Construction of a 4/5 storey residential flat building …Development Assessment Commission 8 June 2017 2 AGENDA ITEM 2.2.1 OVERVIEW Application No 473/E008/17 Unique ID/KNET ID 1906

Development Assessment Commission

8 June 2017

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AGENDA ITEM 2.2.1

Woodforde T & A Pty Ltd

Construction of a 4/5 storey residential flat building (Kelso Apartments)

25 Glen Stuart Road, Woodforde

473/E008/17

TABLE OF CONTENTS

AGENDA REPORT

ATTACHMENTS

1: DEVELOPMENT PLAN PROVISIONS

2: MAPS & SITE PHOTOS

3: PREVIOUS REPORTS FROM LAND DIVISION ASSESSMENT

a. Agenda Item 3.1 – land division assessment

b. GTA - traffic impact assessment 20/10/15

c. DPTI comments

4: CURRENT APPLICATION & PLANS

a. Development Application Form

b. Intro – Planning Report

c. Enzo Caroscio Architecture - Plans

d. GTA – Car Parking Assessment

e. Adams Consulting Engineers – Drainage Plans

f. Tract – Landscape Plans

g. Alexander Symonds – View-Shed Study

h. Aborman Tree Solutions– Regulated Tree Assessment

i. Greencap – Soil Remediation Report

5: COUNCIL COMMENTS

6: AGENCY COMMENTS

7: RESPONSE TO COUNCIL AND AGENCY COMMENTS

8: REPRESENTATIONS

9: RESPONSE TO REPRESENTATIONS


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AGENDA ITEM 2.2.1

OVERVIEW Application No 473/E008/17

Unique ID/KNET ID 1906 / 2017/06103/01

Applicant Woodforde T & A Pty Ltd

Proposal Construction of a 4 and 5 storey residential flat building

comprising 46 dwellings and ground level/undercroft car

parking, and associated landscaping and site works.

Subject Land Lot 157 in DA 473/D049/15 (25 Glen Stuart Road, Woodforde)

Zone/Policy Area Residential Zone, Medium Density Policy Area 43

Relevant Authority DAC (Schedule 10 - Certain developments over $3m)

Lodgement Date 3 March 2017

Council Adelaide Hills Council

Development Plan 28 April 2016

Type of Development Merit

Public Notification Category 3

Representations 74, 40 to be heard

Referral Agencies Government Architect, Affordable Housing Unit, Renewal SA

Report Author Nitsan Taylor

RECOMMENDATION Development Plan Consent subject to reserved matters and

conditions

EXECUTIVE SUMMARY

The application seeks planning consent for the construction of a four and five storey

residential flat building comprising 46 dwellings and an undercroft/ground level car park

for 47 vehicles.

The subject site is located in the Residential Zone, Medium Density Policy Area 43, in

which residential flat buildings of up to three storeys are anticipated. The subject site is

located in the middle of a large land holding that has recently been subdivided into 293

residential allotments. Marketed as ‘Hamilton Hill’, this new residential estate is expected

to be developed over the next five years with approximately 400 dwellings.

The application has been referred to the Adelaide Hills Council and the Government

Architect for comment. Council has recommended the Commission defer its decision

pending the provision of additional information relating to stormwater management and

civil design; and further consideration to certain aspects of the design of the building.

The Associate Government Architect (AGA) has recommended that the DAC consider

attaching reserved matters/conditions to any planning consent requiring the applicant to

review the organisation and articulation of the building elements. The applicant has

provided a response to these comments, discussed in detail in the body of the report.

The application underwent Category 3 public notification, with 74 representations

received, including three petitions comprising approximately 300 signatures. The key

areas of concern raised by representors relate to the proposed building height and

density of the development, and the increase in traffic on the local road network. Of the

representations received, 40 people wish to be heard by the Commission, 20 of whom

will be represented by two local Members of Parliament.

The proposed development is finely balanced. On the one hand, it is considered that the

land use, density and height are considered to be generally acceptable given the location

of the subject site adjacent a large public reserve and the considerable distance from


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existing low-rise dwellings. However there are a number of concerns regarding the

design that have not been addressed by the applicant and in some cases, cannot be

addressed without a significant redesign of the building.

On balance it is considered that the application has sufficient merit to warrant planning

consent subject to reserved matters and conditions.

ASSESSMENT REPORT

1. BACKGROUND

1.1 Strategic Context

The proposed development will be situated on land comprising the former Magill

Training Centre site at Glen Stuart Road, Woodforde. The land was rezoned

Residential, Medium Density Policy Area 43, as a result of the Ministerial Glen Stuart

Road Woodforde (Magill Training Centre) DPA, gazetted on 9 January 2014. The land

was previously zoned Residential 1D, which envisages detached dwellings at low

density and in which all dwellings other than detached dwellings were listed as non-

complying forms of development. The current zoning seeks medium density

residential development, with all types of dwellings assessed on merit.

1.2 Land Division

On 25 February 2016, the Commission approved an application by Woodforde JV Pty

Ltd (joint venture between Renewal SA, Starfish and Devine Homes) for the staged

subdivision of the former Magill Training Centre site from 2 allotments (19ha) into a

master planned residential estate (now known as Hamilton Hill), comprising 288

residential allotments, 6.2 hectares of public reserve, and associated roads and

infrastructure (DA 473/D049/15).

The land division created a range of allotment sizes (including 3 apartment sites and

12 dual occupancy sites), with the view to developing them over time to

accommodate approximately 397 dwellings.

The assessment of the land division application considered a range of issues,

including traffic impacts and vehicle access to the site, stormwater management,

increased housing density and site contamination. A copy of the assessment report

for the land division application is contained in the ATTACHMENTS.

There have been a number of minor variations (pursuant to Regulation 47 of the

Development Regulations 2008) to the original land division scheme since approval

was granted, resulting in an overall increase in the number of allotments created

from 288 to 293, an increase in the number of apartment sites from 3 to 4 (approx.

120 dwellings), and the conversion of the 12 dual occupancy sites to single

occupancy. As a result, the anticipated yield has increased by 17 dwellings to 414.

Titles have now been issued for Stage 1 of the land division. Work has commenced on

the first group of houses in Stage 1 and internal roadways are under construction.

Stage 4 of the land division – 5.474ha of public reserve – has been vested with

Council. The applicant and Council are working towards making a number of

improvements to the reserve, including weed removal, replanting of trees and other

vegetation, installation of playground equipment, and construction of an

amphitheatre.


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AGENDA ITEM 2.2.1

1.3 Post-Lodgement Briefings

The applicant met with planning staff and the Government Architect on 13 April 2017

to provide a briefing on the project and discuss concerns regarding the design of the

proposed building. The key concerns related to the visual impact of the car park roof

along the eastern side of the building and subsequent lack of connection with the

adjoining reserve; and the method of screening of the car park at street level.

The applicant responded by providing amended plans to include a bike

storage/workshop area in the north-western corner of the car park (adjacent the

reserve) and converting the car park roof into a communal open space. Additional

perspectives were also provided to show how the car parking area would be screened

with landscaping and climbing plants.

1.4 Amendments to the plans after public consultation

The applicant amended the plans on 11 May 2017 to remove the communal open

space from the car park roof. This amendment was made by the applicant due to

their concerns regarding how the area will be accessed and made secure without

impacting on views to the reserve from the apartments at the lower levels.

2. DESCRIPTION OF PROPOSAL

Application details are contained in the ATTACHMENTS.

2.1 Overview

The application seeks development plan consent for the construction of a 4 and 5

storey residential flat building comprising 46 dwellings, an undercroft/ground level car

park for 47 vehicles, and a bicycle storage/workshop area.

The subject site is located in the centre of Hamilton Hill, with a primary frontage of 63

metres to Buchanan Drive to the west, a secondary frontage of 37 metres to Lewis

Walk to the south. Existing public reserve is located to the north and east. The

building will be generally rectangular in shape and will be oriented lengthways in a

north-south direction, with seven apartments facing north over the reserve and the

remainder facing either east (reserve views) or west (city/street views).

The proposed building will provide 1 x 3 bedroom apartment, 23 x 1 bedroom

apartments, and 22 x 2 bedroom apartments. The 23 x 1 bedroom apartments are

designated as affordable housing in accordance with the applicant’s commitment to

provide 15% affordable housing throughout Hamilton Hill. Each apartment will be

allocated one car parking space except for the three-bedroom apartment, which will

be allocated two. No dedicated disabled parking will be provided however the

applicant has advised that car parking spaces can be made DDA compliant at the

request of the purchaser. No on-site visitor parking has been provided. Bicycle

storage for 14 bicycles will be offered within a bicycle workshop area in the car park.

Bicycle parking for visitors will be located at the front of the building.


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2.2 Floor Details

The layout of each floor level is summarised as follows:

Lower Ground Floor

2 x 2 bedroom apartments

Entry and lobby

Undercover car parking for 47

vehicles

Bicycle storage area/workshop for

14 bicycles

Waste storage area and services

4 x communal storage cages

Level 02




Ground Floor and Level 01



Level 03



The floor areas and private open space allocations for each apartment is as follows:

1 Bedroom (Types 1A and 1B)

Floor Area – 50m2

Balcony – 10-31m2 (ave. 14m2)

3 Bedroom (Type 3A) - Penthouse

Floor Area – 133m2

Balcony – 47m2

2 Bedroom (Types 2A, 2B, 2C & 2D)

Floor Area – 67-81m2

Balcony – 10-63m2 (ave. 18.7m2)

Figure 1 – Floor plan examples


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2.3 Design

The proposed building will be predominately five storeys in height (maximum 18

metres) other than at the northern end, where it will be stepped down to four storeys

(15 metres), and at the southern end, where the lowered car parking level will result

in a reduced height of four storeys above ground level.

Visually, the proposed building will comprise four vertical components and two

distinct architectural styles. The northern section of the building will be four storeys in

height and characterised by a modern skillion roof angled to the north; ‘flemish bond’

brickwork at lower levels; and high level glazing and dark grey composite panelling to

the penthouse. This section of the building will be set-back approximately 5.5 metres

from Buchanan Drive to allow for landscaping adjacent the entrance to the building

and to provide a degree of separation between the lower level bedrooms and the

street.

The balance of the building will be divided into three sections, each having a shallow

off-centre pitched parapet roof, precast concrete walls in textured white render, and

regularly spaced windows and partially recessed balconies. This section of the

building will sit above the car parking area (façade set-back 2 metres), with the car

park level serving as a podium for the residential component of the building. The car

parking area will be screened by dark grey vertical steel louvres at a rate of 50%

solid to void in order to achieve natural ventilation. The screening will have a varied

set-back from the footpath of between 0.8m and 1.0m to create articulation. It is

proposed to establish vertical climbing plants in the space between the screen and

the footpath in order to enhance the visual appearance of the car parking area when

viewed from the street and surrounding land. An automatic irrigation system will be

established to ensure the plants are maintained.

Figure 2 – West/Street elevation

The depth of the car park has been dictated by the location of a site contamination

containment cell, which limits how far the site can be excavated. The site will

therefore only be partially excavated, resulting in the south-eastern portion of the car

parking area being below ground and the remainder being at grade. The width of the

car parking area has been constrained by the presence of a significant tree located in

the public reserve adjacent the south-east corner of the site.

Vehicle access to the car park will be gained via a recessed double-width roller door

from Buchanan Drive. The eastern section of the car park (approximately one third of

the total car parking area) will extend beyond the apartment building. This will result


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AGENDA ITEM 2.2.1

in an expanse of flat Colorbond roof extending out from the ground level balconies

along the eastern side of the building for up to 12 metres. The applicant originally

proposed to convert the roof into communal open space however this plan was

abandoned due to their concerns around security and access.

Entry to the building will be gained from Buchanan Drive via a lobby located between

the four storey and five storey components of the building. The entrance to the

building will be made visible from the street through the provision of an overhead

canopy and a ‘green wall’.

A bicycle storage/workshop area for 14 bicycles will be located in the north-eastern

corner of the lower ground level, adjacent the public reserve. The bicycle storage

area will be partially open to allow for ventilation and will be accessible through the

car park and via a short flight of stairs from the reserve.

3. SITE AND LOCALITY

3.1 Site Description

The site consists of one (1) allotments, described as follows:

Lot No Street Suburb Hundred Title Reference

Lot 157 in DA 473/D049/15 (part Lot 1002 in DP 115165)

Glen Stuart Road Woodforde Adelaide Pt Ct 6187/561

The subject site comprises 2248 square metres of land located in Stage 2 of Hamilton

Hill.

The subject site will have a 63 metre primary frontage to Buchanan Drive to the west

and a 37 metre secondary frontage to Lewis Walk to the south (both roads currently

under construction). To the north and east of the site is a public reserve comprising a

number of tall mature trees. The site slopes down approximately three to four metres

from the south to the north towards the reserve. Beyond the site, the land falls away

to the east into an existing gully and down towards Glen Stuart Road to the west.

The subject site is located approximately 225 metres to the east of Glen Stuart Road

and 180 metres to the west of Kintyre Road. The nearest residences are located

approximately 180 metres to the east and 250 metres to the west.

Refer to Figure 3 – Locality Map.

3.2 Locality

The subject site is currently surrounded by vacant land within the Hamilton Hill

estate. Development proposed to be located adjacent the subject site includes a 3

storey residential flat building to west on the other side of Buchanan Drive, two

storey townhouses to the south on the other side of Lewis Walk, and three storey

townhouses to the south-east, adjacent the reserve.

The wider locality is predominately characterised by low density residential

development in the form of single and two storey detached and semi-detached

dwellings. Allotments and accompanying dwellings to the north-east of Hamilton Hill

(on the other side of Kintyre Road) are generally larger and at lower density than

those located to the west on the other side of Glen Stuart Road.


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The Rostrevor College oval is located on the southern corner of Kintyre Road and Glen

Stuart Road, with Rostrevor College itself located further north on the other side of

Kintyre Road. A new childcare centre has recently been completed on land to the east

of the oval.

Land to the south comprises a range dwelling types, including a number of medium

density residential flat buildings.

Figures 3 & 4 – Locality Maps

Rostrevor

School Oval

Child care

centre

Subject site Public reserve


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4. COUNCIL COMMENTS

Council’s report and the applicant’s response is contained in the ATTACHMENTS.

The Adelaide Hills Council’s Development Assessment Panel (DAP) considered the

application at its meeting on 2 May 2017.

The DAP resolved to recommend that the Commission defer its decision pending the

provision of additional information; and the applicant giving further consideration to a

number of matters; summarised as follows:

Additional Information

Required

Applicant’s Response Comment

1 Engineering design levels for

Stage 2 roads, verges and

infrastructure.

The proposed development

incorporates an indicative RL

(reduced level) which utilises the

most current data.

This falls outside

the ambit of the

current application

and will be

addressed in due

course as part of

the statement of

requirements

attached to the

land division

application.

2 Detailed civil plans (site works,

drainage and detailed car park

plans) that show benched

levels, paving levels, a cut and

fill line, any batters or retaining

in addition to floor levels.

It is suggested that a condition of

planning consent is attached

requiring the provision of detailed

stormwater calculations to the

reasonable satisfaction of the

DAC, in consultation with Council.

Detailed civil plans

will be required as

a condition of

planning consent.

3 Stormwater management

details, including how

stormwater will be directed

around the building, downpipe

locations, and natural and

finished surface levels of the

car park.

As above. Stormwater

management

details and

calculations will be

required as a

condition of

planning consent.

4 Stormwater calculations to

ensure one discharge point

from the large roofed and hard

surfaced areas will not cause

localises flooding (it is Council’s

preference that multiple

discharge points be

considered).

As above. As above.

5 Fully dimensioned site/floor

plans.

The plans are at a scale of 1:200

and can be scaled with a scale

ruler.

No comment.

6 A traffic report that:

- Assesses the shortfall in

car parking

- Provides a swept path plan

for service vehicles that will access the site

A traffic report has been prepared

by GTA dated 23 May 2017 that

addresses these concerns.

The traffic report is

considered to

satisfactorily

address Council‘s

concerns.


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- Confirms the car park

layout meets the relevant

Australian Standards.

Matters Requiring Further

Consideration

Applicant’s Response Comment

1 Amending the design to a

maximum of three storeys

above natural ground level.

At its highest point the building is

5 storeys above natural ground

level. Due to the sloping site, the

building presents as four storeys

at the southern end, and steps

down to four storeys at the

northern end. The location of the

building – bounded by reserve to

the north and east – assists in

reducing its visual impact.

Discussed in the

planning

assessment.

2 A streetscape elevation that

provides context and shows the

mass of the proposed building

in relation to the intended

mass of future built form on

the western and southern sides

of the site.

A view study has been submitted

in response to Council’s comments

that shows the visual impact of

the proposed development when

viewed from surrounding roads.

No comment.

3 Further design consideration to

the car park level, which is a

dominant visual element at

street level.

Where possible – along the

southern, northern and a portion

of the western façade, activity has

been created. The eastern side of

the building cannot be activated

due to proximity of existing

vegetation and the sloping nature

of the ground.

The western façade is a highly

considered design element which

contributes to the overall

appearance of the building. The

car park creates a podium upon

which the residential elements are

sited.

Discussed in the

planning

assessment.

4 Lowering the car park level

completely below natural

ground level on the western

side and/or setting the car park

back to level with the main

building mass.

It is not pragmatic to lower the

car park level any further. From a

design perspective, the entire

building design would need to

change to accommodate a lower

car park. From a construction

perspective, a containment cell is

located at the level of the car park

that restricts further excavation.

No comment.

5 The varying styles should be

integrated into one style

through a simplified roof form

at the northern end; a more

regular approach to

fenestration along the eastern

and western elevations; or

The Government Architect has not

expressed concern with the

overall appearance of the building.

Discussed in the

planning

assessment.


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AGENDA ITEM 2.2.1

greater consistency of

materials across the two

distinct architectural styles.

9 Increasing the size of the steel

canopies around windows on

the western elevations.

No comment provided. Discussed in the

planning

assessment.

The DAP also recommended a number of reserved matters and conditions in the event

that the Commission resolves to grant Development Plan Consent. It is considered that

the two reserved matters (relating to the provision of detailed civil plans and stormwater

calculations) can be attached as conditions of consent.

The conditions recommended by Council relate to construction of the car parking area

and the new crossover to the street, rubbish collection, soil erosion control, landscaping,

and the establishment of a tree protection zone. Aside from the condition regarding

construction of the new crossover to the street (which is Council-specific), Council’s

conditions have been substituted with standard DAC conditions in the recommendation.

5. REFERRAL AGENCY COMMENTS

Referral agency comments and the applicant’s response are contained in the

ATTACHMENTS.

5.1 Renewal SA - Affordable Housing Unit

The application was referred to the Affordable Housing Unit pursuant to Schedule 10

of the Development Regulations 2008.

The Affordable Housing Unit has advised that the former Magill Training Centre site is

subject to a Land Management Agreement that requires the developer to provide

15% affordable housing. The developer has provided an Affordable Housing Plan to

Renewal SA outlining affordable housing to be provided at each stage. The proposed

development can be therefore be assessed as one that includes affordable housing.

5.2 Government Architect

The application was informally referred to the Government Architect for comment.

The Associate Government Architect has commented on the application on three

occasions (20 April 2107, 4 May 2017 and 31 May 2017). The most recent comments

are summarised as follows:

The proposal is supported in principle, with no concern with height, density or

apartment types and layouts.

The proposal has the potential to set a precedent for future developments of

this kind and therefore must be supported by high quality design.

The interface with the public realm requires further consideration to achieve

an appropriate level of amenity for the residents and neighbours.

There is concern regarding the presentation of the car park level to the streets

and reserve.

The roof form of the northern element is inconsistent with the overall

architectural expression of the building.


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AGENDA ITEM 2.2.1

The removal of the garden and communal open space from the rooftop of the

car park will compromise the amenity of east facing apartments on the ground

floor.

The length of the linear corridors will result in compromised amenity and lack

of sense of address for residents.

To ensure the most successful design outcome is achieved, the following

should be considered further:

o Review of the organisation and articulation of the building elements

with the view to:

Better integrate the car park level with the building

Improve public realm contribution

Capitalise on the unique site adjacent the reserve and improve

outlook for residents

Address potential safety and security issues (relating to the car

park roof, which is accessible from Lewis Walk)

Further consider bicycle parking and impact on amenity of the

adjacent residents

o Review of the roof form of the northern element to provide a more

coherent architectural expression to the development.

o Review the public corridor spaces with a view to providing a sense of

address for the residents and visitors alike.

o Review the solar shading to the west façade to ensure solar loads are

adequately addressed.

The applicant has responded to these concerns, summarised below:

The car park has been designed to maximise the sloping site and manage

contamination on site through the belowground contamination cell. The car

park has been used as a podium for the residential levels above.

The car park has been broken up into panels of differing depth to provide

articulation.

The car park incorporates a range of vegetative screening which will climb up

the vertical louvres and assist in disguising the car park.

The proposal contributes to the public realm through the provision of ground

floor apartments to the north or the site and a bicycle workshop area in the

north-eastern corner; and substantial landscaping.

The building has been oriented to capitalise on the adjacent reserve.

The expression of the roof form of the northern element assists in creating a 4

sides building and although different, is still in keeping with the angles of the

balance of the building.


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6. PUBLIC NOTIFICATION

The application underwent Category 3 notification from 26 April 2017 to 10 May 2017. A

total of 74 representations were received along with three petitions with the signatures of

approximately 300 residents from neighbouring areas.

Of the representations received, three were in support and 71 raised concerns with the

proposal. 40 representors have indicated they wish to be heard, 20 of whom will be

represented by two local Members of Parliament.

A summary of the issues raised and the applicant’s response is as follows:

Issue Response

Inadequate infrastructure A comprehensive infrastructure analysis was

undertaken as part of the land division application.

There is sufficient capacity within the existing

infrastructure systems to accommodate the anticipated

yield resulting from the land division.

Building is out of character with

the area

Although it will exceed the maximum height allowed in

the Zone, the built form will meet the qualitative

criteria in the Development Plan and will assist in

achieving medium density development across the

Policy Area.

The Desired Character of the Policy Area specifically

seeks development that is different to existing housing

stock in the area.

Increased traffic/Insufficient car

parking

A response has been provided by GTA traffic engineers.

Based on an empirical car parking assessment, GTA

estimates that the proposed development requires 35

to 44 spaces for resident use, depending on the

methodology applied. Visitor car parking requirements

are between 9 and 12 spaces, which can be provided

on-street within the immediate vicinity of the subject

site.

The matter of increased traffic was addressed at land

division stage, with GTA’s analysis indicating that the

existing local road network has capacity for the

estimated increase in traffic generated by the site.

Building height is inappropriate The building is 5 storeys at its highest point, however

due to the sloping site, it presents as four stories at the

southern end. The northern end of the building is

stepped down to four storeys in height.

The building is bounded by reserve to the north and

east and road to the south and west and therefore does

not directly interface with any existing or future

development. This will reduce any direct impact as a

result of the additional height.

A visual impact assessment has been undertaken that

demonstrates that the proposed building will not have a significant impact on the broader locality, particularly


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AGENDA ITEM 2.2.1

Issue Response

once other dwellings have been constructed between

as part of the broader land division.

There are a number of trees in the adjoining reserve

that are greater in height than the proposed building.

Density While the proposed development exceeds the

envisaged density for the site, the density has been

accommodated within the broader masterplan, which

will achieve an overall density of approximately 43

dwellings per hectare.

Noise Pollution Noise impact will not be any greater than what is

typically experienced in a suburban area.

Overshadowing and Overlooking As demonstrated within the overshadowing plans, the

building does not cause any deleterious impacts

resulting from overshadowing. The proposed dwelling

to the south will maintain its access to sunlight for a

period that exceeds the minimum criteria.

The building orientation will ensure the majority of

apartments overlook the public reserve. Western facing

apartments will be setback from the boundary and

further separated from any future development to the

west by a 14 metre wide road, which will reduce

overlooking.

Residential Flat Building is

inappropriate

Residential Flat Buildings are an envisaged use in the

zone.

Obstruction of Views The building will be centrally located and therefore will

not obstruct views from existing properties. The roof

level will be at a similar level to the ground floor of

development along Kintyre Road.

Edward St should be closed The closure of Edward Street is beyond the ambit of

the proposal.

Land located in a fire danger area The building will incorporate requisite fire engineering

to achieve building rules consent.

Soils are inappropriate for the

building typology

The proposed development will be designed to

incorporate appropriate structural footings to take into

account the soil typologies.

Impact of vegetation The building will not affect existing vegetation. The

basement car park has been stepped to ensure that it

does not impact on the tree protection zone or the

adjoining regulated tree. The built form has been

setback to protect the tree canopy.

The applicant’s response to the representations is considered to be satisfactory.


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AGENDA ITEM 2.2.1

Figure 5 – Representation Map

A copy of the representations (excluding petitions) and the applicant’s response is

contained in the ATTACHMENTS.

7. POLICY OVERVIEW

The subject site is located within the Residential Zone and the Medium Density Policy

Area 43, as described within the Adelaide Hills Council Development Plan Consolidated 28

April 2016.

Relevant planning policies are contained in the ATTACHMENTS and summarised below.

The Policy Area Map and Zone Map are shown in Figures 6 and 7, respectively.

7.1 Policy Area

The Medium Density Policy Area 43 comprises the subject site and two adjoining SA

Water tank sites to the north and east. The key objective of the policy area is to

facilitate the development of a range of dwellings at medium density (net densities of

between 40 and 67 dwellings per hectare), including a minimum of 15% affordable

housing.

The Desired Character speaks of the need for development to respond to the

topography of the area and seeks a diverse range of dwellings on a variety of

allotment sizes. Higher density development is envisaged near the centre of the

policy area, transitioning down to lower-rise development along the policy area

boundaries. Higher density development should be located in close proximity to public


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AGENDA ITEM 2.2.1

open space to compensate for reduced areas of private open space and to provide

opportunities for passive surveillance of public open space.

Residential Flat Buildings of up to three storeys are anticipated in the policy area

provided impacts on adjoining properties are addressed. Buildings should be set

relatively close to the primary street frontage to create a compact urban streetscape.

Residential development should incorporate articulated and varied facades with

balconies, increased set-backs at upper levels, and a range of materials to promote

visual interest and reduce the scale of the building. Shading elements should be

incorporated into designs to provide for energy efficiency. The visual impact of

garaging and driveway crossovers should be minimised. Landscaping should be

provided to reduce large scale building facades and provide visual amenity and shade.

7.2 Zone

The Residential Zone seeks a range of dwelling types, including a minimum 15%

affordable housing, and an increase in dwelling densities in close proximity to centres,

public transport routes, and public open space. Vacant land should be developed to

increase housing choice by providing dwellings at densities higher than but

compatible with adjoining development. With regard to design and appearance,

accommodation at ground floor level should contribute to the character of the locality

and activate street frontages by providing landscaping and opportunities to overlook

adjacent public space. Entries to foyer areas should be clearly visible from the street.

Living areas for dwellings should have an external outlook.

7.3 Council Wide

Residential zones and areas should be developed with a variety and choice of dwelling

types to meet the needs of the community. Residential development should efficiently

use infrastructure and services and not create conditions which are likely to exceed

the capacity of existing roads and other infrastructure and public facilities.

Development in a residential zone should not impair the character or amenity of an

area.

Residential buildings should be sited on excavated rather than filled sites in order to

reduce their vertical profile and should comprise materials and finishes that

complement surrounding development. The appearance of building should not impair

the amenity of the locality in which they are situated.


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AGENDA ITEM 2.2.1

Figure 6 – Policy Area Map


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AGENDA ITEM 2.2.1

Figure 7 – Zone Map

8. PLANNING ASSESSMENT


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AGENDA ITEM 2.2.1

The application has been assessed against the relevant provisions of the Adelaide Hills

Council Development Plan, which are contained in ATTACHMENT 1.

8.1 Quantitative Provisions

Policy

Guideline Proposed Guideline

Achieved Comment

Building Height

3 storeys 4-5 storeys YES NO PARTIAL

Discussed in the planning assessment.

Car Parking 69 1/affordable

housing unit; 2/other dwelling unit

47 1 per dwelling

unit (2 per 3 bedroom)

YES NO PARTIAL

Discussed in the planning assessment.

Bicycle

Parking

N/A 14 spaces plus

visitor parking

N/A The provision of bicycle parking

is supported.

Density Net density 40 to 67 dwellings per hectare

Net density of 204 dwellings per hectare

YES NO PARTIAL

To achieve medium density, the number of dwellings would need to be reduced to 9 to 15 dwellings. Discussed in the planning

assessment.

Site Area 100m2 – 120m2 (average per dwelling)

48m2 YES NO PARTIAL

To achieve this criterion, the number of dwellings would need to be reduced to 20-23.

It is considered that a lesser site area is generally acceptable as each dwelling unit has been designed to function well and will provide a

high level of amenity to residents (e.g. high ceilings,

sensible apartment layout, access to sunlight, usable and accessible POS).

Front Setback

3 metres 1.4m – 5m YES NO PARTIAL

The setback is considered to be generally acceptable.

Rear Setback 4 metres 1.5 – 5m YES NO PARTIAL

Acceptable

Side Setback 0 metres 1.2m YES

NO

Acceptable

POS

Min. dimension

8m2 per 1 bedroom 11m2 per

two bedroom

14m2 per 3 bedroom 2 metres

10m2-31m2 (ave. 14m2) 10m2 – 63m2

(ave. 18.7m2)

47m2 2.2 metres

YES NO PARTIAL

YES NO

Sufficient private open space has been provided for each dwelling unit.


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AGENDA ITEM 2.2.1

8.2 Land Use and Character

The Medium Density Policy Area comprises 12 hectares of vacant land (Hamilton Hill

residential estate), 6 hectares of public reserve, and two large SA Water tanks. Given

the absence of built form within the policy area and the distance from the nearest

established residential area (150 metres), it is considered that there is no prevailing

character upon which the proposed development should be based. Rather, the

proposed development will play a key role in establishing the future character of the

policy area.

The Development Plan states that the desired character for the policy area comprises

a wide range of dwelling types at medium and low densities located on varying

allotment sizes. All dwelling types are envisaged, including residential flat buildings of

between 1 and 3 storeys. Higher density development will be located near the centre

of the policy area, transitioning to lower density development adjacent existing low-

rise dwellings outside of the policy area.

At a wider level, the Residential Zone seeks increased densities in close proximity to

centres, public transport routes and public open spaces; and the development of

vacant or underutilised land at densities higher than but compatible with adjoining

residential development.

On balance, the proposed development is considered to be generally consistent with

the land uses envisaged in the Medium Density Policy Area 43 and the Residential

Zone. It is also considered that the existing character of surrounding residential land

is unlikely to be compromised by the proposed development.

8.3 Building Height

The proposed building will exceed the maximum height envisaged in the policy area

by two storeys (at its highest point). Although such a height exceedance is not

generally tolerated, in this instance it is considered to be acceptable for the following

reasons:

The nearest existing dwellings are located approximately 150 metres to the north-

east (Kintyre Road) and 200 metres to the west (Glen Stuart Road). This

substantial distance will mitigate the visual impact of the proposed building when

viewed from surrounding residences.

The level difference between the subject site and Kintyre Road will result in the

height of the proposed building being roughly level with the ground level of the

nearest dwellings to the east.

Several existing trees in the public reserve to the east are taller than the

proposed building and will therefore serve as a backdrop to the building when

viewed from the west and will partially screen the building when viewed from the

south-east.

Proposed development to the south and west is proposed to be two and three

storeys in height, which will provide a suitable transition down to the outskirts of

the policy area and lower density development beyond, as envisaged in the

development plan.

The subject site is central to the policy area and located adjacent a large area of

public open space, which is generally consistent with the policy area requirements

regarding the siting of higher density development.

The proposed building will step down to four storeys at the northern and southern

ends, which will go some way towards reducing the bulk of the building and

minimising the potential overshadowing of future development to the south.


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AGENDA ITEM 2.2.1

8.4 Density

The overarching objective of the policy area is to provide a range of medium density

dwellings, including 15% affordable housing. Given the topography of the land and

the expectation that a variety of dwelling types will be offered, it is expected that

there will be some variation in densities across the policy area.

When considered as a standalone site, the net density of the proposed development

equates to 204 dwellings per hectare, which far exceeds the medium density criteria

of 40 to 67 dwellings per hectare. However in this instance, it is of relevance that the

subject site is part of a master planned residential estate for which future

development is largely predetermined and will be undertaken by a single developer.

It is therefore considered appropriate to view the development in context by

calculating the density for the whole residential estate (gross density) rather than the

density of the subject site alone (net density).

In order for development to constitute medium density, it should equate to a gross

density of between 23 and 45 dwellings per hectare. In this instance, the gross

density for the residential estate has been calculated as 23 dwellings per hectare,

which is at the low end of the medium density scale.

On this basis, it is considered that the density of the proposed development is

acceptable within the context of the broader master plan for the area.

8.5 Design and Appearance

Objective 3 of the Medium Density Policy Area states that development should reflect

‘good residential design principles’. In the absence of such principles in the Adelaide

Hills Council Development Plan, where appropriate the ‘Medium to High Scale

Residential/Serviced Apartment’ section of the Adelaide City Council Development

Plan (Consolidated 30 May 2017) has been used as a guide.

Ground Level Car Park

Objective 2 of the policy area states that development should minimise the potential

impact of garaging of vehicles on the character of an area. This is also reflected in the

Adelaide City guidelines, which advise that garaging and parking structures should be

located and designed so that they do not visually dominate the street frontage.

Although the policy area currently has no prevailing character, the proposed

development will be prominently located adjacent the main public reserve and on one

of the main roads in the subdivision and therefore will affect the future character of

the area.

The proposed car parking area will be the most prominent feature of the building

when viewed from the street and therefore should be designed to ensure the car park

is appropriately screened from view. The application proposes to do this through the

use of vertical louvres and climbing plants in order to present as a green wall while

enabling natural ventilation of the car park. Although natural ventilation is

encouraged, there remains some concern that there is an overdependence on

landscaping to screen the car park rather than more permanent structures that would

require less ongoing maintenance and offer greater certainty that the car park will be

adequately screened.


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AGENDA ITEM 2.2.1

Car Park Roof

Objective 1 of the policy area anticipates a range of medium density dwellings that

are designed to integrate with areas of open space, neighbouring centres or public

transport nodes.

In this instance, the proposed residential flat building will be located adjacent a large

landscaped public reserve to the north and east. The northern end of the building has

been suitably designed to take advantage of this outlook, with generous balconies

and courtyards facing the reserve. The eastern side of the building will also feature

large courtyards at ground floor level and smaller balconies at upper levels, oriented

to overlook the reserve.

What is of concern however, is the large expanse of flat car park roof that will extend

out from the eastern side of the ground floor for up to 12 metres. This roof was at

one stage intended to be landscaped and designated communal open space, however

this element of the proposal was removed when the applicant was unable to resolve

concerns regarding access and security. Having a large area of roof at the same level

as the ground floor courtyards is considered to be a poor design outcome as it will

disconnect the building and its residents from the adjacent reserve and will reduce

the amenity of upper level residents located on the eastern side of the building. It is

noted that the courtyards at ground level are proposed to be enclosed with

predominately solid 1.8 metre high fencing, which will further disconnect the building

and its residents from the reserve. It is also likely that the roof will result in ongoing

maintenance and cleaning costs, given the proximity to a number of tall trees within

the reserve.

In addition to visual amenity, it is considered that the roof poses a safety and security

concern as it will be almost level with Lewis Walk to the south and have a 3 or 4

metre drop to ground level at the northern end. Previous plans have shown the

southern and northern ends of the roof to be fenced to prevent access, however the

latest plans have removed this fencing. It will therefore be a recommended condition

of approval that the plans are amended to include fencing along these elevations.

On balance, it is considered that the car park roof is a poorly design response that

could be improved to provide better integration of the development with the reserve

and to improve the amenity and outlook of residents.

Size and Layout of Apartments

The size and layout of the proposed dwellings is considered to be acceptable, with the

minimum floor areas stipulated in the Adelaide City guidelines (50m2 for one

bedroom, 65m2 for two bedrooms, and 80m2 for 3 bedrooms) being achieved. The

apartments will have generous ceiling heights of 3.1 metres, which will facilitate

natural ventilation and natural light penetration and give the feeling of spaciousness

despite the modest floor areas. The proposed single aspect dwellings will be of an

acceptable depth to ensure each room has adequate access to natural daylight. All

living areas have been designed to have direct access to sunlight.

Of the 46 apartments proposed, only seven will have dual aspects and opportunities

for cross ventilation. Ideally additional operable windows should be located at the

northern and southern ends of the building to increase the number of dwellings with

cross ventilation capabilities. This matter was raised with the applicant however the


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AGENDA ITEM 2.2.1

applicant was unwilling to make any amendments due to the potential increase in

heat load additional windows might pose.

On balance, it is considered that the size and layout of the apartments is acceptable.

Storage

The Adelaide City guidelines stipulate minimum storage areas of 8m3 for one

bedroom apartments, 10m3 for two bedroom apartment, and 12m3 for three bedroom

apartments, 50 percent of which should be provided within the apartments and

remainder in communal storage areas. The applicant has advised that sufficient

storage space will be available within each dwelling and the three communal storage

areas in the car park, although it is unclear how the communal space will be

allocated.

Corridor Length

The length of the internal corridors are considered to be excessive (45m), with the

guidelines encouraging apartments to be located as close as possible to lift and lobby

access in order to minimise dependence on artificial lighting and to improve the

amenity of residents. The applicant has advised that this length of corridor has been

successfully used in other similar developments and therefore does not warrant

review.

Materiality

Both the AGA and Council have raised concerns regarding the disconnect between the

northern component of the building and the balance of the building due to the use of

different architectural styles and materials. It has been suggested that the applicant

consider introducing similar materials across the building to improve the cohesiveness

of the two elements or revise the roof forms so that they are more similar in style.

The applicant has chosen not to do this.

It is considered that the difference in materials and architectural styles is a matter of

personal taste and is not fatal to the application.

8.6 Traffic Impact, Access and Parking

The impact of increased traffic generation on the surrounding road network was

considered as part of the land division application (DA 473/D049/15). The application

included a traffic impact assessment (TIA) undertaken by GTA traffic engineers

(dated 20/10/15), with the TIA concluding that:

The traffic generated by the proposed development will not have an adverse

impact on the safety or operation of the Glen Stuart Road/Kintyre Road

intersection, the Glen Stuart Road/Norton Summit Road intersection, or the

Norton Summit/Magill Road intersection, nor the adjacent road network including

adjacent local streets and Norton Summit Road (given no access to this road will

be provided for the development).

The development is not anticipated to alter the existing nature or function of

Kintyre Road and will have little to no impact on through movements along Glen

Stuart Road including turning movements at the Glen Stuart Road/Norton Summit

Road intersection.


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AGENDA ITEM 2.2.1

The staged land division application (DA 473/D049/15) was also considered by the

Safety and Services Division of DPTI, with the SSD advising that:

The department considers that the traffic impact of the land division on the

nearby arterial road junctions will generally be able to be catered for by the

existing infrastructure.

Since approval of the land division in February 2016, a number of minor variations

have been made to the plan of division, resulting in an increase in the anticipated

yield from 397 to 414 dwellings. This is not considered to be a significant increase

and is unlikely to result in a greater impact on the surrounding road network than

anticipated in the original land division application.

The proposed development will provide 47 car parking spaces whereas the

Development Plan requires the provision of 69 off-street car parking spaces.

Generally a lesser rate of car parking is tolerated where development is located within

200 metres of public transport and/or centres. In this instance the subject site is

located approximately 600 metres from the nearest bus stop and several kilometres

from the nearest local centre.

The applicant’s traffic consultant has submitted that a development of this nature can

provide a lesser number of car parking spaces than stipulated in the development

plan, namely between 35 and 44 resident car parks and between 9 and 12 visitor car

parks. The proposed development intends to provide 47 car parking spaces for

residents only, with visitors being required to park on the street. Given that

prospective purchasers will be aware of the car parking limitations of the site, it is

considered that the shortfall in off-street resident car parking is generally acceptable.

With regard to visitor car parking, GTA has provided an on-street car parking plan

showing the location of 80 on-street car parking spaces in proximity to the site. A

review of the plan shows that there will be nine car parking spaces located on the

eastern side of Buchanan Drive and 14 spaces located on the western side of

Buchanan Drive that could be used by visitors to the site. This is considered to be

generally acceptable.

The application has been amended since lodgement to include bicycle parking for 14

bicycles, which is considered to be a good outcome.

On balance, it is considered that there will be sufficient off-street and on-street car

parking to service the development.

8.7 Site Contamination

Interim audit advice has been provided that suggests the site is suitable for its

intended use.

A ‘Soil Remediation and Validation Report’ has also been prepared specifically for the

subject site, with the report advising that remediation has been undertaken in

accordance with the Auditor-endorsed Remediation Management Plan in order to

make the site suitable for the proposed development. The remediation works included

removal of surficial asbestos containing material, excavation of compacted soil,

validation sampling, and construction of a containment cell and backfilling with

impacted soils.


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AGENDA ITEM 2.2.1

The Site Contamination Audit Report (SCAR) for the site was expected to be

completed in May 2017. It will be a condition of consent that the SCAR is provided to

the Commission prior to construction commencing.

9. CONCLUSION

The key planning issues relate to the appropriateness of the height, density and design of

the proposed building; the shortfall in off-street car parking; and the potential impact on

the surrounding road network.

In terms of building height, it is considered that although the building will exceed the

maximum height allowance by one to two storeys, the height is generally acceptable as

the building will be located towards the centre of the policy area – 150 metres from the

nearest residence – and will be screened by future development within the estate. It is

noted that higher density development is anticipated in the policy area where it us

located adjacent public open space.

With regard to density, it is considered more appropriate to measure the density of the

proposed development in the context of surrounding residential estate rather than as a

standalone site. The gross density of the estate will be approximately 23 hectares per

dwellings, which is at the low end of the medium density scale. The density of the

proposed development is therefore considered to be acceptable.

As discussed in the planning assessment, there are a number of deficiencies with the

design. Such deficiencies include the expanse of car park roof that extends out from the

ground floor balconies on the eastern side of the building; the screening of the car

parking area, which relies heavily on landscaping; and the lack of cohesion between the

two distinct components of the building. These matters have been discussed with the

applicant and Associate Government Architect and a number of design options explored,

however ultimately the applicant has preferred to retain the building design unchanged.

The Commission may choose to seek amendments or additional information to address

these aspects of the built form.

The application will provide less off-street car parking than is required by the

Development plan, however it is considered that prospective apartment owners will be

aware of the car parking limitations prior to purchase. Although it would be preferable for

the development to provide additional car parking for visitors, it is accepted that there is

sufficient on-street car parking to cater for this demand.

As discussed in the planning assessment, the matter of increased traffic and associated

impact on the surrounding road network was considered as part of the land division

application, with the conclusion being that the existing road network has the capacity to

deal with the traffic generated from the residential estate.

On balance, having assessed the application against the relevant provision of the

Adelaide Hills Council Development Plan, it is considered that the application whilst being

finely balances has sufficient merit to warrant support.

10. RECOMMENDATION

It is recommended that the Development Assessment Commission:

1) RESOLVE that the proposed development is NOT seriously at variance with the

policies in the Development Plan.


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AGENDA ITEM 2.2.1

2) RESOLVE that the Development Assessment Commission is satisfied that the

proposal generally accords with the related Objectives and Principles of

Development Control of the Adelaide Hills Council Development Plan.

3) RESOLVE to grant Development Plan Consent to the proposal by Woodforde T&A

Pty Ltd for construction of a 4 and 5 storey residential flat building comprising 46

dwellings and ground level/undercroft car parking, and associated landscaping

and site works, at Part Lot 1002 in DP 115165 (Lot 157 in DA 473/D049/15), 25

Glen Stuart Road, Woodforde, subject to the following reserved matters and

conditions of consent:

RESERVED MATTERS

1. Pursuant to Section 33(3) of the Development Act 1993, the following matters

shall be reserved for further assessment, to the satisfaction of the Development

Assessment Commission, prior to the granting of Development Approval:

1.1 The application shall submit a final detailed schedule of external materials

and finishes (including car park screening materials).

1.2 Further consideration of the design of solar shading to the western façade

to ensure solar loads are adequately addressed.

PLANNING CONDITIONS

1. That except where minor amendments may be required by other relevant Acts, or

by conditions imposed by this application, the development shall be established in

strict accordance with the details and following plans submitted in Development

Application No 473/E008/17.

Enzo Caroscio Architecture – Job No. 16002

Drawing Title Drawing No. Revision Date

Master Site Plan A1.00[A3] 3 11/5/17

Master Plan – Stage 2 Building Heights A1.01[A3] 3 11/5/17

Site Plan A1.02[A3] 3 11/5/17

Site Analysis A1.03[A3] 3 11/5/17

Site Proximity A1.04[A3] 3 11/5/17

Lower Ground A2.01[A3] 3 11/5/17

Ground Floor A2.02[A3] 3 11/5/17

Level 1 A2.03[A3] 3 11/5/17

Level 2 A2.04[A3] 3 11/5/17

Level 3 A2.05[A3] 3 11/5/17

Level Roof A2.06[A3] 3 11/5/17

West Elevation A3.01[A3] 3 11/5/17

North Elevation A3.02[A3] 3 11/5/17

East Elevation A3.03[A3] 3 11/5/17

South Elevation A3.04[A3] 3 11/5/17

Section 1 A3.10[A3] 3 11/5/17

Section 2 A3.11[A3] 3 11/5/17

Unit Plan Types A4.01[A3] 3 11/5/17

Car Park Screen Detail A5.01[A3] 3 11/5/17

Precedents A8.00[A3] 3 8/5/17

Materials & Finishes A8.01[A3] 3 11/5/17

3D Views A9.01[A3] 3 8/5/17

3D Views A9.02[A3] 3 8/5/17


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AGENDA ITEM 2.2.1

Lobby View A9.03[A3] 3 8/5/17

Summer Solstice A10.01[A3] 3 21/3/17

Winter Solstice A10.02[A3] 3 21/3/17

Area Schedule A10.10[A3] 3 8/5/17

Intro Design Pty Ltd

Planning Report dated February 2017

Response to RFI dated 28 March 2017

RFI response dated 24 May 2017

Response to Representations dated 29 May 2017

GTA

Response to Representation – Car Parking Assessment, Ref No. S129410,

23/5/17

Adams Consulting Engineers

Lot 157 Drainage, Project No. 160419, Dwg No. SKC001 Rev 1, 17/3/17

Lot 157 Drainage, Project No. 160419, Dwg No. SKC002 Rev 1, 17/3/17

Tract

Landscape Plan – Lower Ground, Dwg No. 0314_0655 D70-11 Rev 00, 26/5/17

Landscape Plan – Ground Floor, Dwg No. 0314_0655 D70-12, Rev 01, 19/4/17

Alexander Symonds Surveying Consultants

Magill Training Centre Site, View-shed Survey Photo Report, Ref. A053514,

Rev 0, 16/5/17

Arborman Tree Solutions

Preliminary Development Impact Advice, Ref No. ATS3902-Lot

157ApartmentDevelpoment, 28/11/16

Greencap

Soil Remediation & Validation Report – Stage 2 (Remainder), Ref No. J142966,

May 2017

2. Fencing to ground floor balconies shall be a maximum of 1.2 metres in height.

3. Landscaping shown on the approved plans shall be established prior to the

operation of the development and shall be maintained and nurtured at all times

with any diseased or dying plants being replaced.

4. A watering system shall be installed at the time landscaping is established and

operated so that all plants receive sufficient water to ensure their survival and

growth.

5. Details of any air conditioning or air extraction plant or ducting to be placed on

the exterior of the building in association with this development shall be submitted

to the reasonable satisfaction of the Development Assessment Commission, prior

to occupation.

6. A final detailed Stormwater Management Plan shall be submitted, in consultation

with the Adelaide Hills Council, to the satisfaction of the Development Assessment

Commission. The details of the plan shall be incorporated within the Building Rules

Consent documentation, submitted for Development Approval, and be

implemented prior to occupation or use of the development.


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AGENDA ITEM 2.2.1

7. All stormwater design and construction shall be in accordance with Australian

Standard AS/NZS 3500.3:2015 (Part 3) to ensure that stormwater does not

adversely affect any adjoining property or public road.

8. All vehicle car parks, driveways and vehicle entry and manoeuvring areas shall

be designed and constructed in accordance with Australian Standards (AS/NZS

2890.1:2004 and AS/NZS 2890.6.2009) and be constructed, drained and paved

with bitumen, concrete or paving bricks in accordance with sound engineering

practice and appropriately line marked to the reasonable satisfaction of the

Development Assessment Commission prior to the occupation or use of the

development.

9. Prior to the commencement of construction, a Construction Environment

Management Plan (CEMP) shall be prepared and implemented in accordance with

current industry standards – including the EPA publications “Handbook for

Pollution Avoidance on Commercial and Residential Building Sites – Second

Edition” and, where applicable, “Environmental Management of On-site

Remediation” – to minimise environmental harm and disturbance during

construction. Such a plan shall be submitted to Adelaide Hills Council.

10. An appropriate Soil Erosion and Drainage Management Plan (SEDMP) (as

described in the “Stormwater Pollution Control, General Code of Practice for Local, State and Federal Government”) shall be prepared and

implemented which includes a range of strategies to collect, treat, store and dispose of stormwater during construction and from the final form of the development (i.e. from roofs, driveways, parking areas, lawns, etc)

while minimising disposal into the environment. EPA information sheets, guidelines documents, codes of practice,

technical bulletins etc can be accessed on the following website: http://www.epa.sa.gov.au.

11. A Site Contamination Audit Report shall be submitted to the Development

Assessment Commission prior to any superstructure works that confirms that the

site is suitable for its intended use.

ADVISORY NOTES

a. The development must be substantially commenced within 12 months of the date

of this Notification, unless this period has been extended by the Development

Assessment Commission.

b. The authorisation will lapse if not commenced within 12 months of the date of

this Notification.

c. The applicant is also advised that any act or work authorised or required by this

Notification must be completed within 3 years of the date of the Notification

unless this period is extended by the Commission.

d. The applicant has a right of appeal against the conditions which have been

imposed on this Development Plan Consent or Development Approval.

http://www.epa.sa.gov.au/


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AGENDA ITEM 2.2.1

e. Such an appeal must be lodged at the Environment, Resources and Development

Court within two months from the day of receiving this notice or such longer

time as the Court may allow.

f. The applicant is asked to contact the Court if wishing to appeal. The Court is

located in the Sir Samuel Way Building, Victoria Square, Adelaide, (telephone

number 8204 0289).

g. The applicant is reminded of its general environmental duty, as required by

Section 25 of the Environment Protection Act 1993, to take all reasonable and

practical measures to ensure that the activities on the whole site, including

during construction, do not pollute the environment in a way which causes or

may cause environmental harm.

h. If regulated or significant trees are to be retained, the applicant is advised to

consult Australian Standard AS 4970 – 2009 Protection of Trees on Development

Sites to ensure the incorporation of protective fencing, mulch and appropriate

remedial treatments.

Requirements of the standard include:

• The establishment of Tree Protection Zones to restrict activities including

the dumping of waste, machine excavation, storage and preparation of

chemicals, and physical damage to trees;

• The erection of protective fencing around a Tree Protection Zone prior to

machinery or materials brought onto the site;

• The use of approved signs to identify the Tree Protection Zone;

• Mulching, watering and weed removal recommendations to maintain the

tree protection zone.

Regular monitoring of tree protection measures should be undertaken

throughout the development and construction process to ensure that any

trees to be retained on the site are carefully managed to ensure their long-

term survival and growth.

Nitsan Taylor

SENIOR PLANNING OFFICER

DEVELOPMENT DIVISION

DEPARTMENT OF PLANNING, TRANSPORT and INFRASTRUCTURE

Documents

Construction of a 4/5 storey residential flat building …Development Assessment Commission 8 June 2017 2 AGENDA ITEM 2.2.1 OVERVIEW Application No 473/E008/17 Unique ID/KNET ID 1906