the substance of any report or other information provided for consideration at the DAP meeting must declare that fact before the meeting considers the matter.
6. Disclosure of Interests
Nil
7. Deputations and Presentations
7.1 Mr Michael Willcock (Taylor Burrell Barnett) presenting against the
application at Item 8.1. The presentation will address concerns of the development with regards to the developments cumulative impact on amenity from bulk and scale.
7.2 Mr Matt Middleton (McDonald Jones Architects), Mr James Thompson
(McDonald Jones Architects), Mr Jon Sparks (Stirling Capital) and Mr Ben Doyle (Planning Solutions) presenting for the application at Item 8.1. The presentation will support the application.
Mr Ben Doyle (Planning Solutions) and Mr Marcello Carbone (Carbone
Robinson Design) presenting for the application at Item 8.2. The presentation will support the proposal.
8. Form 1 - Responsible Authority Reports DAP Application
8.1 Property Location: Lots 1-6 on Strata Plan 14488 (20) Ogilvie
Road, Lot 180 (18) Ogilvie Road, Lots 1-2 on Strata Plan 7618 (63-63A) Kishorn Road and Lot 702 (65) Kishorn Road, Mount Pleasant
Application Details: Twenty Storey Mixed Use Development (Three Office Tenancies, Two Community Benefit Tenancies, Small Bar & 231 Multiple Dwellings)
Applicant: Planning Solutions Owner: A Mason, P & P Rushton, P Cunningham, M
Cooper, M & M Cartwright, S Abbott, Kishorn Road Apartments P/L
Responsible authority: City of Melville DoP File No: DAP/15/00824
8.2 Property Location: Lot 327 (No. 8) Willcock Street, Ardross Application Details: Three Storey Mixed Use Development Applicant: Planning Solutions Owner: 8 Willcock Pty Ltd Responsible authority: City of Melville DoP File No: DAP/15/00825
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9. Form 2 Responsible Authority Reports - Amending or cancelling DAP development approval
Nil
10. Appeals to the State Administrative Tribunal Nil
11. General Business / Meeting Closure
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Form 1 - Responsible Authority Report (Regulation 12)
Property Location: Lots 1-6 on Strata Plan 14488 (20) Ogilvie Road, Lot 180 (18) Ogilvie Road, Lots 1-2 on Strata Plan 7618 (63-63A) Kishorn Road and Lot 702 (65) Kishorn Road, Mount Pleasant
Application Details: Twenty Storey Mixed Use Development (Three Office Tenancies, Two Community Benefit Tenancies, Small Bar & 231 Multiple Dwellings)
DAP Name: Metro Central JDAP Applicant: Planning Solutions Owner: A Mason, P & P Rushton, P
Cunningham, M Cooper, M & M Cartwright, S Abbott, Kishorn Road Apartments P/L
LG Reference: DA-2015-659 Responsible Authority: City of Melville Authorising Officer: Steve Cope
Director Urban Planning City of Melville
Department of Planning File No: DAP/15/00824 Report Date: 14 October 2015 Application Receipt Date: 17 June 2015 Application Process Days: 140 days Attachment(s): 1. Revised Development Plans
(received 21 August 2015) 2. Revised Perspectives (received 21
August 2015) 3. Revised Transport Statement
(received 21 August 2015) (Transcore)
4. Landscape Concept Plan (received 21 August 2015) (Tim Davies Landscaping)
5. Waste Management Plan (dated 9 June 2015) (encycle consulting)
6. Public Art Strategy (dated May 2015) (FORM)
7. Pedestrian Wind Statement (dated 5 June 2015) (WindTech)
8. Revised Green Star Assessment Report (dated September 2015) (Lucid Consulting)
9. City of Melville Minutes from the Special Meeting of Council held 15
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October 2015 Recommendation: That the Metro Central JDAP resolves to: Approve DAP Application reference DAP/15/00824 and accompanying plans (DA 00 - DA 03 Rev C, DA 04 Rev B, DA 05 Rev A, DA 06 - DA 07 Rev B, DA 08 - DA 15 Rev D, DA 20 - DA 22 Rev D, DA 30 - DA 33 Rev D received 21 August 2015) in accordance with Community Planning Scheme No. 5, subject to the following conditions: Conditions
1. This decision constitutes planning approval only and is valid for a period of four years from the date of approval. If the subject development is not substantially commenced within the four year period, the approval shall lapse and be of no further effect, subject to consideration of an application for extension submitted within the approved timeframe.
2. All stormwater generated on site is to be retained on site.
3. Prior to the commencement of development, a Car Parking Management Plan shall be submitted to and approved in writing by the Manager Statutory Planning. The car park shall operate in accordance with the approved Car Parking Management Plan in perpetuity.
4. Prior to the commencement of development, a Management Plan for the
operation of the End of Trip Facilities and public bicycle parking shall be submitted to and approved in writing by the Manager Statutory Planning. The End of Trip Facilities and public bicycle parking shall operate in accordance with the approved Management Plan in perpetuity.
5. Prior to the initial occupation of the development, all parking bay/s
(including 1 loading bay, 2 ACROD bays, 11 motorcycle / scooter bays), manoeuvring areas, driveway/s and points of ingress and egress shall be provided in accordance with the approved plans to the satisfaction of the Manager Statutory Planning. The bays shall thereafter be retained for the life of the development.
6. The development shall be serviced by commercial vehicle crossovers
only and constructed prior to the initial occupation of the development in accordance with the Councils latest standards and specifications to the satisfaction of the Manager Statutory Planning.
7. No development or landscaping over 0.6m in height is to be located
within the 1.5m x 1.5m sightline truncation where the vehicle access point meets the road reserve to the satisfaction of the Manager Statutory Planning.
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8. Lighting is to be provided to all car parking areas and the exterior
entrances to all buildings in accordance with Australian Standard AS 1158.3.1 (Cat. P). All external lighting to be hooded and oriented so that the light source is not directly visible to the travelling public or abutting development.
9. All external clothes drying facilities shall be screened from public view to
the satisfaction of the Manager Statutory Planning.
10. Prior to the initial occupation of the development, a signage strategy shall be submitted to and approved in writing by the Manager Statutory Planning. The strategy shall demonstrate how the future signage requirements for all uses are to be accommodated. Once approved, the signage strategy will inform the future assessment of applications for signage on the development.
11. Prior to the commencement of the development, a detailed landscaping
and reticulation plan to implement the proposed landscaping and streetscape upgrades shall be submitted to and approved in writing by the Manager Statutory Planning. This plan is to include details of (but not limited to):
(a) The location, number and type of proposed trees and shrubs
including size and planting density; (b) Any lawns to be established; (c) Any existing vegetation and/or landscaped areas to be retained; (d) Any verge treatments including paving in accordance with Councils
specifications; (e) Street furniture; and (f) Bike racks The streetscape upgrades are to be undertaken in accordance with Council specifications and once approved are to be implemented prior to initial occupation of the development to the satisfaction of the Manager Statutory Planning. The approved landscaping shall be fully implemented within the first available planting season after the initial occupation of the development and maintained thereafter to the satisfaction of the Manager Statutory Planning. Any species which fail to establish within the first two planting seasons following implementation shall be replaced in accordance with the Citys requirements.
12. The development is to be constructed and operated in accordance with
the Waste Management Plan hereby approved.
13. Prior to the commencement of works, details of the exterior colours, materials and finishes are to be submitted to and approved in writing by the Manager Statutory Planning. The development shall be constructed in accordance with those approved details.
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14. The removal of, or permanent covering of the ground floor commercial
tenancy windows and openings with reflective or heavily tinted glazing and the use of solid blinds is not permitted. Windows at ground floor level shall remain visually permeable at all times.
15. A Construction Management Plan is to be prepared by the applicant and
submitted to the Manager Statutory Planning for approval at least 30 days prior to the commencement of works. The Construction Management Plan shall detail how the construction of the development will be managed including the following: public safety and site security; hours of operation, noise and vibration controls; air and dust management; stormwater, groundwater and sediment control; waste and material disposal; traffic management plans for the various phases of the construction,
including any proposed road closures; the parking arrangements for contractors and sub-contractors; on-site delivery times and access arrangements; the storage of materials and equipment on site (no storage of
materials on the verge will be permitted) ; and any other matters likely to impact upon the surrounding properties or
road reserve. Once approved, the development is to be constructed in accordance with the Construction Management Plan to the satisfaction of the Manager Statutory Planning.
16. Temporary structures, such as prefabricated or demountable offices,
portable toilets and skip bins necessary to facilitate storage, administration and construction activities are permitted to be installed within the property boundaries of the subject site(s) for the duration of the construction period. These structures must not obstruct vehicle sight lines Temporary structures are to be removed prior to initial occupation of the development.
17. Prior to commencement of the development the applicant shall arrange
payment for the removal and replacement costs of street trees in accordance with Council Policy-029: Street Tree Policy to the satisfaction of the Manager Statutory Planning.
18. Prior to the commencement of works, an Acoustic report is to be
prepared by a suitably qualified Acoustic Consultant and submitted to the City for the approval of the Manager Statutory Planning the Acoustic Report shall demonstrate compliance with the Assigned Noise Levels contained in the Environmental Protection (Noise) Regulations 1997.
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19. Prior to the commencement of works, a scheme for the provision of
Public Art shall be submitted to and approved in writing by the Manager Statutory Planning in consultation with the Citys Public Art Panel. Once approved, the Public Art shall be provided in accordance with Council Policy 085: Provision of Art in Development Proposals and the Canning ridge Structure Plan prior to the initial occupation of the development to the satisfaction of the Manager Statutory Planning. Alternatively, the public art contribution may be satisfied by a cash-in-lieu payment at the same rate, made prior to the commencement of works.
20. Subject to the other conditions of this approval, the community benefit
items described by Advice Note (i), and as shown on the plans hereby approved must be provided and maintained throughout the life of the development by the owner (from time to time) of the land at Lots 701 and 180 (20 and 18) Ogilvie Road and Lots 126 and 702 (63-63A and 65) Kishorn Road, Mount Pleasant (Land). The obligation on the owner to maintain the community benefits will continue notwithstanding the Land may be subsequently subject to a strata title or other form of subdivision.
21. In order to secure the provision and ongoing maintenance of the community benefits, the owner of the Land must enter into a deed with the City of Melville (City). The deed:
(a) must be signed by the owner before any use authorised by this approval is commenced;
(b) is to be prepared by the Citys solicitors on the Citys instructions at the owners cost;
(c) shall charge the Land in favour of the City to allow the City to lodge an absolute caveat against the certificates of title to the Land;
(d) shall make provision for the matters described in the following conditions; and
(e) shall include other provisions necessary or convenient for the purpose of ensuring the community benefits are provided and maintained.
22. The deed required by the proceeding condition shall include provisions which address:
(a) the provision of the landscape treatments, end of trip facilities, pedestrian walkway and public car parking prior to any use of the Land commencing, and for those community benefits to thereafter be maintained to a standard satisfactory to the City by the owner (and future owners) for the life of the development. This may include (without limitation) things such as the provision of lighting, signage, painting and/or marking out as the case may be and, if required by the City, the requirement for the owner to obtain and maintain adequate public liability insurance and to indemnify the City against any claim connected with the use of these areas ;
(b) the obligation for the owner, in the event the Land is the subject of a strata / survey strata subdivision, to ensure that the strata company
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adopts a bylaw by way of a management statement under section 5C of the Strata Titles Act, which provides for the strata company to be responsible for the ongoing maintenance of the community benefits, and for the public to be able to access and use any of the community benefits which are located on common property; and
(c) the need for the management statement required by the preceding paragraph to be expressed to require the consent of the City to any amendment or repeal of the management statement, pursuant to section 42(2d) of the Strata Titles Act.
23. In addition to the provisions in the preceding conditions, the deed between the owner and the City shall include provisions addressing the following matters relating to the provision and maintenance of the public benefit space and business centre (community facilities areas) as described in Advice Note (i) of this approval, and as outlined in the approved plans:
(a) the community facilities areas may only be used for the purposes described in the development application, or for another purpose approved by the City which (in its absolute discretion) provides a similar and adequate community benefit;
(b) the community facilities areas may not be used or tenanted without the prior approval of the City;
(c) in the event the Land is the subject of a strata / survey strata subdivision that creates separate lots for the community facilities areas, a notification pursuant to section 70A of the Transfer of Land Act shall be registered against the certificate/s of title which describes the limitation on the use of those lots in terms satisfactory to the City;
(d) the requirement for the owner to use best endeavours to ensure that the business centre area shown on the Community Benefit Plan is always used during business hours for a community purpose approved by the City, and not left vacant or inoperative;
(e) that the City is not required to pay any start up or ongoing costs with respect to the community facilities areas, except normal maintenance costs associated with the ownership of the community facilities areas;
(f) the management statement required by the preceding condition is to include provisions acceptable to the City with respect to the limitation on the use of the community facilities areas.
24. In order to ensure that the retention of the pedestrian and vehicle link between Ogilvie Road and Kishorn Road is maintained throughout the life of the development, an easement for that purpose made pursuant to sections 195 and 196 of the Land Administration Act is to be registered on the certificate/s of title to the Land. The easement is to be prepared by the Citys solicitors on the Citys instructions at the owners cost, and must be registered before any approved use commences.
25. A 5 Star Green Star - Design & As Built certified rating (demonstrating
Australian Excellence) must be achieved from the Green Building Council of Australia (GBCA) Prior to the commencement of
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development a Green Star Registration Certificate must be submitted to the City for the attention of the Manager Statutory Planning to confirm the intention to achieve an As Built rating. This should be supported by a project plan or similar confirmation document. Within 24 months of practical completion, As Built certification must be achieved, as per the Green Star Design & As Built requirements, and evidence of this provided in writing to the City for the approval of the Manager Statutory Planning.
Advice Notes i. In accordance with conditions 20 and 23 the community benefits to be
provided are listed as follows: Streetscape improvements to Kishorn and Ogilvie Roads; Provision of public facilities including 11 publicly available parking
bays, end of trip facilities and bicycle storage; Vehicle and pedestrian link between Kishorn and Ogilvie Roads; A Business Centre; A Public Benefit Space
Landscape Design
ii. The childrens playground as indicated on DA 05 Landscape Areas
Plan is to (and remains) compliant with Australian Playground Standards AS 4685 Parts 1 to 6. The Strata Management is responsible for all ongoing maintenance and upkeep.
Civil Design
iii. Connection to the Citys on road storm water system is not permitted.
Environmental Health
iv. Air Handling Systems Any air-handling system, water system or cooling tower shall be designed and installed in accordance with the Health (Air-handling and Water Systems) Regulations 1994 and Australian Standard 3666 entitled "Air-handling and water systems of buildings - Microbial Control" The air-handling system, water system or cooling tower is to be certified, in writing, by a practicing Mechanical Engineer to be in compliance with the Health (Air-handling and Water Systems) Regulations 1994 and Australian Standard 3666 entitled "Air-handling and water systems of buildings - Microbial Control".
v. Car Parks
The Health Act (Carbon Monoxide) Regulations 1975 prescribe the concentration of carbon monoxide for the purposes of section 182(13) of
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the Health Act 1911 to be 50 parts per million measured over one hour. These criteria must be included in the design of the car park ventilation system. Where the Building Code of Australia also contains design criteria, the more onerous criteria shall be used in the design. The car park is to be certified, in writing, by a practicing Mechanical Engineer to be in compliance with the Health Act (Carbon Monoxide) Regulations
vi. Pool
Application will need to be made to the Executive Director of Public Health in relation to the pool. The pool must comply with the Western Australia Department of Health Code of Practice of the Design, Construction, Operation, Management and Maintenance of Aquatic Facilities.
vii. Public Building
Requirements of the Health (Public Buildings) Regulations 1992, to be met.
Background: Insert Property Address: Lots 1-6 on Strata Plan 14488 (20) Ogilvie
Road, Lot 180 (18) Ogilvie Road, Lots 1-2 on Strata Plan 7618 (63-63A) Kishorn Road and Lot 702 (65) Kishorn Road, Mount Pleasant
Insert Zoning MRS: Urban TPS: Commercial Centre Frame Canning
Bridge Insert Use Class (CPS5): Small Bar S
Office S Residential D
Canning Bridge Structure Plan: Q2 Ogilvie Quarter M15 Land Use (CBSP): Ground Floor:
Small Bar Preferred Office Preferred Above Ground Floor: Office Preferred Multiple Dwelling Preferred
Insert Strategy Policy: N/A Insert Development Scheme: N/A Insert Lot Size: 4,048mP2
Lot 180 1,012mP2 Lot 701 1,012mP2 Lot 126 1,012mP2 Lot 702 1,012mP2
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Insert Existing Land Use: Residential Value of Development: $80million UStatutory Context UCanning Bridge Structure Plan Canning Bridge is listed in the State Planning Policy 4.2 and reflected in the Local Planning Strategy and Local Planning Scheme hierarchy as a District Centre. The uniqueness of the centre is also recognised in Directions 2031 and the Central Metropolitan Perth sub-regional strategy as a planned urban growth area. State Planning Policy 4.2 requires an activity centre structure plan to be prepared for this location. The Canning Bridge Structure Plan (CBSP) was therefore prepared under the requirements of State Planning Policy 4.2: Activity Centres for Perth and Peel. The Structure Plan was adopted by Council on 17 March 2015. The plan was originally adopted as a Council Policy, but with Gazettal of Amendment 67 to Community Planning Scheme 5 (CPS5) on 22 May 2015 the Plan assumed
the status of a Structure Plan. A current Scheme Amendment, No 78 to CPS5 will vary the underlying zoning of Community Planning Scheme within the area now covered by the CBSP, to align it with the provisions of the Structure Plan. Scheme Amendment 78 was adopted by Council on 18 August 2015 and currently awaits final approval
from the WAPC. UPlanning and Development (Local Planning Schemes) Regulations 2015 The provisions of Planning and Development (Local Planning Schemes) Regulations 2015 come into effect on 19 October 2015. Part 9, Clause 79 (1) of the Planning and Development (Local Planning Schemes) Regulations 2015 states that a Planning instrument made under the Act before commencement day and in accordance with the repealed regulations or a State planning policy continues in force as if it were a planning instrument of the same type made under the Act in accordance with these regulations. Part 5, Clause 43 (1) of the Deemed provisions for local planning schemes states that a decision-maker for an application for development approval in an area that is covered by an activity centre plan that has been approved by the Commission is to have due regard to, but not be bound by, the activity centre plan when deciding the application. USite Context The subject application site comprises four existing lots, proposed to be amalgamated to create a land parcel of 4,048m. The amalgamated site will provide a dual frontage to Kishorn Road to the east and Ogilvie Road to the
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west. The site is located within the M15 Mixed Use area of Q2-The Ogilvie Quarter.
The site is located to the south of Canning Highway, and extends between Ogilvie and Kishorn Roads. Kishorn and Ogilvie Roads extend south from Canning Highway to Helm Street. The Swan River foreshore is located to the east of the site. The application site currently houses residential uses in the form of single, grouped and multiple dwellings up to two storeys in height. The surrounding area is characterised by residential development of varying heights and designs. This is reflective of its previous designation under CPS5 as a Commercial Centre Frame, in close proximity to the Canning Bridge District Centre Precinct which is located to the immediate west. The application site slopes down from west to east, with an overall fall of approximately 4m. UProposed Development It is proposed to construct a mixed use development comprising a four storey podium with two sixteen storey towers above. Commercial uses are essentially proposed within the podium, at ground floor level fronting both Kishorn and Ogilvie Roads. The upper floor area of the podium has been designed to accommodate residential apartments, whilst the tower forms will be solely residential in nature. Car parking will be provided within the four storey podium. Vehicular access to the development will be from Ogilvie and Kishorn Roads via an east west link that is proposed to be constructed. This link will also provide pedestrian connectivity between Ogilvie Road and Kishorn Road.
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Figure 1: Aerial photograph of subject site
Development in the locality has traditionally been guided by the provisions of Community Planning Scheme No. 5.
Figure 2: Land Use Zoning Under CPS5
The CBSP has been prepared and endorsed by Council under the provisions of SPP 4.2. All development within the CBSP is assessed against the
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provisions contained under the Structure Plan. Scheme Amendment 78 involves the update of the underlying land use zoning to CPS5 to reflect the provisions of CBSP.
Figure 3: Future Zoning Under Scheme Amendment 78
As stated, under the provisions of the CBSP the application site is located in the Q2 Ogilvie Quarter within the M15 precinct.
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Figure 4: Subject site located within the Canning Bridge Structure Plan
UDetails: outline of development application The proposed building will be laid out as follows:
Level Ogilvie Road Kishorn Road Podium Ground Floor
UGround Floor 1 x Office tenancy 1 x Small Bar tenancy Public & end of trip
(EOT) facilities Commercial and
residential bin storage areas
46 bicycle bays 11 public parking bays
incl. 1 ACROD bay & 2 electric charge bays
5 scooter bays
ULower Ground Floor Lobby/entry plaza 2 x Community
Benefit tenancies 1 x commercial
tenancy 93 residential stores 60 bicycle bays
(including verge) & EOT facilities
Residential and commercial bin storage areas
Utilities/service areas Staff facilities
n/a UUpper Ground Floor 16 residential bays 7 commercial parking
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bays 5 bicycle bays
Shared pedestrian/vehicle access way between Ogilvie & Kishorn Roads
Podium First-Third Floor
11 multiple dwellings 248 residential bays 15 bicycle bays 75 stores 8 scooter bays
Top of Podium Fourth Floor
Five multiple dwellings Resident facilities:
o Games, entertainment rooms o Theatre o Library o Gym o Swimming pool & associated facilities o Communal dining room o Landscaped area with shaded seating and
amenities 24 stores
Residential Towers Fifth-Nineteenth Floor
215 multiple dwellings 40 stores
Planning Framework:
1. Planning & Development Act 2005
2. City of Melville Community Planning Scheme No. 5 Canning Bridge Structure Plan Cl. 4.2 Development Requirements and Variations Cl. 7.8 Matters to be Considered by Council
3. Draft City of Melville Local Planning Scheme No. 6 (LPS6)
4. UState Government Policies
SPP3: Urban Growth and Settlement SPP4.2: Activity Centres for Perth and Peel
5. Local Policies
CP-029: Street Tree Policy CP-056: Planning Process and Decision Making CP-065: Crime Prevention Through Environmental Design of
Buildings Policy CP-067: Amenity
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CP 079 - Car Parking and Access CP-085: Provision of Public Art in Development Proposals CP-090: Waste and Recyclables Collection for Multiple Dwellings,
Mixed Use Developments and Non-Residential Developments CP-093: Outdoor Advertising and Signage
Consultation: UPublic Consultation The development includes an Office and a Small Bar use. Under the Land Use provisions of CPS5, such uses are classed as S discretionary uses, and must be subject to formal advertising in accordance with Scheme provisions. In addition to the formal consultation undertaken, the details of the DA were the subject of public notification. This informal process was designed to enhance awareness of the development within the local community, and to promote a broader appreciation and understanding of the Canning Bridge Structure Plan. Five submissions were received during advertising outlining objections to the proposal. A summary of the concerns raised against relevant planning considerations is provided below. Issue Nature of Concern raised Officers Comment 1 Potential noise from the small
bar use and impact on adjoining residents
Given the changing face of the CBSP area, and the fact that a small bar use is a preferred use for the precinct under the CBSP provisions, it is considered that the use is acceptable in principle in land use terms.
2 Height, scale and bulk of the development
The development seeks an additional 5 storeys to the permitted 15 storeys within the M15 zone of the CBSP. The development requires assessment against the bonus provisions contained under Elements 21and 22 of the CBSP. Commentary in respect of the proposed development relative to Elements 21 and 22 of the CBSP is provided elsewhere in this report.
3 Overshadowing of southern adjoining properties
The overshadowing provisions of the R-Codes do not apply under the CBSP. However, as the proposal seeks an additional 5 storeys to the maximum permitted 15 storeys in the M15 Zone, Element 21 of the
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CBSP requires regard for solar access for adjacent properties by the development, taking into account outdoor living areas, major openings to habitable rooms, solar collectors and balconies. The inclusion of two separate tower structures demonstrates that due regard is taken of the need to maximise solar access for occupiers of those residences located to the south.
4 Increase in traffic and associated issues within the surrounding streets
The issues associated with intensified development in the CBSP area were duly considered at the time of the Structure Plan preparation. This included consideration of the traffic impacts that would accrue from increased density. Under Element 21 of the CBSP, it should be demonstrated that development above 15 storeys can be accommodated without compromise to the free flow of traffic and traffic safety. This is discussed elsewhere in this report.
5 Increase in car parking demand and potential impact of overflow of visitors to surrounding streets
The development has been assessed and complies with the car parking requirements of the CBSP.
6 Potential privacy concerns to adjoining residential properties
It is noted that the visual privacy provisions of the R-Codes do not apply under the CBSP. Despite this, it is acknowledged that the proposed development represents a departure from the traditional built form character of the precinct, and these differences may result in perceptions of adverse impacts such as overlooking and overshadowing. It is important to recognise however that the establishment of the CBSP design guidelines embodies consideration of impacts in relation to visual privacy and that these perceptions will be reduced over time, as the
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transition of the Canning Bridge area takes shape in accordance with the CBSP.
7 Noise from car parking areas to abutting residential properties
The proposed car parking areas are fully enclosed. As such any adverse noise impacts will be mitigated.
UConsultation with other Agencies or Consultants Interim CBSP Design Review Panel Office of Government Architect The details of the proposed development were considered by the interim CBSP Design Review Panel (DRP) on 11 August 2015. Overall the DRP supported the design as it offered a general good standard of design quality throughout and considered the proposal to be eligible for the Development Bonus under Clause 21 and 22 of the CBSP. Panel Comment Applicants
Response Officer Comment
UContext & Neighbourhood Character Design well considered with
regard to impact on both distant views and at close proximity
Arrangement of massing into two towers reduces perception of bulk from a distance, while more fine grain approach adopted to the podium with materials and detailing responding to the experience in close proximity at ground level
Noted. Noted.
USustainability Tower arrangement facilitates
good access to northerly aspect, following good passive solar design principles
Reconfiguration of internal layouts would enable a larger
Noted. A sufficient number of apartments have access to the northerly aspect of the development. Single bedroom dwellings have access to the
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number of apartments to benefit from this northerly aspect.
The proposal incorporates
photovoltaic as well as centralised hot water and air conditioning systems
western aspect and afternoon sun. The remaining single bedroom dwellings are located on the southern elevation of the towers, however this is not considered detrimental to the development as a whole.
ULandscape The podium level landscaping
has been designed to create a series of amenity spaces that take advantage of available sunlight and views.
Level changes have been carefully integrated into the design and screening to the adjacent properties has been provided to the north and south boundaries.
The ground level landscape has been designed to support an active street frontage to the building and provides a series of planting and seating areas that contribute to the streetscape amenity
Noted. Noted.
UAmenity The tower massing
arrangement optimises views for occupants, while mitigating cross views between apartments.
Internal corridors could be improved via access to natural light and ventilation.
Public amenity is provided at ground floor level, with the provision of public bar, commercial tenancies and community meeting rooms.
It is intended for community meeting room hire to be managed by the future strata
Noted. Noted.
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management company. The panel noted that the
design should not be reliant on the programming of spaces to achieve community benefit, as this may change over time. Community benefit should be inherent to the design via a well-designed good quality ground floor environment that contributes positively to the streetscape.
USafety Care will need to be taken to
ensure that the walkway between Kishorn and Ogilvie Roads provides a safe and well lit environment for pedestrians, particularly if it is to remain open to the public at all hours.
Noted Noted.
UMaterials and Detailing Materials used within the
podium element include: o Curtain walling o High quality glazing to
entrance areas o Internal timber linings to
foyer o External operable gold
anodised aluminium louvers
o Concrete (rendered) to sculptural elements
o Donnybrook sandstone Materials used within the
tower element include: o Fixed glass screens to
corner balconies to provide shelter from wind
o Glass balustrades o A turn down will be
provided to the slab, to conceal services
Noted. Noted.
UQuality of Public Realm The walkway connection
between Kishorn and Ogilvie Roads will only contribute to the public realm if it is not
Noted. Noted.
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gated. The proposal intends to incorporate artwork and feature lighting within the walkway to add interest and relieve visual monotony.
The safety of the space will need to be carefully considered in relation to passive surveillance, lighting and lines of sight.
UStrengths of the Proposal Generally the scheme
achieves a good level of design quality, offering a considered, refined tower form and a well-designed good quality podium and ground floor environment that contributes positively to the streetscape
Noted. Noted.
USuggested Improvements The design quality could be improved via modifications to internal layouts to facilitate more equitable access to the northern aspect and natural light/ventilation to corridors.
Noted Noted.
A summary of the DRPs comments is attached to this report. UTechnical Services The proposed development includes car and bicycle parking provision in accordance with the requirements of the Structure Plan. In addition, satisfactory access is provided for both pedestrians and vehicles, also in accordance with the Structure Plan provisions. Some concern has been expressed by the Citys Traffic Engineers regarding the potential impact that the development might have on the operating capacity of road intersections within the immediate local area. In response to these concerns, it is noted that the CBSP considered the likely impacts that would accrue given the development scenarios now available for this area. In the preparation of the Structure Plan document, the impact that the redevelopment of the area would have on traffic movements, and the ability of the local road network to accommodate the traffic generated by that new
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development, was taken into consideration prior to the adoption of the Structure Plan by the Council. It was concluded at that time that: development in accordance with the CBSP provisions would yield less
vehicle movements than would accrue if the area were to be developed in accordance with the previous CPS5 provisions, and
the Integrated Transport Strategy for the Structure Plan area aims to promote accessibility, liveability and good health outcomes. Encouragement is given to walking, cycling, and the use of public transport, as a real alternative to reliance on the motor vehicle.
ULandscape Design The landscape element of the development has been assessed by the Citys Landscape Design team, who raise no objection to the development in principle. A standard condition of approval is recommended to require the submission of a final detailed landscaping plan prior to the commencement of the construction. The Landscape Design team requested a requirement for the childrens playground located in the podium, as indicated on the indicative plan, to be installed and remain compliant with the Australian Playground Standards AS 4685 Parts 1 to 6, and that the strata management body have sole responsibility for all ongoing maintenance and upkeep. An advice note to that effect is proposed to be attached. City of Melville Access Advisory Panel The City of Melville Access Advisory Panel (AAP) was established in 2013, with the aim of providing an opportunity for these with disabilities, some input into the design process associated with development proposals within the City. In respect of the subject DA, the AAP met to discuss the details of the application on 16 September 2015. The comments of the panel have been provided to the applicant, and whilst there is no formal requirement for compliance with the comments made, the applicant is aware of the potential improvements that can be made in the interests of access for those with disabilities, and the onus is on them to implement those improvements identified that they see fit to do so. UCanning Bridge Community Benefit Cross Functional Team In its consideration of planning applications which seek approval for a development bonus, as provided for by Element 22 of the CBSP, an internal cross functional group of officers has considered whether the community benefit proposed by any development within the CBSP area is proportionate to the extent of the development bonus being sought.
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In the case of the subject DA, the officers considered the level of community benefit proposed, concluding that it was proportionate to the bonus sought, and consistent with the expectations and objectives of the Structure Plan. On that basis the development bonus sought to building height in this case was supported in principle. Full details of the extent of the community benefit proposed are provided in Table 2 of this report. UPlanning assessmentU: The proposal has been assessed against, and is generally consistent with the relevant provisions contained within Community Planning Scheme No. 5, the CBSP and Council Policies. The minor exceptions to these requirements that are proposed by the development are listed below. U
CPS5 Land Use The application site is located within the Commercial Centre Frame Precinct Canning Bridge under the provisions of CPS5. The proposed development includes a Small Bar and Office uses which are S uses (discretionary subject to advertising) under the scheme provisions. Scheme Amendment 78 to CPS5 proposes the update of the underlying zoning of CPS5 to align it with the Canning Bridge Structure Plan. When this process is concluded, the uses of small bar and office will formally become Preferred Uses in accordance with the Structure Plan. UCBSP Requirements UBuilt Form The CBSP is a visionary document designed to bring about a significant change to the built form of an existing locality. With a focus on urban infill and brownfield redevelopment, the Structure Plan has been developed to identify six distinct quarters, each with an existing urban form and character. The differences in that existing urban form and character are effectively capitalised upon in terms of informing the potential for future development within the Structure Plan area. In adopting this approach, the CBSP identifies areas within the six distinct quarters that are deemed capable in principle of accommodating development of a certain type, with buildings developed at a certain height, on the proviso that in areas with a nominated building height of 10 and 15 storeys, (identified as M10 and M15 areas under the Structure Plan), additional bonus height can be achieved in principle if it is demonstrated that: the relevant Desired Outcomes of all Elements of the CBSP are met or
exceeded, and exemplary design is proposed in the opinion of the Canning Bridge Design
Advisory Panel, and the development includes the provision of significant community benefit.
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Within this area, mixed use development at the height proposed can be considered on its merit relative to the objectives of Element 21 and 22 of the Structure Plan being met. Detailed consideration to the bonus height sought by the development relative to Elements 21 and 22 of the Structure Plan is provided in Table1 and 2 below. UDesign Bonus Considerations UTable One: Element 21 Development Bonus based on Design Considerations Requirement Provided
Y/N Officer
Comments 21.1 Exemplary design in the opinion of the interim DRP
Y The details of the application were considered by a Design Review Panel facilitated by the Office of the Government Architect, who expressed the view that the development was designed in accordance with the requirements of Element 21.
21.2 Minimum site area 2,600mP2 Y 21.4.1 Designed with regard for solar access Y See Plan DA 08 21.4.2 Development meets or exceeds 5 star rating design under the national rating scheme of the Green Building Council of Australia or equivalent
Y The applicant has demonstrated that the development will meet or exceed these requirements. A condition of planning approval is proposed which will require full Green Star certification post construction.
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21.4.3 Traffic statement showing additional floorspace will not unduly impact on surrounding centre
Y A traffic report has been provided which concludes that the development at the height proposed can be accommodated without undue impact.
21.4.4 Development includes provision of infrastructure which supports area wide resource efficiency, such as plant and equipment required to reduce demand for either building or area wide service infrastructure
Y These benefits are provided by the applicant as outlined in the application submission. This includes water conservation mechanisms, and active energy efficiency features.
USustainability Element 11 of the CBSP identifies a requirement for all buildings across the precinct to achieve a minimum Green Star design rating of 5 (reflecting a sustainability standard of Australian Excellence). The requirements also provide an opportunity for an applicant to achieve this standard under an equivalent rating system. The CBSP also includes Bonus Provisions which allow for additional building height where exemplary design and community benefits are demonstrated. The bonus requirements are stipulated in Elements 21 and 22 of the Structure Plan and include a mandatory requirement (Element 21) for achievement of a 6 star rating (reflecting a sustainability standard of World Leadership) under the Green Building Council of Australia framework, or equivalent rating system. Feedback from the development industry has indicated that the required design rating standards (five star and six star) are difficult to achieve. Representation had been made that residential developments in particular would be unable to practically achieve the required ratings due largely to the inability to centrally manage the operations of individual apartments. The difficulty is exacerbated in smaller developments where ability to recoup costs of sustainability initiatives is diminished. This difficulty has been reflected in development applications that have been submitted to the City to the City to date, whereby applications that seek approval against the bonus provisions of the Structure Plan have to date not been able to demonstrate achievement of the required 6 star rating.
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In view of this, the City has undertaken a review of the sustainability standards included within the CBSP. External sustainability consultants have been engaged to inform this review. The scope of the investigation has included:
Review of the merits of available sustainability rating systems.
Overview of achievement of green star ratings by commercial, residential and mixed developments across Australia.
Evaluation of options including retention of current controls, adjusting Green Star standards or adopting an alternative approach.
It was recommended that modification to the levels in the Green Star rating system could be considered whilst still maintaining the Structure Plan intention to demonstrate leadership in sustainable development. The modification proposed was as follows: Four Star Green Star rating (Australian Best Practice) for standard
development throughout the Precinct (Element 11); and
Five Star Green Star rating (Australian Excellence) for development seeking a bonus (Element 21).
It is considered that the revised standards would continue to achieve the desired sustainability outcomes as sought by the CBSP. Standards mandating Australian Best Practice outcomes for all development and Australian Excellence outcomes for development seeking a bonus would continue to drive developers towards the intended sustainability outcomes for the precinct. Investigations indicate that the proposed sustainability standards targets for Canning Bridge (at four and five star Green Star ratings) would continue to represent leadership in Australian development control practice in securing sustainable development via the planning system. UReference to Equivalent Sustainability Rating SystemsU: The CBSP currently refers to a proposal achieving compliance with identified Green Star standards but also provides the option of an applicant demonstrating this same level of achievement through an equivalent rating system. The intention of this option was to provide an applicant a degree of flexibility in terms of demonstrating their sustainability performance. As indicated above, the Green Star Framework represents an internationally recognised, independent and holistic measure of a buildings level of sustainability. Star ratings received are comparable, transparent and able to be independently certified and awarded. Introduction of alternative rating systems diminishes the ability to achieve a consistent approach to a developments achievement of desired sustainability outcomes.
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In addition, experience with development applications has indicated difficulty in comparing results obtained from one rating system to those obtained from another system, especially where the focus of the rating system differs (for example a whole of building lifecycle assessment measured in carbon emissions over the life of a building versus an assessment focusing on actual operating impacts). The Green Star Framework provides a holistic response to a suitable range of sustainability performance indicators and importantly is well suited to the development approval process in that it is capable of confidently demonstrating achievement of particular standards at the planning approval/design stage. Importantly Green Star is industry driven and established as a not for profit organisation. Investigations undertaken indicate that a suitable equivalent rating system to Green Star is not available to meet the required purposes/operation of the Structure Plan. (The only suitable alternative systems identified which demonstrated a satisfactory level of comparability to Green Star were those operated by similar industry standard green building organisation in other international locations.) For clarity and consistency in delivering the desired development control outcomes it was recommended that the reference in the CBSP providing the option of using an equivalent rating system be removed. UAdditional Clarity With Respect to Demonstrating Achievement of Green Star Rating: In recommending retention of the Green Star framework as the primary performance measure, it was also recognised that the CBSP provisions would benefit from additional clarity with respect to evidence required to achieve the applicable Green Star standard. In short the Structure Plan required a development to ultimately demonstrate its achievement of the required design standard through attainment of a Green Star Design Review Certificate. Review of the Green Star Certification Framework has established that achievement of the actual Certification process involves a substantial financial cost. In recognising this substantial cost associated with achieving an actual Certification, it was recommended that the Structure Plan provide the option for an applicant to submit preliminary evidence from a suitably qualified Green Star consultant confirming that a proposal would meet the requirements of the applicable Star Rating. Based on this evidence, it was recommended that a condition could be placed on any development approval to require submission of a full Green Star certification prior to commencement of the development. The approach was considered to be more practical, as the actual Green Star certification process would progress in conjunction with preparation of more detailed building plans. The Council, at its Ordinary Meeting held 13 October 2015, resolved to amend the structure plan and substitute the 6 star design rating requirement for bonus development in the M10 and M15 areas with a 5 star requirement, and substitute the standard development requirement for building sustainability from a 5 star design rating with a 4 star design rating. In doing
Page 27
effectively clarified its position in respect of the sustainability so, the City has requirements of the CBSP. In terms of the subject planning application, the applicant has demonstrated that the development will achieve at least a 5 star design rating in accordance with the revised Structure Plan provisions. In accordance with the amended approach to certification, a condition of planning approval is proposed to be imposed to require the submission of a Green Star certificate. This certificate must be submitted prior to the commencement of the development, and must confirm achievement of the desired Green Star design rating, which in this case, is at least a 5 star rating. UCommunity Benefit Considerations UTable 2: Element 22 Development Bonus Based on Community Considerations Requirement Provided
Y/N Officer Comments
22.1.1 Design comprising high quality active street frontages, furniture and landscaping
Y Kishorn Road and Ogilvie Road street frontages designed with high quality active street frontages, street furniture and landscaping. Maintenance to be a condition of planning approval.
22.1.3 Provision of public facilities such as toilets, showers and sheltered bike storage
Y Toilets, showers and sheltered bike parking provided. An access easement is proposed as a condition of planning approval.
22.1.5 Improvement of pedestrian networks
Y Pedestrian access provided between Kishorn and Ogilvie Roads. The provision of this particular community benefit is particularly welcome given the existence of this link will contribute to the creation of improved access to the river foreshore from Ogilvie via Kishorn Roads. A condition of planning approval will be imposed to require the creation of an easement to ensure public access remains in perpetuity.
22.1.6 Provision of view corridors and/or mid-winter sunlight into
Y The development is designed to allow for separation of
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adjacent properties, particularly where public spaces are provided.
towers which provides view corridors and enhanced access to sunlight for adjoining buildings.
22.1.7 Provision of community, communal and/or commercial meeting facilities
Y Provision of Business Centre and Community Space accessible to the community. Community benefits proposed to be provided in accordance with the expectations of Element 22. Have been considered Conditions of planning approval are recommended to ensure that the operation of the community benefit tenancies is secured in perpetuity.
22.1.11 Provision of car parking for public use beyond the users of the building, where unbundled from private ownership and permanently made available to any user of the CBSP by deed or agreement with the Local Government
Y Public Car parking is provided. A condition of planning approval is recommended to require the creation of an easement to ensure access by the public to the car parking facilities, remains in perpetuity. In addition a condition of planning approval is proposed to require the submission of a Car Parking Management Plan.
UMinor Discretion Sought to Elements of the CBSP Some minor areas of discretion are sought in relation to the CBSP which are discussed below. Element 3 Heights Element Requirement Proposed Comment 3.3 Podiums which are development in the M15 Zone shall be a minimum of 7 metres above NGL and shall not exceed 13.5 metres above NGL.
Podium southern elevation / western tower - central south eastern corner and southern elevation / eastern tower south eastern corner (Kishorn Rd) 14.5m above NGL
The applicant has outlined that the minor incursion into the maximum height permissibility of the podium relates to the downward slope on the site between Ogilvie and Kishorn Roads and minimum clearance required for waste vehicles which will utilise the
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Podium northern elevation / eastern tower: Setback from
street (Kishorn Rd) max 16.5m above NGL
At street (Kishorn Rd) 14.5m above NGL
Northern elevation central north eastern corner western tower max 14.5m above NGL
pedestrian/vehicle access leg on the northern side of the site. Requiring the height of the podium to comply with the provisions of the CBSP in this instance would not mitigate a positive outcome for residents or adjoining properties. The podium would be required to be terraced which would restrict utilisation of the podium by residents. Adjoining properties when they are developed would most likely have a similar issue in relation to the slope on site and clearance requirements internally for vehicles and subsequently enables the adjoining properties to build to the parapet wall.
Element 4 Street Setbacks Element Requirement Proposed Comment 4.1 All development in M15 Zone shall address the street with a minimum of 2 storeys of podium level development in accordance with the height requirements of clause 3.3. All development including and above the fourth floor of the development is to be setback from the primary and secondary streets a minimum of 5 metres from the property boundary.
Podium Fourth Floor west elevation of western tower Ogilvie Road Pergola roof terrace of western facing multiple dwellings setback 2m (dwellings setback between 4.5m-5m) Fifth Nineteenth Floors western elevation of western tower and eastern elevation of eastern tower setback between 4.5m-5m
The areas of incursion are balanced by areas setback the required distance. The minor areas of incursion provide articulation to the street facing tower elevations and do not have a detrimental impact on the streetscape or structure plan area as a whole.
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Element 5 Side and Rear Setbacks Element Requirement Proposed Comment 5.3 Tower elements for development in the M15 Zone shall be setback a minimum of 4 metres from side boundaries so as to provide a minimum 8 metre separation between tower elements on adjoining lots.
The northern and southern corners of the two towers of the development are setback 3.33m from the northern and southern side boundaries, albeit the bulk of the remainder of the side setbacks extends to 16m..
The area of incursion is considered minimal in nature and will not have an impact on adjoining properties or the streetscape and does not compromise the intention of the objections of the CBSP.
Referral to City of Melville Special Meeting of Council The RAR was referred to a Special Meeting of Council on 15 October 2015 for consideration and endorsement. The Minutes of the meeting are attached to this report. CCCCConclusion It is concluded that the development as proposed will, subject to the imposition of planning conditions, deliver an exemplary built form outcome for Canning Bridge Precinct and surrounding locality. The proposed mixed use development is consistent with the proper and orderly planning of the area and provides further diversity of accommodation types available in the area to increase population density around the city centre. The overall design, use of materials and architectural features are considered to both enhance the development and complement the existing streetscape without undue effect upon the amenity of adjoining lots or the surrounding locality. The Citys Local Planning Strategy and Local Planning Scheme 6 adopted by Council in May 2015 after review of submissions received during advertising generally promotes increased intensity in and around activity centres and along transport corridors in order to provide greater housing choice, improve employment and encourage sustainable transport options. As such, it is recommended that the Metro Central Joint Development Assessment Panel conditionally approve the application as proposed.
MJAA B N 1 5 0 8 5 9 8 3 4 2 82 3 H a m i l t o n S t r e e t S u b i a c o W A 6 0 0 8T 0 8 9 3 8 8 0 3 3 3 F 0 8 9 3 8 8 0 5 5 5a d m i n @ m a c j o n e s . n e t w w w . m a c j o n e s . n e t
MCDONALD JONES ARCHITECTS
AMENDMENT:DATE:NO.
- B
13041
DRAWING REGISTER
STIRLING CAPITALKISHORN RD, MOUNT PLEASANTKISHORN & OGILVIE APARTMENTS
DA 00DA 01DA 02DA 03DA 04DA 05DA 06DA 07DA 08
DA 10DA 11DA 12DA 13DA 14DA 15
DA 20DA 21DA 22
DA 30DA 31DA 32DA 33
DA 40DA 41DA 42DA 43
SITE LOCATIONSITE PLAN / SITE SECTION
EXISTING SITE SURVEYSTAGING PLAN
DEVELOPMENT SUMMARYLANDSCAPE AREAS PLAN
MOVEMENT DIAGRAMCOMMUNITY BENEFIT PLAN
OVERSHADOWING PLANS
GROUND LEVEL FLOOR PLANSPODIUM LEVEL FLOOR PLANSPODIUM LEVEL FLOOR PLANSLOWER LEVEL TOWER PLANSUPPER LEVEL TOWER PLANS
ROOF PLAN
SECTION 1SECTION 2SECTION 3
NORTH ELEVATIONSOUTH ELEVATION
EAST ELEVATION (KISHORN RD)WEST ELEVATION (OGILVIE RD)
3D IMAGE3D IMAGE3D IMAGE3D IMAGE
DEVELOPMENT APPLICATION - ARCHITECTURAL PLANSR E V I S E D S U B M I S S I O N - 2 0 . 0 8 . 2 0 1 5
M I X E D - U S E M U L T I - R E S I D E N T I A L D E V E L O P M E N T18-20 OGILVIE RD & 63-65 KISHORN RD, MOUNT PLEASANT revised
revisedrevisedrevised
revisedrevisedrevisedrevisedrevisedrevised
revisedrevisedrevised
revisedrevisedrevisedrevised
MJAA B N 1 5 0 8 5 9 8 3 4 2 82 3 H a m i l t o n S t r e e t S u b i a c o W A 6 0 0 8T 0 8 9 3 8 8 0 3 3 3 F 0 8 9 3 8 8 0 5 5 5a d m i n @ m a c j o n e s . n e t w w w . m a c j o n e s . n e t
MCDONALD JONES ARCHITECTS
AMENDMENT:DATE:NO.
DA 00 C
13041
SITE LOCATION
STIRLING CAPITALKISHORN RD, MOUNT PLEASANTKISHORN & OGILVIE APARTMENTS
CANNING
BRIDGE
HELM STREET
THE
ESPL
ANAD
E
LOT 1-3/901A
O G
I L
V I
E
R O
A D
K I
S H
O R
N
R O
A D
RL 0.00
4900
3000
3000
4700
4900
3200
3200
3200
3200
3200
3200
3200
3200
3200
3200
3200
3600
3000
3000
3200
3700
3200
3200
3200
3200
3200
3200
3200
3200
3200
3200
3200
MJAA B N 1 5 0 8 5 9 8 3 4 2 82 3 H a m i l t o n S t r e e t S u b i a c o W A 6 0 0 8T 0 8 9 3 8 8 0 3 3 3 F 0 8 9 3 8 8 0 5 5 5a d m i n @ m a c j o n e s . n e t w w w . m a c j o n e s . n e t
MCDONALD JONES ARCHITECTS
AMENDMENT:DATE:NO.
DA 01 C
13041
SITE SECTIONSITE PLAN / STIRLING CAPITALKISHORN RD, MOUNT PLEASANTKISHORN & OGILVIE APARTMENTS
BOUNDARY
E
require builder/client to confirmNOTE: Services marked 'CONFIRM'
position on site.
CO
NFI
RM
NO
SE
RV
ICE
AV
AIL
AB
LE
LOC
ATE
D
O/H
U/GPOWERTELSTRA
GASSEWERWATER
SERVICE
STATUS
SERVICE RECORD TREE SPECIES
SURVEYPEG FOUND
CONTROL POINT
DATUM
0.5m CONTOUR INTERVAL
STOP VALVEWATER
HYDRANTFLUSH POINTWATER TAPWATER MARKERWATER METER
DRAINAGESW MANHOLEGRATESIDE ENTRY PIT
wm
fp
SEWERAGESEWER MANHOLE
CONSUMER POLEPOWER POLELIGHT POLE
POWER
STAY POLES.WIRE ANCHORU.G CABLE BOXCABLE M/H
CABLE DOME
GAS MARKERGAS METER
GAS VALVE
GAS
SERVICE LEGEND
FENCEPOWER LINEBASE OF BANK
TOP OF BANKSEWER LINE
LINE STYLESFEATURES
STREET SIGN
CLOTHES HOIST
UNDEFINED MANHOLE
BORE COVER
TOP OF L/STONE WALL
BASE OF L/STONE WALL
ROAD CENTRELINE
BUILDING LINE GATETOP OF KERBBASE OF KERB
BASE OF BRICKWALL
INSPECT. OPENING
WINDOW
TELECOMMUNICATIONTELECOMMUNICATION
MARKERTELECOMMUNICATION PITTELECOMMUNICATION M/H tmh
tm
PEPPERMINT
BANKSIA
DEAD TREE
SHE OAK
PINE TREE
PALM TREE
GRASS TREE
TREE UNNAMED
PAPER BARK
4.85
2.90
6.31
6.90
7.45
7.63
3.58
3.50
2.75
5.64
6.39
6.95
7.68
2.44
2.55
2.64
2.84
3.19
5.185
.54
5.53
5.54
5.25
3.28
2.93
3.24
3.39
3.69
2.71
3.88
5.46
4.54 2.7
6
3.02
2.94
7.48
7.52
7.50
7.49
7.47
7.487.4
9
7.50 7.5
0
7.49
7.48
7.49
7.49
7.49
7.53
7.53
7.39
7.50
7.52
7.54
7.46
7.59
7.61
7.51
7.58
7.61
7.63
7.67
7.64
7.65
7.66
7.67
7.64
7.63
7.63
7.62
7.61
7.39
7.38
7.36
7.36
7.42
2.39
2.48
2.58
2.77
2.89
3.19
3.39
3.58
7.557.6
17.59
7.55
7.52
7.50
7.51
7.50
7.56
7.54
7.52
7.837.8
3
7.85
7.83
7.677.6
3
7.84
7.82
5.34
6.83
6.75
6.75
5.97
4.98
4.11
4.37
4.68
6.45
6.52
6.39
6.85
2.65
2.55
2.68
2.53
2.88
2.71
2.64
2.65
3.03
3.11
2.94 2.7
7
2.71
2.87
3.10
3.15
3.10
3.05
3.20
3.34
3.86
3.47
3.38
3.19
3.37
3.40
3.32
3.50
3.43
3.493.6
6
3.73
3.78
3.93
3.94 3.6
4
3.974.2
9
5.24
3.96
3.96
5.79
5.78
6.186.5
5
5.17
4.35
8.74
7.987.5
07.48
7.41
7.37
7.49
6.91
7.20
6.55
6.576.6
86.96
7.00
6.89
7.16
6.86
7.49
6.84
7.48
7.24 7.0
0
4.355.1
7
single storeybrick & tile
duplex
single storeybrick & tile
duplex with loft
single storeybrick & tile
duplex
single storeybrick & tile
duplex
single storeybrick & tile
house
double storeybrick & tile
units
three storeybrick & tile units
Approx FL:7.13 @ unit # 3well clear of boundary
double storeybrick & tile houseApprox FL:5.66
Approx FL:6.1
Approx FL:7.45
Approx FL:
Approx FL:6.09
Approx FL:5.38
Approx FL:8.81
double storeybrick & iron
office building
Approx FL:6.14
top of window- top floorRL:14.47
top of window- first floorRL:11.29
top of eave RL:15.48
top of wall RL:15.48
grass
grass
grass
grass
grass
grass
grass
grass
grassgrass
grass
grass
bitumencarpark
bitumencarpark
bitumen driveway
bitumen driveway
bitumen driveway
bitumen driveway
concrete driveway
concrete driveway
concrete drivewaycarport
carportcarport
carport
rollerdoor
rollerdoor
porch
porch
porch
porchporch
porch
below groundpool
brick pavedbrick paved
brick paved
top of wallRL:8.5
top of wallRL:9.23
top of wallRL:9.81
top of wallRL:11.96
top of wallRL:8.81
top of wallRL:8.12
top of wallRL:8.4
top of wallRL:6.7 top of wall
RL:6.38
top of wallRL:6.7
top of wallRL:6.19
top of wallRL:5.98
top of wallRL:5.67
top of wallRL:5.38
top of wallRL:5.07
top of wallRL:4.46
top of window- top floorRL:14.47
top of window- first floorRL:11.29
top of wallRL:10.3
top of wallRL:10.32
top of wallRL:10.05
top of wallRL:8.77
top of wallRL:9.87
fibro fence colorbond fence colorbondfence
concretecrossover
concretecrossover
concretecrossover
conc
rete
foot
path
conc
rete
foot
path
conc
rete
foot
path
conc
rete
fo
otpa
th
bric
k pa
ved
car p
arki
ng b
ays
colorbondshed
galv. ironshed
galv. ironshed
fibro fence
fibro fence
fibro
fenc
e
fibro fence
fibro fence
fibro
fenc
e
timber fence
grass
pool pump
steel fence
bitumencrossover
bitumencrossover
bitumencrossover
bitumencrossover
6.75
7.00
3.81
3.60
3.28
3.88
5.11
5.36
4.19
4.56
4.935.
14
5.73
5.76
4.10
4.76
7.50
7.44
7.52
7.42
7.45
7.36
7.35
7.80
7.77
7.85
7.79
5.94 4.8
6
5.16
5.50
7.18
7.21
7.08
7.00
6.00
5.65
5.35
5.63
5.76
4.94
5.25
5.29
5.01
6.08
5.205
.94
5.95
6.03
6.06
6.06
6.01
6.01
6.06
7.33
7.58
7.31
7.12
7.46
7.38
7.38
7.36
7.05
7.15
6.03
5.99
7.51
7.51
6.31
5.95
7.06
6.94
6.55
6.34
6.36
5.75 5.53 4.6
0
4.39
6.43
6.31
4.11
5.61
5.60
6.11
6.18
6.27
6.60
7.31
7.13
6.88
7.12
6.40
2.61
3.88
2.73
7.52
7.52
5.90 4.927.13
7.287.46
2.63
5.78
5.71
4.98
4.873.50
5.86
6.45
7.05
6.41
7.517.5
0
7.54
7.61
7.65
7.65
7.65
7.66
7.63
7.49
7.75
7.66
3.56
3.24
2.58
2.34
7.78
7.62
7.64
7.85
7.84
7.82
4.29
4.37
2.26
2.42
3.02
3.43
3.50
7.53
7.47
7.35
7.33
7.49
7.42
7.43
7.51
7.38
7.33
7.38
7.80
7.78
7.81
7.76
7.66
7.61
7.60
7.68
7.46
7.43
7.50
7.71
7.73
7.79
7.74
3.23
7.48
7.49
7.65
8.81
6.28
6.33
6.28
6.28
6.12
4.13
5.50
7.61
6.34
6.09
6.93
6.32
6.316.40
6.22
6.396.
71
6.76
6.72
6.07
6.07
5.105.06
7.15
7.38
7.39
3.28
5.56
6.07
7.50
7.54
7.25
7.37
7.31
7.12
7.15
7.047.2
7
7.37
3.53
3.24
3.47
3.45
3.42
3.49
3.91
4.69
4.68
3.97
3.68
4.28
3.69
6.07
6.05
6.04 5.87
appr
ox s
ewer
loca
tion
appr
ox s
ewer
loca
tion
appr
ox s
ewer
loca
tion
approx sewer locationSM/H 2391
SM/H 2390
3.16
6.47 3.81
7.35
2.76
3.02
2.98
7.83
4.12
6.36
6.48
6.49
6.976
.90
7.06
6.26
6.29
6.30
6.33
6.30
6.06
6.05
6.05
6.05
6.05
3.19
6.22
6.28
6.29
6.29
40.23
40.23
40.23 40.25
40.25
40.26
25.
14
25.
14
25.
14
25.
14
25.
14
25.
14
OG
ILV
IER
OA
D
KIS
HO
RN
RO
AD
28 800
127
180
126
702
701
1012 m
1012 m
1012 m
1012 m
7.37
4.06
6.95
6.88
3
3
3
4
4
44
4
4
5
5
5
5
55
5
6
6
66
6
6
6
7
7
77
77
7
7
7
7
MJAA B N 1 5 0 8 5 9 8 3 4 2 82 3 H a m i l t o n S t r e e t S u b i a c o W A 6 0 0 8T 0 8 9 3 8 8 0 3 3 3 F 0 8 9 3 8 8 0 5 5 5a d m i n @ m a c j o n e s . n e t w w w . m a c j o n e s . n e t
MCDONALD JONES ARCHITECTS
AMENDMENT:DATE:NO.
DA 02 C
13041
SITE SURVEYEXISTINGSTIRLING CAPITALKISHORN RD, MOUNT PLEASANTKISHORN & OGILVIE APARTMENTS
O G
I L
V I
E
R O
A D
K I
S H
O R
N
R O
A D
126
702
180
701
O G
I L
V I
E
R O
A D
K I
S H
O R
N
R O
A D
126
702
180
701
MJAA B N 1 5 0 8 5 9 8 3 4 2 82 3 H a m i l t o n S t r e e t S u b i a c o W A 6 0 0 8T 0 8 9 3 8 8 0 3 3 3 F 0 8 9 3 8 8 0 5 5 5a d m i n @ m a c j o n e s . n e t w w w . m a c j o n e s . n e t
MCDONALD JONES ARCHITECTS
AMENDMENT:DATE:NO.
DA 03 C
13041
STAGING PLAN
STIRLING CAPITALKISHORN RD, MOUNT PLEASANTKISHORN & OGILVIE APARTMENTS
STAGE 1
STAGE 2
EXTENT OF STAGE
LEVEL 04
TYPICAL LOWER-TOWER PLANLEVEL 06 - LEVEL 14 (9 FLOORS)
LEVEL 03
TYPICAL UPPER-TOWER PLANLEVEL 15 - LEVEL 19 (5 FLOORS)
LEVEL 01
LEVEL 02
LOWER GROUND
BOOSTERGAS
K I
S H
O R
N
R O
A D
4.29
4.37
3.237
.48
5.50
7.61
6.34
6.096.9
3
3.28
3.16
6.47
4.12
6.36
6.48
6.49
6.976
.90
7.06
6.26
6.29
6.30
6.33
6.30
6.22
6.28
6.29
6.29
7.37
4.06
6.95
6.88
3
3
3
4
4
44
4
4
5
5
5
5
55
5
6
6
66
6
6
6
7
7
77
77
7
7
7
7
3.28
5.50
4.06
4 06666
34
5
6
5.5
6.34.346 34
6.09
6.06 09
444556
2924.24 29
4.37
4.444.3
4.12124.12
4.12
4
3666.36
6.36
444
5
555
6
66
6.47
6 36
6.4848.486.48
494949
6.2626.266.26
6.2929296.29
6.30306.30
6.30
6.3333.336.33
6.3030.3036.30
6.2222 6.2
86 2
828
6.29666.
6.292929
5
5
66
6
6
566
6.49.496.49
6.97
6 97976 9977
6.976
.906.90
6 90.906.90
77777777
7.0606067.06
777606777.07.07.0.0
1261012 m
7021012 m1012 m
CURRENT SITESURVEY DRAWING
6.93
6.96.9
6.957
7
77
7
7
7.37
7 6.888
77
1012 m
1801012 m
701
OG
ILV
IE
RO
AD
KIS
HO
RN
R
OA
D
K I
S H
O R
N
R O
A D
UPPER GROUND
O G
I L
V I
E
R
O A
D
BOOSTER
MJAA B N 1 5 0 8 5 9 8 3 4 2 82 3 H a m i l t o n S t r e e t S u b i a c o W A 6 0 0 8T 0 8 9 3 8 8 0 3 3 3 F 0 8 9 3 8 8 0 5 5 5a d m i n @ m a c j o n e s . n e t w w w . m a c j o n e s . n e t
MCDONALD JONES ARCHITECTS
DA 04 B
13041
SUMMARYDEVELOPMENTSTIRLING CAPITALKISHORN RD, MOUNT PLEASANTKISHORN & OGILVIE APARTMENTS
SUMMARY OVERVIEW (STAGE 1+2)
STAGE 1
STORES BIKES SCOOTERS CAR BAYS COMM.NLA (m)PLOTRATIO
AREA (m)
STAGE 2
TOTAL
APTS
80106-0581104
4571250646125
53723128311127231
COMMERCIAL 08
134
11
1
129
11421
11507
22928
SITE AREAS - KISHORN & OGILVIE
LOT 180 (OGILVIE RD) 1012mLOT 701 (OGILVIE RD) 1012mLOT 126 (KISHORN RD) 1012mLOT 702 (KISHORN RD) 1012m
TOTAL SITE AREA AMALGAMATED 4048m
STAGE 1 - KISHORN RD ENTRANCE
LOWERGROUND
TOTAL
STORES BIKES SCOOTERS CAR BAYS APTSPLOTRATIO
AREA (m)
UPPERGROUND
LEVEL 01
LEVEL 02
LEVEL 03
LEVEL 04
LEVEL 15-19
LEVEL 05-14
106 114211420580106
-
4205051
42-051
0235-0511 227
-23-05- -
---6093 80 (c.)
02 227
02 227
- - - - -
30
70
3550
7110- - - -
- - - -
STAGE 2 - OGILVIE RD ENTRANCE
LOWERGROUND
TOTAL
UPPERGROUND
LEVEL 01
LEVEL 02
LEVEL 03
LEVEL 04
LEVEL 15-19
LEVEL 05-14
125 115071410646125
24
4303-21
43--20
0143--20 65
-120346- 457 (c.)
--- -
02 157
02 157
- - - 05 431
35
80
3360
688020 - - -
20 - - -
--
STORES BIKES SCOOTERS CAR BAYS APTSPLOTRATIO
AREA (m)
PUBLIC
RESIDENTIAL
LOADING
PUBLIC
RESIDENTIAL
PLOTRATIO
5.4:1
5.5:1
5.5:1
PLOT RATIO AREA(RESIDENTIAL)
PLOT RATIO AREA(COMMERCIAL)
AMENDED FOR REVISEDDA SUBMISSION 20.08.15
4.29
4.37
3.237
.48
5.50
7.61
6.34
6.096.9
3
3.28
3.16
6.47
4.12
6.36
6.48
6.49
6.976
.90
7.06
6.26
6.29
6.30
6.33
6.30
6.22
6.28
6.29
6.29
7.37
4.06
6.95
6.88
3
3
3
4
4
44
4
4
5
5
5
5
55
5
6
6
66
6
6
6
7
7
77
77
7
7
7
7
3.28
3
5.50
4.06
4 0666666
4
5
6
5.5
6.34.346 34
6.09
6.06 09
444556
4.29
4 29
4.37
44.3
4.12124.12
4.12
6.36
6.36
444
5
555
6
66
6.47
6 36
6.48486.48
494949
6.26266.26
6.29296.29
6.30306.30
6.33336.33
6.30306.30
6.2222 6.2
86 22
8828
6.2966.
6.29929
5
5
66
6
6
566
6.49496.49
6.97
6 97
6.97976.976
.906.90906.90
777777
7.06067.06
7760666777.07.0.0.0
1261012 m
7021012 m
CURRENT SITESURVEY DRAWING
6.93
6.96.9
6.957
7
7
7
7
7
7.37
7 6.888
77
1801012 m
7011012 m
OG
ILV
IER
OA
D
KIS
HO
RN
RO
AD
BOOSTER
GAS
K I
S H
O R
NR
O A
D
O G
I L
V I
ER
O A
D
LEVEL 03
TYPICAL LOWER-TOWER PLANLEVEL 05 - LEVEL 14 (10 FLOORS)
TYPICAL UPPER-TOWER PLANLEVEL 15 - LEVEL 19 (5 FLOORS)
LEVEL 03
LEVEL 04UPPER GROUND
LEVEL 01
LEVEL 02
LOWER GROUND
MJAA B N 1 5 0 8 5 9 8 3 4 2 82 3 H a m i l t o n S t r e e t S u b i a c o W A 6 0 0 8T 0 8 9 3 8 8 0 3 3 3 F 0 8 9 3 8 8 0 5 5 5a d m i n @ m a c j o n e s . n e t w w w . m a c j o n e s . n e t
MCDONALD JONES ARCHITECTS
DA 05 A
13041
DISTRIBUTIONLANDSCAPE AREASTIRLING CAPITALKISHORN RD, MOUNT PLEASANTKISHORN & OGILVIE APARTMENTS
SITE AREAS - KISHORN & OGILVIE
LOT 180 (OGILVIE RD) 1012mLOT 701 (OGILVIE RD) 1012mLOT 126 (KISHORN RD) 1012mLOT 702 (KISHORN RD) 1012m
TOTAL SITE AREA AMALGAMATED 4048m
LANDSCAPE AREA (m)
LOWERGROUND
UPPERGROUND
LEVEL 01
LEVEL 02
LEVEL 03
LEVEL 04
LEVEL 15-19
LEVEL 05-14
2244
110
110
181
64
92
2350
1230
LANDSCAPE AREA(6381m2)
DEEP SOIL AREA(771m2)
TOTAL 6381m2 = 157% of site area
MJAA B N 1 5 0 8 5 9 8 3 4 2 82 3 H a m i l t o n S t r e e t S u b i a c o W A 6 0 0 8T 0 8 9 3 8 8 0 3 3 3 F 0 8 9 3 8 8 0 5 5 5a d m i n @ m a c j o n e s . n e t w w w . m a c j o n e s . n e t
MCDONALD JONES ARCHITECTS
AMENDMENT:DATE:NO.
DA 06 B
13041
DIAGRAMMOVEMENTSTIRLING CAPITALKISHORN RD, MOUNT PLEASANTKISHORN & OGILVIE APARTMENTS
VEHICULARACCESS
PEDESTRIANACCESS
AMENDED FOR REVISEDDA SUBMISSION 20.08.15
UPPER GROUND
O G
I L
V I
ER
O A
D
BOOSTER
LOWER GROUND
BOOSTERGAS
K I
S H
O R
NR
O A
D
MJAA B N 1 5 0 8 5 9 8 3 4 2 82 3 H a m i l t o n S t r e e t S u b i a c o W A 6 0 0 8T 0 8 9 3 8 8 0 3 3 3 F 0 8 9 3 8 8 0 5 5 5a d m i n @ m a c j o n e s . n e t w w w . m a c j o n e s . n e t
MCDONALD JONES ARCHITECTS
AMENDMENT:DATE:NO.
DA 07 B
13041
BENEFIT PLANCOMMUNITYSTIRLING CAPITALKISHORN RD, MOUNT PLEASANTKISHORN & OGILVIE APARTMENTS
HIGH QUALITY ACTIVE STREETFRONTAGES & VERGES
PROVISION OF PUBLICFACILITIES
IMPROVEMENT TO PEDESTRIANNETWORKS
PROVISION OF COMMUNITY &COMMERCIAL MEETING FACILITIES
PROVISION OF CAR PARKING FORPUBLIC USE
AMENDED FOR REVISEDDA SUBMISSION 20.08.15
OG
ILVI
E ST
REE
T
KISH
OR
N S
TREE
T
HELM STREET
THE
ESPL
ANAD
E
CANN
ING HW
Y
LOT 16
CANN
ING HW
Y
LOT 69LOT 22
LOT 67A
LOT 1
LOT 71
LOT 14
LOT 59
LOT 57A
LOT 12 LOT 57
LOT 55
LOT 68B
LOT 70A
LOT 70B
LOT 70D
LOT 72B
LOT 66A
LOT 15
LOT 13
LOT 1-3/13LOT 15 LOT 17 LOT 19 LOT 21
LOT 23
LOT 23A
LOT 1-9/17
LOT 899
LOT 16
LOT 1-3/901A
LOT 1-9/8
LOT 1-4/1-3
LOT 1-5/21
LOT 1-4/23
TTET
L
ET
LO
EET
LOO
EE
OTT
REE
OTT
RE
T 11
TR
1-
STR
1-44
ST
-4/24/
ST
4/2/2
E S
/2323
E S
233
IE
3
VIE
LVIE
LVI
ILV
GIL
VG
ILO
GO
GO
GOO
LLLLOLLLOLOOOLOOOTOTOTOTTTOTT T 2T 2T 22222222222222222222222
HHHHEHEELELELMLMLMMM SSSTSTSTR
L
TR
LOL
TR
LOLO
RE
OTO
RE
OTOT
REE
T 6T
EE
676
EET
67A67
ET
7A7A
ET
7AA
T
AA
LLOLLOLOOTOOTOTT 6T 696696999
OG
ILVI
E ST
REE
T
KISH
OR
N S
TREE
T
HELM STREET
THE
ESPL
ANAD
E
CANN
ING HW
Y
LOT 16
CANN
ING HW
Y
LOT 69LOT 22
LOT 67A
LOT 1
LOT 71
LOT 14
LOT 59
LOT 57A
LOT 12 LOT 57
LOT 55
LOT 68B
LOT 70A
LOT 70B
LOT 70D
LOT 72B
LOT 66A
LOT 15
LOT 13
LOT 1-3/13LOT 15 LOT 17 LOT 19 LOT 21
LOT 23
LOT 23A
LOT 1-9/17
LOT 899
LOT 16
LOT 1-3/901A
LOT 1-9/8
LOT 1-4/1-3
LOT 1-5/21
LOT 1-4/232
LLLOLOLOTOOTOTOT 7TT 71771711
LLOLLOLOLOTOOT TT 6T 6966999
LLOLLOLOOTOTOT TT 66676767A7A7AAA
LLLOLLOLOLOOOTOOTOT OTTT 1T 1-31-3/3/1/13133
K
L
K
LO
KI
LO
KIS
OT
KIS
OT
ISH
T 7
SH
72
SHO
72B
HO
2B
HO
B
OR
ORR
NR
NR
NNS
N SS
T
L
ST
L
STR
LO
L
TR
LOT
LOL
TRE
OT
LOTO
RE
T 7
OTOT
REE
T 70
OT 1T
EE
70D
T 11
EET
0D
155
ET
D
55
ET
D
5
TT
LLO
OG
ILVI
E ST
REE
T
KISH
OR
N S
TREE
T
HELM STREET
THE
ESPL
ANAD
E
CANN
ING HW
Y
LOT 16
CANN
ING HW
Y
LOT 69LOT 22
LOT 67A
LOT 1
LOT 71
LOT 14
LOT 59
LOT 57A
LOT 12 LOT 57
LOT 55
LOT 68B
LOT 70A
LOT 70B
LOT 70D
LOT 72B
LOT 66A
LOT 15
LOT 13
LOT 1-3/13LOT 15 LOT 17 LOT 19 LOT 21
LOT 23
LOT 23A
LOT 1-9/17
LOT 899
LOT 16
LOT 1-3/901A
LOT 1-9/8
LOT 1-4/1-3
LOT 1-5/21
LOT 1-4/23
LLLOLOLOTOOTOTOT 7TT 7771711
LLLOLOLOTOOT TT 6T 6T 6966999
LLOLLOLOOTOTOT 6TT 67667A6767A7A7AAA
LLLLLOLOLOLOOTOOTOT OTTT 1T 11-111-31 3-3/33/3/133//1333
KK
LO
KI
LO
KKIS
LOT
KIS
OT
ISH
T 7
SH
72
SHO
72B
HO
2B
HO
B
OR
B
OR
OR
NR
NR
NNS
N SS
T
L
ST
LO
STR
LO
L
TR
LOT
LOL
TRE
OT
LOO
RE
T 7
OTOT
REE
T 70
OT T
REE
70D
T 11
EET
0D
155
ET
D
55
ET
D
5
TT
LLLO
OG
ILVI
E ST
REE
T
KISH
OR
N S
TREE
T
HELM STREET
THE
ESPL
ANAD
E
CANN
ING HW
Y
LOT 16
CANN
ING HW
Y
LOT 69LOT 22
LOT 67A
LOT 1
LOT 71
LOT 14
LOT 59
LOT 57A
LOT 12 LOT 57
LOT 55
LOT 68B
LOT 70A
LOT 70B
LOT 70D
LOT 72B
LOT 66A
LOT 15
LOT 13
LOT 1-3/13LOT 15 LOT 17 LOT 19 LOT 21
LOT 23
LOT 23A
LOT 1-9/17
LOT 899
LOT