DESIGN ADVISORY COMMITTEE - City of Perth the Design Advisory Committee, having considered the...

I:\CPS\ADMIN SERVICES\COMMITTEES\DRAFT MINUTES\DA081113MINS.DOC

DA CTE MINS 13 NOVEMBER 2008

MINUTES

DESIGN ADVISORY COMMITTEE

13 NOVEMBER 2008

P R E S I D I N G M E M B E R ’ S S I G N AT U R E

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INDEX

Item Description Page

DA147/08 DECLARATION OF OPENING 1

DA148/08 APOLOGIES 1

DA149/08 MEMBERS ON LEAVE OF ABSENCE AND APPLICATIONS FOR LEAVE OF ABSENCE 2

DA150/08 CONFIRMATION OF MINUTES 2

DA151/08 DISCLOSURE OF MEMBERS’ INTERESTS 2

DA152/08 29 - 31 (LOT 3) WELLINGTON STREET, EAST PERTH - PROPOSED FOUR STOREY RESIDENTIAL DEVELOPMENT CONTAINING 18 MULTIPLE DWELLINGS AND 18 BASEMENT CAR PARKING BAYS 3

DA153/08 133 - 141 (LOT 20) MURRAY STREET, PERTH - PROPOSED THIRTEEN LEVEL COMMERCIAL BUILDING WITH 16 CAR PARKING BAYS 5

DA154/08 175 AND 185 (LOTS 15 AND 20) ADELAIDE TERRACE, EAST PERTH - AMENDED APPLICATION FOR 27 STOREY MIXED USE DEVELOPMENT INCLUDING OFFICES, 128 RESIDENTIAL APARTMENTS, GROUND FLOOR DINING AND ENTERTAINMENT USES AND A FOUR LEVEL BASEMENT CAR PARK - REQUEST FOR BONUS PLOT RATIO 8

DA155/08 347 AND 339 - 341 (LOTS 1, 2 AND 50) HAY STREET, EAST PERTH - AMENDED PLAN FOR A 12 STOREY OFFICE DEVELOPMENT PLUS GROUND FLOOR CAFÉ AND A TWO LEVEL BASEMENT CAR PARK - REQUEST FOR BONUS PLOT RATIO 12

DA156/08 GENERAL BUSINESS 19

DA157/08 ITEMS FOR CONSIDERATION AT A FUTURE MEETING 19

DA158/08 CLOSE OF MEETING 19


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Minutes of the meeting of the City of Perth Design Advisory Committee held in Committee Room 1, Ninth Floor, Council House, 27 St Georges Terrace, Perth on Thursday, 13 November 2008.

MEMBERS IN ATTENDANCE

Mr Ednie-Brown - Presiding Member Mr Way - Deputy for Mr Hames Mr Turner - Arrived at 4.10pm Ms Morgan - Arrived at 4.10pm Mr Monks - Acting Chief Executive Officer Mr Farley - Acting Director Planning and Development

OFFICERS

Ms Smith - Manager Approval Services Mr Smith - City Architect Mr Gericke - Coordinator Statutory Town Planning Ms Trlin - Planning Officer Mr Sillence - Governance Coordinator

GUESTS

Mr Poeta - Ark Developments Pty Ltd Mr Tascone - Ark Developments Pty Ltd Mr Natoli - Ark Developments Pty Ltd Mr Davies - Woodhead International Mr Simpson - TPG Town Planning and Urban Design Mr Meehan - SS Chang Architects Mr Cameron - Finbar Mr MacCormac - MacCormac Architects Mr Hocking - MacCormac Architects Mr Cunningham - Greg Rowe and Associates

DA147/08 DECLARATION OF OPENING The Presiding Member declared the meeting open at 4.02pm.

DA148/08 APOLOGIES Mr Woodland Mr Hames


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DA149/08 MEMBERS ON LEAVE OF ABSENCE AND APPLICATIONS FOR LEAVE OF ABSENCE

The Chief Executive Officer is currently on a leave of absence.

DA150/08 CONFIRMATION OF MINUTES Moved by Mr Monks, seconded by Mr Ednie-Brown That the minutes of the meeting of the Design Advisory Committee held on 23 October 2008 be confirmed as a true and correct record. The motion was put and carried

DA151/08 DISCLOSURE OF MEMBERS’ INTERESTS Nil Ms Morgan and Mr Turner entered the meeting at 4.10pm. The Presiding Member agreed to accept the deputations for the following items:- • Item DA152/08 - Mr Poeta and Mr Tascone (Ark Developments Pty Ltd). • Item DA153/08 - Mr Simpson (TPG Town Planning and Urban Design) and

Mr Davies (Woodhead International). • Item DA154/08 - Mr Meehan (SS Chang Architects) and Mr Cameron

(Finbar). • Item DA155/08 - Mr MacCormac (MacCormac Architects) and Mr

Cunningham (Greg Rowe and Associates). Presentations were given on the items listed above. Mr Way departed the meeting at 5.43pm and did not return.


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DA152/08 29 - 31 (LOT 3) WELLINGTON STREET, EAST PERTH - PROPOSED FOUR STOREY RESIDENTIAL DEVELOPMENT CONTAINING 18 MULTIPLE DWELLINGS AND 18 BASEMENT CAR PARKING BAYS

BACKGROUND:

SUBURB/LOCATION: 29 - 31 (Lot 3) Wellington Street, East Perth DA/BA REFERENCE: 2008/2272 REPORTING OFFICER: Gabriel Hodgson RESPONSIBLE DIRECTOR: Robert Farley, Acting Director Planning and

Development DATE: 6 November 2008 MAP / SCHEDULE: Map and coloured perspectives for 29-31

Wellington, East Perth LANDOWNER: Linda Rosita Cornelius APPLICANT: Ark Developments Pty Ltd ZONING: (MRS Zone) Central City Area (City Planning Scheme Precinct) Goderich

(Precinct 14) (City Planning Scheme Use Area) Residential R160

APPROXIMATE COST: $4.1 million DEVELOPMENT REQUIREMENTS: The proposal’s compliance with the City Planning Scheme development requirements is summarised below for the site:-

Development Standard Proposed Required Maximum Plot Ratio:

1.99:1 (1,341m2)

2:1 (1,350m2)

Building Height: - Wellington Street

14.3 metres

9 metres (minimum)

19.5 metres (maximum)

Dwelling Density (R160): 18 dwellings 10 dwellings


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Development Standard Proposed Required Setbacks: - Front (Wellington Street) - Side (West) - Side (East) Basement / Ground Levels 1 - 4 - Rear (South)

Nil to 1.2 metres

Nil

Nil

2.2 metres to 3.0 metres

Nil to 2.0 metres

Nil required

Nil permitted

Nil permitted

Nil permitted

Nil permitted

Car Parking: 18 residential bays Maximum 28 residential bays plus 2 visitor bays

Open Space: 37% (250m2) 60% (405m2)

Balconies: All units comply with minimum area and

dimension.

Minimum area 10m2 Minimum dimension 2

metres. The Design Advisory Committee is requested to comment on the design of the proposed residential development. A verbal presentation was given to the Committee in regard to this application. It was therefore recommended that the Design Advisory Committee considers the design of the proposed four storey residential development containing 18 multiple dwellings and associated 18 basement car parking bays at 29 - 31 (Lot 3) Wellington Street, East Perth. Moved by Mr Monks, seconded by Mr Ednie-Brown That the Design Advisory Committee, having considered the design of the proposed four-storey residential development containing 18 multiple dwellings and 18 basement car parking bays at 29 - 31 (Lot 3) Wellington Street, East Perth, does not support the design as it displays little architectural merit and appears to be unnecessarily complex in its internal arrangement. Any redesign should also address screening the communal outdoor terrace to restrict overlooking of the neighbouring residential property. The motion was put and carried


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DA153/08 133 - 141 (LOT 20) MURRAY STREET, PERTH - PROPOSED THIRTEEN LEVEL COMMERCIAL BUILDING WITH 16 CAR PARKING BAYS

BACKGROUND:

SUBURB/LOCATION: 133 - 141 Murray Street on the corner of William Street

DA/BA REFERENCE: 2008/2348 RESPONSIBLE DIRECTOR: Robert Farley, Acting Director Planning and

Development MAP / SCHEDULE: Map and coloured perspectives for 133 - 141

Murray Street, Perth LANDOWNER: Gutace Holdings Pty Ltd APPLICANT: TPG Town Planning and Urban Design ZONING: (MRS Zone) Central City Area (City Planning Scheme Precinct) Citiplace (P5)

(City Planning Scheme Use Area) City Centre APPROXIMATE COST: $36 million DEVELOPMENT REQUIREMENTS: The proposal’s compliance with the City Planning Scheme development requirements is summarised below:-

Development Standard Proposed Required / Permitted Maximum Plot Ratio

5.0:1.0(6,485m²) 5.0:1.0 (6,485m²)

Building height -Murray Street -Barrack Street

43 metres on the

streetfront (with the upper 6 levels

projecting into the height plane) to a total height of 46

metres

43 metres on the streetfront (with the

upper 7 levels projecting into the height plane) to a total height of 46

metres

1:1 (20 metres) with an angled height plane of

45°

1:1 (20 metres) with an angled height plane of

45°


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Development Standard Proposed Required / Permitted Car Parking: -Tenant parking

16 parking bays

25 parking bays (maximum)

Bicycle Parking 144 bicycle bays and end of trip facilities

12 bicycle bays and end of trip facilities

Setbacks: - Murray Street (north) Levels 1-4 Levels 5-12 - Barrack Street (west) - Side (east) - Side (south)

Nil

2.4 – 6 metres

Nil – 1 metres

Nil

Nil – 5 metres

Nil permitted/consistent with adjoining

properties

Nil permitted/consistent with adjoining

properties Nil permitted/consistent

with adjoining

Nil permitted

Nil permitted The Committee’s advice in regard to the design of the proposed office building is requested. Comments on the following aspects are sought:- • the presentation to the west on the upper office levels which will be visible from

the Murray Street Mall; • the elevation to the north which is located on the prominent Murray Street and

Barrack Street intersection. A verbal presentation was given to the Committee in regard to this application. It was therefore recommended that the Design Advisory Committee considers the design of the proposed thirteen level commercial building with 16 car parking bays at 133 - 141 (Lot 20) Murray Street, Perth.


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Moved by Mr Turner, seconded by Ms Morgan That the Design Advisory Committee, having considered the design of the proposed thirteen level commercial building with 16 car parking bays at 133 – 141 (lot 20) Murray Street, Perth, does not support the design of the building which lacks architectural sensitivity in the context of the Barrack Street streetscape. The following matters should be reviewed as part of any redesign of the building:- 1. the podium design with its strong horizontal emphasis and lack of

detailing, while making a modern statement, does not sufficiently reflect the architectural rhythms of existing buildings in Barrack Street;

2. the variation to the building height requirements, particularly to

Barrack Street, is exacerbated by the minimal setback to the tower whereby the intent of providing podium levels to create a human sale to the building frontage is not achieved;

3. the juxtaposition of colours between the podium and the tower and

the proportions of the elements create an unsympathetic contrast in the Barrack Street streetscape;

4. the truncation to the ground level retail tenancy should be extended

to reflect a more regular or traditional splay to the tenancy frontage. The motion was put and carried


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DA154/08 175 AND 185 (LOTS 15 AND 20) ADELAIDE TERRACE, EAST PERTH - AMENDED APPLICATION FOR 27 STOREY MIXED USE DEVELOPMENT INCLUDING OFFICES, 128 RESIDENTIAL APARTMENTS, GROUND FLOOR DINING AND ENTERTAINMENT USES AND A FOUR LEVEL BASEMENT CAR PARK - REQUEST FOR BONUS PLOT RATIO

BACKGROUND:

SUBURB/LOCATION: 175 and 185 Adelaide Terrace, Perth FILE REFERENCE: 2008/2341 REPORTING OFFICER: Michaela Trlin RESPONSIBLE DIRECTOR: Robert Farley, Acting Director Planning and

Development DATE: 29 October 2008 MAP / SCHEDULE: Map and coloured perspectives for 175 Adelaide

Terrace LANDOWNER: 175 Adelaide Terrace Pty Ltd APPLICANT: SS Chang Architects ZONING: (MRS Zone) Central City Area (City Planning Scheme Precinct) Adelaide (P13)

(City Planning Scheme Use Area) Office / Residential

APPROXIMATE COST: $56 million BACKGROUND: The subject site is located on the southern side of Adelaide Terrace in East Perth. The building on Lot 15 was formally occupied by the Fairlaine Bowling Centre whilst the adjoining Lot 20 is occupied by an open air car park. At its meeting held on 17 April 2008, the Design Advisory Committee considered the design and awarding of bonus plot ratio for the proposed 16 level office development on the subject site, where it resolved that the Committee:- “1. acknowledges that the applicant has responded to the previous issues raised by

the Committee in regard to achieving a higher sustainability/efficiency rating to address market trends, and reviewing the design of the building facades and roof elements;

2. the Committee considers that, as a consequence of the applicant’s design

review and inclusion of additional facilities, the design, standard and nature of the proposed development as a whole would constitute a sufficiently significant improvement to the amenities of the area to warrant the awarding of 20% bonus plot ratio (or an additional 2,946m2 of plot ratio floor area) being a total plot ratio


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of 4.8:1, equivalent to a total of 17,678m2 of plot ratio floor area for the provision of:- 2.1 a 2,816m2 public plaza incorporating a 510m2 terraced amphitheatre with

water features, a reflection pond, public seating, public art, a projection wall and feature plantings;

2.2. a performing arts facility including an adaptable stage with lighting and

sound capabilities for multimedia visual and performing art opportunities; 2.3. the creation of public view corridors from Adelaide Terrace through to the

Swan River by ‘lifting’ the building and designing the ground level as a plaza and transparent lobby space;

2.4 interpreting the social and cultural values of the former use of the site

(Fairlanes Bowling Centre) in the final design of the plaza level of the proposed development.”

At its meeting held on 19 February 2008, the Council resolved to approve the demolition of the existing building at 175 Adelaide Terrace and award a 20% bonus plot ratio for the development of a 16 level office development containing ground floor dining and entertainment uses and a two level basement car park on 175 and 185 Adelaide Terrace, East Perth. DETAILS: The proposed development has been significantly modified by reducing the amount of office space and introducing a residential component to the building. The provision of a public plaza including public facilities at ground level in which a 20% bonus plot ratio was granted by the Council has not been modified with respect to the type and number of public facilities, but has in fact increased in size by 200m2 due to the redesign of the building foyer. The amount of office floor area has been reduced from the approved 11 storeys to five storeys equating to a reduction of floor space from 16,495m2 to 6,750m2. A total of 128 residential apartments have been added over 19 floors with each typical residential floor plate consisting of seven, two and three bedroom apartments ranging in size from 87m2 to 184m2. The residential and office components of the development have been separated by the provision of a common amenities area on the seventh floor of the building. The shape and layout of the ground floor lobby has been modified to incorporate separate lift and lobby facilities for office and residential tenants and also to improve its function and visual links to the rear spaces of the plaza. The modification of the lobby area has created an additional 200m2 of forecourt area. The two ground floor commercial tenancies have also been slightly modified.


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An additional two basement levels have been added, creating a total of four levels of basement car parking and a total of 302 parking bays for the site. The public car parking previously provided has been deleted and one residential store for each apartment provided. The exterior building materials will include painted pre-cast concrete walls, washed aggregate concrete walls, stone cladding, aluminium weather proof louvres, frameless glazing to the lobby and aluminium highlights. COMPLIANCE WITH PLANNING SCHEME: The subject site is located within the Office / Residential area of the Adelaide Precinct (P13) of the City Planning Scheme No. 2. The Precinct will be further developed as a residential quarter, but will also accommodate offices, functioning as a secondary, less intensive, general office district and contain a mixture of general commercial activities of a kind that will contribute to residential amenity. Under the Use Group Table for the Adelaide Precinct, “Office”, “Residential” and “Dining” uses are a preferred (‘P’) use, whilst “Entertainment” is a contemplated (‘C’) use. DEVELOPMENT REQUIREMENTS: The proposal’s compliance with the City Planning Scheme development requirements is summarised below for the site:-

Development Standard Proposed Required Maximum Plot Ratio

4.8:1 (17,678m2)

4:1 (14,732m2)

Building Height

A height of 4.3 metres along the street frontage with a

maximum height of 63 metres within the building height

envelope

A ratio of 1:1 along the street frontage (26

metres) plus additional height after a minimum 8 metre setback from

the front property boundary at a height

ratio of 2:1.

Setbacks: - Adelaide Terrace - West Side - East Side - South Side

6 metres

3 metres to office, 5.3 metres to residential

portion.

4.8 metres to office, 7.1 metres to

residential portion.

5.9 metres

Nil permitted Nil permitted

Nil permitted

Nil permitted


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Development Standard Proposed Required Car Parking: - Commercial - Residential

72 tenant bays

228 bays

73 tenant bays

(maximum)

128 bays (minimum) 256 (maximum)

Bicycle Parking 26 bicycle bays and

end of trip facilities 14 bicycle bays and end of trip facilities

Bonus Plot Ratio: As the awarding of 20% bonus plot ratio was previously supported by the Design Advisory Committee and approved by the Council and the basis on which the bonus was awarded has remained relatively unchanged, it is recommended that this aspect of the proposal should be supported. CONCLUSION: The Design Advisory Committee is requested to comment on the revised building design. A verbal presentation was given to the Committee with respect to the application. It was therefore recommended that the Design Advisory Committee considers the revised design and awarding of bonus plot ratio for the proposed 27 level mixed use building including offices and 128 residential apartments with ground floor dining and entertainment uses and four levels of basement car parking at 175 and 185 (Lots 15 and 20) Adelaide Terrace, Perth. Moved by Mr Monks, seconded by Mr Farley That the Design Advisory Committee, having considered the revised design and awarding of bonus plot ratio for the proposed 27-level mixed-use building including offices and 128 residential apartments with ground floor dining and entertainment uses and four levels of basement car parking at 175 and 185 (Lots 15 and 20) Adelaide Terrace, Perth:- 1. supports the awarding of 20% bonus plot ratio (or an additional

2,946m2 of plot ratio floor area) being a total plot ratio of 4.8:1, equivalent to a total of 17,678m2 of plot ratio floor area for the provision of:-

1.1 a 3,000m2 public space incorporating a 510m2 terraced

amphitheatre with water features, a reflection pond, public seating, public art, a projection wall and feature plantings;

(Cont’d)


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1.2 a performing arts facility including an adaptable stage with lighting and sound capabilities for multimedia visual and performing art opportunities;

1.3 interpreting the social and cultural values of the former use

of the site (Fairlanes Bowling Centre) in the final design of the public spaces;

1.4 the creation of public view corridors from Adelaide Terrace

through to the Swan River by ‘lifting’ the building and maintaining the transparency of the lobby space;

subject to the submission of a management strategy detailing how the developer will ensure the delivery and maintenance of the public spaces and particularly the performing arts facilities over the long term, where conflict with the residents within the proposed mixed-use strata titled development may occur;

2. supports the design of the office and residential building subject to

the further refinement and sympathetic redesign of the commercial buildings on either side of the public plaza.

The motion was put and carried

DA155/08 347 AND 339 - 341 (LOTS 1, 2 AND 50) HAY STREET, EAST PERTH - AMENDED PLAN FOR A 12 STOREY OFFICE DEVELOPMENT PLUS GROUND FLOOR CAFÉ AND A TWO LEVEL BASEMENT CAR PARK - REQUEST FOR BONUS PLOT RATIO

BACKGROUND:

SUBURB/LOCATION: 347 and 339 - 341 (Lots 1, 2 and 50) Hay Street, East Perth

FILE REFERENCE: 2008/2153 REPORTING OFFICER: Michaela Trlin RESPONSIBLE DIRECTOR: Robert Farley, Acting Director Planning and

Development DATE: 29 October 2008 MAP / SCHEDULE: Map and coloured perspectives for 347 and 339 -

341 Hay Street, East Perth


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LANDOWNER: Morevale Investments Pty Ltd & Northbank Holdings Pty Ltd

APPLICANT: MacCormac Architects ZONING: (MRS Zone) Central City Area (City Planning Scheme Precinct) Adelaide (P13).

(City Planning Scheme Use Area) Office / Residential

APPROXIMATE COST: $48 million

SITE HISTORY:

The subject site comprises three lots on the corner of Hay and Hill Streets in East Perth. Lots 1 and 2 have an area of 777m2 and Lot 50 has an area of 1,867m2, equating to a total area of 2,644m2. Lots 1 and 2 are vacant land. Lot 50 is occupied by the Grosvenor Hotel which is listed under Schedule 8.1 - Places of Cultural Heritage Significance of the City of Perth City Planning Scheme No. 2. The Grosvenor Hotel is also on the register of the National Estate and classified by the National Trust. The two storey hotel building with a double height verandah to the north and east elevations in a federation filigree style was built circa 1887. A two storey Federation Gothic style addition was added to the western side of the original building in 1900. In the mid 1970’s an elevated car park structure with a vehicular ramp from Hay Street was constructed to the rear of the hotel. At its meeting held on 31 July 2008, the Design Advisory Committee considered the design and awarding of bonus plot ratio for the proposed 12 storey office development on the subject site, where it resolved that the Committee:- “1. considers that the application for a 20% plot ratio bonus is premature given that

no details have been submitted concerning the proposed conservation works and the timing of these works to the Grosvenor Hotel and that these details need to be provided as part of the current application in order for the application to be legally entitled to pursue the plot ratio bonus;

2. supports the granting of a significant plot ratio bonus for any application that

conserves the Grosvenor Hotel as part of the development and for the provision of a significant public plaza (albeit in a modified form from that currently proposed) for the site;

3. supports the location of the proposed office building on site as being respectful

to the Grosvenor Hotel and surrounding streetscape; 4. requests the applicant to:-

4.1 modify the ground level floor plan of the development by relocating the small and insignificant lower plaza from the Hill Street frontage into the


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more significant and potentially useful main public plaza area forming the entrance to the office building off Hay Street;

4.2 modify the plans to remove the isolated portions of the plaza that could

provide locations for anti social behaviour to occur; 4.3 modify the plans to provide a direct entrance to the office building from

Hill Street and for the office building to better relate to Hill Street; 4.4 Reconsider the opportunities to improve the ground level frontage to Hill

Street by modifying the location of the crossover to the site and the location of the individual retail tenancy.”

DETAILS:

The application proposes the demolition of the elevated car park structure to the south of the hotel building and the demolition of the concrete ramp on the western elevation. Construction is proposed of a 12 storey office development comprising a ground floor café and two basement level car parks at 347 and 339 - 341 Hay Street, East Perth. The lower basement includes 45 tenant car parking bays, 16 bicycle bays, lift and lift lobby and plant rooms. The upper semi - basement level has been revised to include an 83m2 retail tenancy fronting Hill Street, 35 tenant car parking bays including one universal access bay, plant rooms, delivery room for the hotel, male and female end of trip facilities, stairs, lift lobby and parking for eight bicycles. The crossover to the basement car park has been relocated and is now adjacent to the southern lot boundary in accordance with the Design Advisory Committee’s previous comments. The ground floor incorporates a 175m2 café to the west of the Grosvenor Hotel fronting Hay Street and two office tenancies of 174m2 and 195m2 each. The entry lobby to the office building has been modified to provide entry from both Hay and Hill Streets. The design of the 60m2 public plaza off Hill Street has been revised to remove the potential isolated areas and promote pedestrian links within the site. The first and second floors of the office building consist of a typical office floor plate of 795m2 respectively with a void area over the ground floor lobby. Floors three to eleven have a typical floor plate area of 993m2 and floor twelve a floor plate area of 897m2. The simple design of the building includes a mainly glazed façade that has been designed to provide a sympathetic background to the heritage significant Grosvenor Hotel. A curved low rise development has been designed to front Hay Street with the aim of maintaining views of the Grosvenor Hotel from the west. The predominantly glass façade will consist of solid panels of spandrel glass. Sunscreen panels will be fixed to all elevations. The main feature blades and exposed columns will be clad with matching sandwich panel material to within 2400mm of ground level. A black polished granite stone cladding is proposed for the ground floor facade.


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The application includes conservation works to the heritage listed Governor Hotel which have been detailed in the draft conservation management plan for the hotel. The works include the reconstruction of the external façade of the hotel and include internal modification works to the hotel.

COMPLIANCE WITH PLANNING SCHEME:

Land Use The subject site is located within the Office / Residential area of the Adelaide Precinct (P13) of the City Planning Scheme No. 2. The Precinct will be further developed as a residential quarter, but will also accommodate offices, functioning as a secondary, less intensive, general office district and contain a mixture of general commercial activities of a kind that will contribute to residential amenity. Under the Use Group Table for the Adelaide Precinct, “Office” and “Dining” uses are a preferred (‘P’) use. Development Requirements The proposal’s compliance with the City Planning Scheme development requirements is summarised below for the site:-

Development Standard Proposed Required Maximum Plot Ratio

4.8:1 (12,691m2)

4:1 (10,576m2)

Building Height

12.2 metres

47.4 metres

12 metres (minimum to

Hay Street) 25.5 metres (maximum)

Setbacks: - North (Hay Street) - West - East (Hill Street) - South

Nil Nil

5.29 metres 3.25 metres

Nil permitted Nil permitted Nil permitted Nil permitted

Car Parking: - Commercial

79 tenant bays plus

one universal access bay

79 tenant bays

(maximum)

Bicycle Parking 24 bicycle bays and end of trip facilities

provided

24 bicycle bays and end of trip facilities


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Bonus Plot Ratio: In accordance with Clause 28 of the City Planning Scheme No. 2, the Council may permit up to 20% bonus plot ratio. The application proposes 12,691m2 of plot ratio floor area on the subject site, which equates to a total plot ratio of 4.8:1 or an additional 2,115m2 or 20% bonus plot ratio floor area. Under the Bonus Plot Ratio Policy the community or other facilities eligible for bonus plot ratio include:- • Public space.

• Pedestrian facilities.

• Conservation of heritage places and heritage areas.

• Provision of specific facilities on private land.

• Public view considerations. Grounds for Bonus Plot Ratio: Conservation of Heritage Places and Heritage Areas: Bonus plot ratio is sought for the retention of the Grosvenor Hotel and the conservation and reconstruction works proposed for the hotel. The applicant has advised that the hotel will be subject to a conservation management plan in which a draft copy of the plan has been provided, a heritage agreement and is likely to be assessed by the Heritage Council of WA for entry onto the Register of Heritage Places. The conservation management plans outlines the external and internal works which will be undertaken and how they will be staged over a 15 year period. The proposed conservation works include:- • the reconstruction and conservation of the north, west and southern facades;

• the adaptation and conservation of the eastern façade;

• the reconstruction and conservation of the roof;

• the reconstruction of the external mechanical services;

• the reconstruction and conservation of the verandah and awnings;

• the reconstruction of the setting on all sides of the hotel. The proposed internal works are to be commenced immediately and include:- • the conservation and reconstruction of the basement area;

• the relocation of the kitchen, associated storage and staff facilities, including new mechanical systems;


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• the creation of a new access and the reconstruction of servicing and rubbish disposal;

• the development of a temporary service and rubbish disposal area during the construction of the new office building;

• the structural upgrading for Grosvenor Square redevelopment works. The following works to the ground floor are anticipated to commence immediately or within a two to four year time frame:- • The relocation of the female toilets within the ground floor;

• The provision public access to the ground and first floor spaces;

• Interconnect all floors with dumb waiter facilities;

• Adaptation of the ground floor openings for indoor / outdoor connectivity;

• Enhance the level of integrity of the existing fabric;

• Conserve and reconstruct the existing first floor function area;

• Conserve and adapt the two wings of the western extension;

• Provide public access to current standards, possible sub-kitchen and upgrading of toilet facilities on the first floor.

Forward works to the Governor Hotel at the cost of $4 to $4.5 million are proposed prior to the development of the office building. A staged approach to the conservation works is required due to the Grosvenor Hotel being subject to a long term lease in which the hotel must remain operable throughout the development and conservation program. The conservation management plan will be supported by a heritage agreement which will run with the property providing a legal safe guard to ensure the complete program of conservation works is undertaken. The proposed conservation and restoration works are considered consistent with the ‘Bonus Plot Ratio’ Policy under the City Planning Scheme No. 2. Public Space: The applicant is seeking a bonus for the provision of a small public plaza off Hay Street adjacent to the proposed café. The location of the plaza combined with the curved facade of the café and the increased setback of the office building serves to open up a vista of the western face of the heritage hotel. The proposed public space is considered to warrant the granting of some additional plot ratio and is considered to meet the essential criteria and performance guidelines of the ‘Bonus Plot Ratio’ Policy under the City Planning Scheme No. 2.


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Design: The design of the proposed office building has been modified to address the matters raised by the Design Advisory Committee at its 31 July 2008 meeting. These will be discussed as part of the presentation to the Committee. CONCLUSION: The Design Advisory Committee is requested to comment on the awarding of a maximum 20% bonus plot ratio, the proposed building height variation and the design of the proposed development. A verbal presentation was given to the Committee with respect to the application. It was therefore recommended that the Design Advisory Committee considers the revised design and the awarding of bonus plot ratio for the proposed 12 - level office building with ground floor ‘dining’ use and containing two levels of basement car parking at 347 and 339 - 341 (Lots 1, 2 and 50) Hay Street, East Perth. Moved by Mr Turner, seconded by Mr Ednie-Brown That the Design Advisory Committee, having considered the revised design and the awarding of bonus plot ratio for the proposed 12-level office building with ground floor ‘dining’ uses and two levels of basement car parking at 347 and 339 - 341 (Lots 1, 2 and 50) Hay Street, East Perth:- 1. supports the awarding of 20% bonus plot ratio (or an additional

2,115m2 of plot ratio floor area) being a total plot ratio of 4.8:1, equivalent to a total of 12,691m2 of plot ratio floor area for the provision of:-

1.1 the retention and conservation of the heritage listed

Grosvenor Hotel, noting that the hotel use will be maintained however, the Committee considers that the 15 year timeframe proposed for the completion of the conservation works to the hotel is excessive and a lesser time frame is required;

1.2 the provision of a north facing public plaza fronting Hay

Street, adjacent to the hotel and a proposed café; 2. generally supports the design of the proposed office tower,

however, considers that the bifurcation of the northern façade and the lack of sun-screening to the middle glazed section of the façade remains unresolved and requires further design modification;

(Cont’d)


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3. notes the design improvements to the ground plane that have adequately addressed the Committee’s previous comments of 31 July 2008.

The motion was put and carried

DA156/08 GENERAL BUSINESS Nil

DA157/08 ITEMS FOR CONSIDERATION AT A FUTURE MEETING Nil

DA158/08 CLOSE OF MEETING There being no further business the Presiding Member declared the meeting closed at 6.22pm.

DESIGN ADVISORY COMMITTEE - City of Perth the Design Advisory Committee, having considered the...

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Transcript of DESIGN ADVISORY COMMITTEE - City of Perth the Design Advisory Committee, having considered the...