27 October 2015 - Agenda - No 131 - City of Melville.pdf

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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

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

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.

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.

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.

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

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

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

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

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

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.

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

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.

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

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

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

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

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

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.

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.

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

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.

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.

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.

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.

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.

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

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

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

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.

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



AMENDMENT:DATE:NO.

DA 00 C

13041

SITE LOCATION


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



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


duplex with loft


duplex


duplex


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



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



AMENDMENT:DATE:NO.

DA 03 C

13041

STAGING PLAN


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



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



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



AMENDMENT:DATE:NO.

DA 06 B

13041

DIAGRAMMOVEMENTSTIRLING CAPITALKISHORN RD, MOUNT PLEASANTKISHORN & OGILVIE APARTMENTS

VEHICULARACCESS

PEDESTRIANACCESS


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



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


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 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 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 23

LOT 23A

LOT 1-9/17

LOT 899

LOT

27 October 2015 - Agenda - No 131 - City of Melville.pdf

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Transcript of 27 October 2015 - Agenda - No 131 - City of Melville.pdf