One North Terrace (Aust) Pty Ltd€¦ · One North Terrace (Aust) Pty Ltd Partial demolition of a State Heritage place and conversion to a hotel; construction of a mixed use development

Development Assessment Commission

21 January 2016

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AGENDA ITEM 3.2

One North Terrace (Aust) Pty Ltd

Partial demolition of a State Heritage place and conversion to a hotel; construction of a mixed use development comprising retail, consulting

rooms and residential apartments, supported by basement carparking.

1 North Terrace Adelaide

020/A081/15

TABLE OF CONTENTS

AGENDA REPORT

ATTACHMENTS

1: AMENDED PLANS

2: PREVIOUS AGENDA INCLUDING DEVELOPMENT PLAN PROVISIONS AND

ATTACHMENTS


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AGENDA ITEM 3.2

OVERVIEW

Application No 020/A081/15

Unique ID/KNET ID 2015/17647/01 (#9946535v2 and #10132387)

Applicant One North Terrace (Aust) Pty Ltd

Proposal Partial demolition of a State Heritage place and conversion to

a hotel; construction of a mixed use development comprising

retail, consulting rooms and residential apartments, supported

by basement carparking.

Subject Land 1 North Terrace Adelaide

Zone/Policy Area Capital City Zone

Relevant Authority Inner Metropolitan Development Assessment Commission of

the Development Assessment Commission pursuant to

Schedule 10(4B) of the Development Regulations 2008:

Development that exceeds $10 m in the City of Adelaide

Council Adelaide City Council

Development Plan Adelaide City Development Plan consolidated 24 September

2015

Type of Development Merit

Public Notification Category 1

Statutory Referral

Agencies

Government Architect, Adelaide Airport Limited, Heritage SA

and Renewal SA

Report Author Concetta Parisi, Senior Planning Officer

RECOMMENDATION Development Plan Consent subject to conditions

EXECUTIVE SUMMARY

At its meeting dated 17 December 2015, the Inner Metropolitan Development

Assessment Committee resolved to defer a decision on the application to enable:

a redesign of the podium elements of the proposal

amendments aimed at achieving closer alignment with Development Plan policy

regarding apartment sizes and private open space areas

provision of additional information regarding materiality, heritage works and

concealment of air conditioning units.

The applicant has provided an updated drawing set incorporating amendments to the

proposal and additional information (incorporating additional perspectives) in response to


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AGENDA ITEM 3.2

the deferral. These amendments and the additional information are considered to

satisfactorily address the reasons for deferral. With this in mind, and in line with the

previous recommendation, it is recommended that planning consent be granted subject

to conditions.

ASSESSMENT REPORT

1. BACKGROUND

The Inner Metropolitan Development Assessment Committee (IMDAC) considered

Development Application 020/A081/15 on 17 December 2015 and resolved to defer its

decision on whether to grant the proposal Development Plan Consent for the following

reasons:

“The Commission supports the height, mass and bulk of the proposal in principle,

together with the project’s ambition to undertake conservation works to the State

Heritage Place. The project team’s positive response to the Pre Lodgement process and

Design Review is also to be commended. However, the Commission is of the view that

the following are required:

redesign of the proposed podium elements

further details of the material palette and expression of the proposed tower

elements (including samples and photos of existing installations of the louvres and

glazing proposed as well as detailed studies that illustrate concealment of air

conditioner units)

further details of the extent of works to be carried out on the State heritage place

greater alignment of apartment sizes and private open space areas with relevant

Development Plan policy.”

2. DESCRIPTION OF PROPOSAL

The applicant seeks planning consent to:

construct two towers which will sit above a common podium level. The two towers

will then be linked on the upper five floors of the towers with a corridor finished in

transparent elements

partially demolish a State Heritage place (Newmarket Hotel) and renovate the

remaining building to a hotel use (bar/cafe lounge)

construct basement carparking.

The updated drawing set incorporating amendments to the proposal and additional

information (incorporating additional perspectives) in response to deferral on 17

December 2015 are contained in the ATTACHMENTS together with the former agenda

report and attachments.

The amendments include:

redesign of the proposed podium elements encompassing:


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AGENDA ITEM 3.2

larger and more spacious entrances to the residential apartments and

ground floor market place from both North Terrace and West Terrace

a reconfigured junction between the State Heritage Place and the proposed

new building facing West Terrace

incorporation of more solid elements and ‘pop-out’ boxes to both North

Terrace and West Terrace.

adjustments to apartments to increase floor areas and private open space areas

to achieve greater alignment with relevant Development Plan policy.

The additional information provided comprises:

detailed studies and drawings illustrating the means of concealing air conditioning

units

details regarding the extent of works to be carried out to the State heritage place

samples of the materials to be used for the louvres, glazing and cement finishes.

3. PLANNING ASSESSMENT

The Capital City Zone seeks to accommodate land uses that create active and vibrant

frontages that provide pedestrian interest and maximize passive surveillance. The zone

also seek affordable housing provision and a desire for a contemporary juxtaposition for

heritage places.

The proposal is considered to fulfil the desired character for the zone by providing a mix

of land uses at lower levels and residential above; affordable housing product within the

residential mix, and a positive heritage contextual response.

The amendments and further information responding to deferral are discussed in detail

below.

3.1 Redesign of the proposed podium elements

The Associate Government Architect has reviewed the proposed amendments to the

podium and advises that:

I support the proportions of the podium expression as they respond to the

massing and expression of the Newmarket Hotel. I note that the success of this

approach will rely on achieving the indicated proportions of glazing at ground and

first levels.

I support the approach to framed and projecting balconies that provide depth and

articulation to the podium façade. They provide a degree of pedestrian protection

and may improve the thermal performance of the western façade at these levels,

which I also support. However, I note that the overall success of the framed

balcony elements will rely on high quality detail and careful material selection. I

also note that any encroachments that result from this approach will be a matter

for discussion with the Adelaide City Council.


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AGENDA ITEM 3.2

I support the provision of a generous entry lobby on West Terrace that will enable

a distinct sense of address on this extensive frontage, particularly for residents of

the southern tower

I support the inclusion of glazed entry rain screens adjacent the heritage building

that protect the publicly accessible space while also framing and protecting sight

lines through to the retained heritage fabric. However, the Commission may wish

to seek further information that demonstrates the framing system and ceiling

elements in this space.

In light of the Associate Government Architect’s views, it is considered that the proposed

amendments to the podium are acceptable and respond suitably to relevant Development

Plan policy. Notwithstanding, it is recommended that any consent granted to the

proposal be subject to a condition requiring submission of details and samples of the

material of the new podium in line with the Associate Government Architect’s

recommendation.

3.2 Further details of the material palette and expression of the proposed

tower elements (including samples and photos of existing installations of

the louvres and glazing proposed as well as detailed studies that

illustrate concealment of air conditioner units)

With respect to the material palette for the tower elements of the proposed development,

the applicant has sourced and will be providing samples of the materials for the shade

screens, the glass and the precast concrete finish to be used in the tower elements of the

proposal on the day of the IMDAC meeting. These samples were not available at the

time of writing this report.

The December 2015 recommendation that the proposal be granted Development Plan

Consent included a condition of consent that would require submission of details

regarding materials to be used in all parts of the proposed building. Such a condition

was suggested by the Associate Government Architect.

Should the IMDAC be satisfied with the materiality of the tower elements proposed after

considering the samples, it is considered that there will be no need to subject any

consent granted the proposal to a condition requiring endorsement of final materials for

the proposed tower elements.

In relation to the concealment of the air conditioner units, the applicant has provided

additional detail regarding the means proposed to achieve concealment. Specifically:

bird proofing mesh that will sit between air conditioning units and the exterior

fixed louvres at the edges of the building; this mesh will also sit on the floor

directly below the air conditioning units on the lower levels, as well as the top

level to achieve concealment when looking up from ground level.

confirmation of the colours to be used on the exterior fixed louvres (namely,

charcoal on the southern tower and anodised finish on the northern tower).

It is expected that the louvre and bird mesh combination will yield a suitable degree of

concealment of air conditioning units. It is noted there will be no back lighting of the air

conditioning unit enclosures due to the rear of these being solid. This will aid in ensuring

concealment during evening hours.


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The louvre and bird mesh samples that are forthcoming will shed light on the likelihood

of the approach being successful.

3.3 Further details of the extent of works to be carried out on the State

heritage place

GHD Woodhead and DASH Architects on behalf of the proponent have lodged an itemised

summary of the proposed heritage works as well as elevations illustrating these works.

This is contained in the ATTACHMENTS and includes both internal and external works.

The applicant intends to reinstate the ground floor verandah but cannot currently

undertake this due to the alignment of the North Terrace and West Terrace carriageways.

The applicant has approached and is in discussion with Adelaide City Council over

realignment of these carriageways to enable the reinstatement of the verandah.

As indicated in the previous report, the proposed works to the existing State Heritage

place to return it to its original historic use is supported. A number of conditions have

been recommended by the delegate for the Minister for Sustainability, Environment and

Conservation; these have been recommended should consent be granted.

3.4 Greater alignment of apartment sizes and private open space areas with

relevant Development Plan policy.

Amendments have been made to the proposal to achieve greater alignment between

apartment sizes and private open space areas with relevant Development Plan policy.

The applicant has provided an apartment area schedule which is contained in the

ATTACHMENTS. Essentially, the schedule summarises the following (as relevant to the

above deferral):

the apartment size excluding the ‘wintergarden’

the apartment size including the area of the ‘wintergarden’

the private open space area which is in the form of the ‘wintergarden’.

Apartment Sizes

A total of 28 apartments (7%) now do not satisfy the minimum apartment sizes in the

amended scheme. The degree of this departure is significantly less than that associated

with the superseded scheme.

In the previous scheme, the majority of the studio apartments departed from minimum

apartment size policy. In the amended scheme, study nooks have been added to the

studio apartments to create additional floor area. It is noted that all studio apartments

feature an area of private open space (in the form of a balcony / winter garden) where

the Development Plan does not seek private open space.

The maximum degree of departure from minimum apartment size policy is 10%. This

comes in the form of 1 bedroom apartments that are 45 square metres where the

Development Plan seeks that these be 50 square metres. There are 3 such apartments.

The most prevalent departure from minimum apartment size policy comes in the form of

1 bedroom apartments that are 47 square metres in area where the Development seeks

that they be 50 square metres in area. There are 17 such apartments.


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AGENDA ITEM 3.2

It is considered that the departure from minimum apartment size policy is minor. This

conclusion is reached noting that the ‘winter gardens’ (which are essentially a balcony

area that can be enclosed or opened via screens and bi-fold doors) provide occupants

with the option of increasing living area by closing the bi-fold doors or use the area as

‘balcony’ space by opening the bi-fold doors.

Private open space

Each apartment, including the studio apartments, will be provided with a private open

space area in the form of a winter garden.

A total of 144 apartments (36%) do not satisfy the respective private open space

requirement. The maximum degree of departure is 4 square metres (26%). This comes

in the form of 3 bedroom apartments that offer 11 square metres of private open space

areas where the Development Plan seeks that these be 15 square metres. There are 2

such apartments. These apartments are 90 square metres and 120 square metres in

total floor area where the Development Plan seeks that they be at least 80 square metres

in total floor area.

The most prevalent departure from minimum private open space area comes in the form

of 2 bedroom apartments that offer a 9 square metre balcony where the Development

Plan seeks that this be at least 11 square metres in area. There are 55 such apartments.

Council Wide Principle of Development Control 59 allows for a shortfall of private open

space where a communal open space is provided. The proposed development will

provide a generous (some 678 square metres) common open space area and gymnasium

which will provide occupants with a choice between access to a ‘private’ area or a

‘common’ area to socialise. Additionally:

all winter gardens have minimum dimensions that satisfy relevant Development

Plan policy (seeking a minimum dimension of 2 metres)

studio apartments are provided with private open space where the Development

Plan does not seek provision of any private open space

the site of the proposed development is in close proximity to the Adelaide Park

Lands

In light of the above, it is considered that the departure from minimum private open

space area policy is acceptable.

4. CONCLUSION

The proposal involves the establishment of a land use that is wholly in keeping with the

objectives and desired character of the Capital City Zone. In addition, the proposal is

providing a community benefit via the provision of affordable housing.

Due to its prominence at the western gateway of the city and the Newmarket Hotel’s

historical importance, the development has been designed and incorporates materials

which offer a subdued background to the existing Hotel. The amended podium design is

considered to offer a stronger base to the building but also maintains a respectful space

and reference to the features of the State Heritage place.


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AGENDA ITEM 3.2

Further information provided regarding the works to the Newmarket Hotel State Heritage

place that form part of the proposal have the support of the State Heritage Unit.

It is expected that an appropriate degree of concealment of air conditioning units will be

yielded by the measures proposed to this end. The material samples to be provided will

aid in verifying this expectation.

The applicant has amended the proposal so that the majority of the apartments satisfy

the minimum apartment sizes. Private open space shortage for some of the apartments

is outweighed by the generous ‘formal’ (gymnasium) and ‘informal’ communal space

areas.

In the above light, it is considered that the proposal exhibits sufficient merit to warrant

Development Plan Consent subject to conditions and reserve matters.

5. 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.

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

proposal meets the key objectives of the Capital City Zone.

3. RESOLVE to grant Development Plan Consent to the proposal by One North Terrace

(Australia) for Partial demolition of a State Heritage place and conversion to a hotel;

construction of a mixed use development comprising retail, consulting rooms and

residential apartments, supported by basement carparking subject to the following

reserved matters and conditions of consent.

RESERVED MATTERS

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. Approval by the Department of Infrastructure and Regional Development for the

infringement into the Adelaide Airport Obstacle Limitation Surface and the

Procedures for Air Navigation services – Aircraft Operations (PANS-OPS) surfaces.


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AGENDA ITEM 3.2

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 020/A081/15:

Drawings/Plans by GHD Woodhead Architects:

Reports/Correspondence:

Planning Report by GHD Woodhead dated 4 November 2015

Waste Management Plan by Rawtec dated November 2015

Traffic Assessment Report by Wallbridge and Gilbert dated 3 November 2015

Plan Number Date

A100 4/11/2015

A101 4/1/2016

A102 15/1/2016

A103 4/1/2016

A104 4/1/2016

A120 15/1/2016

A121 15/1/2016

A122 15/1/2016

A123 15/1/2016

A130 15/1/2016

A131 15/1/2016

A132 15/1/2016

A150 4/11/2015

A151 4/1/2016

A152 4/1/2016

A160 4/11/2015

A901 4/11/2015

A909 15/1/2016

A911 4/1/2016


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AGENDA ITEM 3.2

Wind Impact Assessment Report by Vipac Engineers and Scientists dated 4

November 2015

Heritage Impact Assessment report by DASH Architects dated 4 November

2015, Elevations dated 27/10/15 by DASH Architects and the itemised

summary of Heritage Works in letter dated 4 January 2016.

Aeronautical Impact Assessment report by Ambidji dated 3 November 2015

Construction Methodology and Programme for PANS OPS Application prepared

by ProBuild dated 30 October 2015 UNLESS where varied by the Reserved

Matter

Stormwater Management Plan prepared by Wallbridge and Gilbert dated 3

November 2015

Sustainability Report by Lucid Consulting Australia dated November 2015

Dilapidation Report prepared by Fyfe dated 7 September 2015

Vertical Transport Report prepared by Lucid Consulting Australia dated

October 2015

Environmental Noise Assessment report by Sonus dated November 2015

Land Management Agreement for Affordable Housing dated 2015

Email dated 9 December 2015 by GHD Woodhead

Apartment Area Schedule dated 23 December 2015

2. The applicant shall submit, for approval by the Development Assessment

Commission, a final environmental noise assessment that ensures that there are no

unreasonable impacts on the amenity of the apartments and that the development

itself will not unreasonably interfere with other land uses in the vicinity. Such a

report and its recommendations shall be lodged prior to substructure approval being

granted.


Commission, further information as to the resolution of the detail in the facade and

podium design and final details of materials, finishes and colours, in consultation with

the Government Architect, prior to final Development Approval for substructure.

4. The on-site Bicycle Parking facilities shall be designed in accordance with Australian

Standard 2890.3-1993 and the AUSTROADS, Guide to Traffic Engineering Practice

Part 14 – Bicycles.

5. The proposed car parking layout and vehicular entry points shall be designed and

constructed to conform to the Australian Standard 2890.1:2004 (including clearance

to columns and space requirements at the end of blind aisles) for Off Street Parking

Facilities; Australian Standard 2890.6-2009 Parking facilities – Off street commercial

vehicle facilities and designed to conform with Australian Standard 2890.6:2009 for

Off Street Parking for people with disabilities.

6. That all external lighting of the site, including car parking areas and buildings, shall

be designed and constructed to conform with Australian Standards and must be

located, directed and shielded and of such limited intensity that no nuisance or loss

of amenity is caused to any person beyond the site.

7. Mechanical plant or equipment shall be designed, sited and screened to minimise

noise impact on adjacent premises or properties. The noise level associated with the

combined operation of plant and equipment such as air conditioning, ventilation and

refrigeration systems when assessed at the nearest existing or envisaged noise

sensitive location in or adjacent to the site shall not exceed 50 dB(A) during daytime

(7.00am to 10.00pm) and 40 dB(A) during night time (10.00pm to 7.00am) at the

most affected residence when measured and adjusted in accordance with the

relevant environmental noise legislation except where it can be demonstrated that a

high background noise exists.


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8. A Construction Environment Management Plan (CEMP) shall be prepared and

implemented in accordance with current industry standards – including the EPA

publication “Environmental Management of On-site Remediation” - to minimise

environmental harm and disturbance during construction. The management plan

must incorporate, without being limited to, the following matters:

a. air quality, including odour and dust

b. surface water including erosion and sediment control

c. soils, including fill importation, stockpile management and prevention of

soil contamination

d. groundwater, including prevention of groundwater contamination

e. noise

f. occupational health and safety.

For further information relating to what Site Contamination is, refer to the EPA

Guideline: 'Site Contamination – what is site contamination?':

www.epa.sa.gov.au/pdfs/guide_sc_what.pdf A copy of the CEMP shall be provided

to the Development Assessment Commission prior to the commencement of site

works for both the hospital and car park.


Commission, a scale wind study undertaken in the detail design stage to verify the

predictions and determine the optimal wind controls, where necessary. Such a report

and its recommendations shall be lodged prior to substructure approval being

granted.

Conditions from the Department of Environment, Water and Natural

Resources

10. A detailed photographic record of the side wing, yard wall and stables (structures to

be demolished) shall be undertaken by a suitably qualified heritage architect and

provided to the Department of Environment Water and Natural Resources for their

records, prior to works commencing on site. Stonework is to be salvaged for reuse in

conservation works to the main hotel building where appropriate.

The heritage listed structures to be demolished shall also be recorded by laser point

cloud scanning internally and externally, and the data provided to the Department of

Environment, Water and Natural Resources for their records. The laser scan and

digital photographic record shall be capable of amalgamation into a 3D photographic

model. Prior to photographic and laser recording, all accretions around and abutting

the historic structures shall be removed.

Reason for condition: A suitable archival record of the demolished structures allows

for future interpretation and understanding of their contribution to the heritage

values of the State heritage place.

11. Internal refurbishment works, including general repairs, new joinery, colour

schemes, services integration, new finishes, repairs to staircases, compliance

upgrades, and mural exposure, shall be further detailed and to the satisfaction of the

Development Assessment Commission in consultation with the Department of

Environment, Water and Natural Resources prior to Development Approval being

granted for any work to the retained State Heritage place. Works are to be informed

by a suitably qualified heritage architect.


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AGENDA ITEM 3.2

Reason for condition: The detailed design of interior works is yet to be undertaken.

12. Details of the following proposed works to the Newmarket Hotel facades shall be

detailed and documented to the satisfaction of the Development Assessment

Commission in consultation with the Department of Environment, Water and Natural

Resources prior to final Development Approval being granted to any of the proposed

works to the Newmarket Hotel:

façade cleaning methodology, composition of repointing mortar, and stone

selection for façade reinstatement;

proposed colour scheme of painted areas;

details of interface and junctions of the new development to the southern and

eastern walls of the Newmarket Hotel. In particular, the design and

construction should minimise intervention into historic fabric and be

reversible. Consideration should also be given to pitching the link glazed roof

away from heritage building to reduce risk of stormwater damage to heritage

fabric; and

treatment of existing ground floor opening on the western side of the

southern façade.

Works shall be informed by a suitably qualified heritage architect.

Reason for condition: The detailed documentation of conservation works is yet to

be prepared.

13. Details shall be documented of the proposed podium and entry link to the

satisfaction of the Development Assessment Commission in consultation with the

Department of Environment, Water and Natural Resources prior to final Development

Approval being granted. Particular consideration should be given to:

establishing a compatible materials palette with the heritage building (noting

replication is not being sought);

the design and configuration of proposed louvres; and

detailed studies of key alignments of horizontal features of the heritage

building to inform the alignment of key features of the proposed podium.

Reason for condition: The limited level of detailed design resolution at this

planning application phase of the podium, and its materiality, means that several

aspects of the design response important to the setting of the heritage place are yet

to be resolved.

14. A desktop site history for the land affected by this application shall be prepared by a

suitably qualified archaeologist to determine the potential for site excavations to

uncover archaeological artefacts of heritage significance.

In the absence of a desktop site history prepared by a suitably qualified

archaeologist finding that the land affected by this application does not contain any

potential for archaeological artefacts of heritage significance, a Work Method

Statement shall to be submitted to the satisfaction of the Development Assessment

Commission in consultation with the Department of Environment, Water and Natural

Resources outlining measures to monitor excavated material up to nominally 1.5m

below ground level. This Work Method Statement should include these excavations

being undertaken in the presence of a suitable qualified archaeologist and proceed

with appropriate caution to enable the identification and salvage of any material of

potential archaeological significance. The Archaeologist is to report to the

Department of Environment, Water and Natural Resources on any findings of

archaeological significance.


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Reason for condition: With reference to Note (i) below, the Heritage Places Act

1993 carries obligations in relation to archaeological artefacts of State significance.

15. Prior to the commencement of work on site, detailed demolition drawings shall be

prepared and submitted to the Development Assessment Commission for approval,

in consultation with the Department of Environment, Water and Natural Resources.

Reason for condition: The extent of demolition within the Newmarket Hotel is not

yet documented for assessment of heritage impact.

ADVISORY NOTES

a. The development must be substantially commenced within 3 years 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 3 years 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 5 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.

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 asked to liaise with the Adelaide City Council on additional bicycle

parking opportunities in the public realm.

Notes from the Department of Environment, Water and Natural Resources

h. Any changes to the proposal for which planning consent is sought or granted may

give rise to heritage impacts requiring further consultation with the Department of

Environment, Water and Natural Resources, or an additional referral to the Minister

for Sustainability, Environment and Conservation. Such changes would include for

example (a) an application to vary the planning consent, or (b) Building Rules

documentation that incorporates differences from the proposal as documented in the

planning application.

i. To ensure a satisfactory heritage outcome, the Development Assessment

Commission is requested to consult the Department of Environment, Water and

Natural Resources in finalising any conditions or reserved matters above.

j. The applicant is advised of the following requirements of the Heritage Places Act

1993.


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(a) If an archaeological artefact believed to be of heritage significance is

encountered during excavation works, disturbance in the vicinity shall cease

and the SA Heritage Council shall be notified.

(b) Where it is known in advance (or there is reasonable cause to suspect) that

significant archaeological artefacts may be encountered, a permit is required

prior to commencing excavation works.

For further information, contact the Department of Environment, Water and Natural

Resources.

k. The applicant is advised of the following requirements of the Aboriginal Heritage Act

1988.

(a) If Aboriginal sites, objects or remains are discovered during excavation works,

the Aboriginal Heritage Branch of the Aboriginal Affairs and Reconciliation

Division of the Department of the Premier and Cabinet (as delegate of the

Minister) should be notified under Section 20 of the Aboriginal Heritage Act

1988.

Notes from Adelaide City Council

Encroachments:

l. An Encroachment Permit will be separately issued for the proposed encroachments

into the public realm once Development Approval is granted. In particular, your

attention is drawn to the following:

An annual fee may be charged in line with the Encroachment Policy

Permit renewals are issued on an annual basis for those encroachments that

attract a fee.

Unauthorised encroachments will be required to be removed.

Stormwater:

m. The proposed extension to the protuberance in West Terrace will require the

installation of a new stormwater inlet pit on the West Terrace kerb at the newly

created low point. Therefore the four proposed chequer plate drains along the West

Terrace frontage should be combined into a single underground connection into the

new inlet pit.

n. An additional stormwater inlet pit will be required to service the low point created by

the proposed protuberance in West Terrace adjacent to the southern boundary of the

site. Stormwater discharge from the proposed grated strip drain can be disposed to

this inlet pit.

o. The discharge of stormwater runoff from the adjacent property (open air carpark)

across the property boundary and through the property development to West Terrace

is not acceptable. While this is a matter between the two property owners to resolve,

Council encourages the separation of stormwater disposal for both properties and is

confident that a practical solution can be found.


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AGENDA ITEM 3.2

p. Given that surface flows on the adjacent carpark fall to the north west corner of the

property towards the existing easement (for underground electricity services), one

such solution to the above matter which would be acceptable to Council, is the

creation of an additional easement over the existing easement marked G (RTC

11318356) for the purpose of discharging collected stormwater runoff from the car

park property through the easement to West Terrace.

q. Council encourages the retention and reuse of stormwater runoff from the property

for irrigation of landscaped areas, toilet flushing and other appropriate uses.

Lighting

r. The proposed development works will impact on the public lighting within the

proximity of the development site. The existing public lighting on North Terrace,

Newmarket Street and Rose Street consists of stobie columns with o/h cabling and

street lighting mounted to the columns. On Rose Street there are also street lights

mounted the façade of the Empire Building that are owned and maintained by

Adelaide City Council. The 2 off luminaires for floodlighting of the Empire signage

are not owned by Adelaide City Council.

s. If temporary hoarding or site works require modification of existing Council and/or

SA Power Network’s public lighting (including associated infrastructure such as

cabling etc) shall meet Councils’ requirements. The works shall be carried out to

meet Councils’ requirements and all costs borne directly by the developer.

t. All modifications requiring temporary removal/relocation/provision of temporary

lighting/reinstatement of existing Council and/or SA Power Network’s public lighting

(including associated infrastructure such as cabling etc) shall meet Councils’

requirements. The works shall be carried out to meet Councils’ requirements and all

costs borne directly by the developer.

u. All damage to ACC’s infrastructure, including damage to public lighting and u/g

ducting etc caused by projects works or loading of site crane onto pathways will be

repaired to meet Councils requirements and the cost of the developer.

v. If new canopies are to be constructed as part of these works, then lighting to meet

ACC’s under veranda requirements shall be installed.

Urban Elements

w. Any urban elements assets created or existing assets affected (requiring relocation,

removal or temporary storage) by this development requires the approval of the

Asset Manager Urban Elements prior to any works commencing. ACC will provide an

invoice for the works and it must be paid prior to any work commencing. Note the

assets are the property of ACC and only ACC or its representatives can carry out the

work.

x. Please note that there is a street name plate on the corner of North Tce and West

Tce.

y. Any works that impact on the public street are to be to Adelaide Design Manual

standard and consistent with the North Terrace Master Plan and approved by ACC.

For example proposed checker plate drains will not be supported and stormwater

must connected underground to stormwater system.


21 January 2016

16

AGENDA ITEM 3.2

z. The applicant is encouraged to apply the established North Terrace Master Plan

paving palette to the exterior spaces to create coordinated outcome on this

important Civic Boulevard.

Concetta Parisi

SENIOR PLANNING OFFICER

DEVELOPMENT DIVISION

DEPARTMENT OF PLANNING, TRANSPORT and INFRASTRUCTURE

Documents

One North Terrace (Aust) Pty Ltd€¦ · One North Terrace (Aust) Pty Ltd Partial demolition of a State Heritage place and conversion to a hotel; construction of a mixed use development