Mixed use development comprising residential, retail and … · The proposal involves retention of the existing Bath Hotel building (a place of local heritage significance) and the

Development Assessment Commission26 November 2015

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AGENDA ITEM 2.1

Calidore Pty Ltd

Mixed use development comprising residential, retail andassociated car parking, minor alterations to the Bath Hotel anddemolition (of non-heritage listed material)

232-238 The Parade Norwood

155/M007/15

TABLE OF CONTENTS

PAGE NOAGENDA REPORT 2-11ATTACHMENTS

A: UPDATED PLANS DATED NOVEMBER 2015 12-39B: MASTERPLAN RESPONSE 40-43C:ASPECT STUDIOS LANDSCAPE RESPONSE 44-51D:GOVERNMENT ARCHITECTS COMMENT 52-54E: PREVIOUS ASSESSMENT REPORT AND ATTACHMENTS 55-330


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AGENDA ITEM 2.1

OVERVIEW

Application No 155/M007/15Unique ID/KNET ID 2015/10500/01 ID 533Applicant Calidore Pty LtdProposal Mixed use development comprising residential, retail and

associated car parking, minor alterations to the Bath Hotel anddemolition (of non-heritage listed material)

Subject Land 232-238 The Parade NorwoodZone/Policy Area District Centre (Norwood) Zone, Policy Area 2.2 The Parade

EastRelevant Authority Development Assessment CommissionLodgement Date 10/07/2015Council Norwood Payneham and St PetersDevelopment Plan Norwood Payneham and St Peters (City) Consolidated – 2 July

2015Type of Development MeritPublic Notification Category 2Representations 2 Representations - wishing to be heardReferral Agencies Government ArchitectReport Author Yasmine Alliu and Jason BaileyRECOMMENDATION Development Plan Consent subject to conditions

EXECUTIVE SUMMARY

The applicant seeks approval for a mixed use development on the site of the Bath Hotelat the corner of The Parade and Queen Street, Norwood.

The proposal involves retention of the existing Bath Hotel building (a place of localheritage significance) and the hotel use it currently accommodates together withdevelopment of three ground level retail spaces fronting The Parade and a variety of 1 to3 bedroom residential apartments within two 6 storey towers, sleeving the eastern andsouthern side of the local heritage listed Bath Hotel.

At its meeting dated 12 November 2015 the Inner Metropolitan Development AssessmentCommittee (IMDAC) resolved to defer a decision on the application to enable provision offurther details for the timber screening and the canopy on The Parade, landscaping and amore detailed design solution for the interface between the proposed development andthe residential building on the southern boundary.

The applicant has amended the proposal and provided further information in response tothe deferral. It is considered that the amendments and additional information providedenhance the proposal by:

refining the presentation of the timber screening element between new Tower 1and the existing Bath Hotel building

providing a widened canopy to The Parade which is more complementary to thoseexisting and the streetscape generally

further detailing the landscaping approach (including maintenance) improving the appearance of the southern boundary wall and the outlook of this

for the southern residential neighbour.

With this in mind, and in line with the previous recommendation, it is recommended thatplanning consent be granted subject to conditions.


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AGENDA ITEM 2.1

ASSESSMENT REPORT

1. BACKGROUND

The Inner Metropolitan Development Assessment Committee (IMDAC) consideredDevelopment Application 155/M007/15 on 12 November 2015 and resolved to defer itsdecision for the following reason:

further consideration, resolution and detail of the following in consultation withthe Government Architect to the satisfaction of DAC:

a. The design of the timber screen element fronting The Parade, including itsrelationship/junction with the heritage building and urban grain of thestreetscape.

b. The design of the canopy in a manner that is consistent and complementarywith The Parade streetscape.

c. Landscaping - including species type and maintenance access for thecommon area and the southern boundary wall.

d. Expression of the southern boundary wall including management of lightspill.

The applicant has provided an updated drawing set comprising additionalperspectives/plans and a landscape maintenance plan in response to the deferral.Together, these illustrate the latest iteration of the scheme (incorporating amendmentsdiscussed in the presentation the applicant provided to the Commission on 12 November2015).

2. DESCRIPTION OF AMENDMENTS

Timber screen element: An INNOWOOD (composite timber) screen system is to be used for the timber

banding bridging the space between the local heritage listed bath Hotel and Tower1 on The Parade frontage. This will provide a softened timber look to the externalwall surface (refer ATTACHMENT A)

The junction between the Bath Hotel and the screen system will comprise aperforated aluminium charcoal powder coated screen the same height as thetimber INNOWOOD band as a ‘negative joint’ between the new works and theheritage façade of The Bath Hotel

Canopies: Aluminium black powder coated sheeting will be used for the canopy on The

Parade frontage. The canopy extends from the eastern boundary through to theportico of the Bath Hotel where previously it stopped at the Base Pizza Bar

The Queen Street canopies will be constructed out of metal decking. All canopies have been enlarged to a depth of 2.5 metres

Landscaping: Aspect Studios has provided information regarding what should be provided in

order to ensure that the landscaping approach is successful – this includesrecommendations for the following:

o planters at the base of vertical garden sections having a height of 6 metresthat offer a plant medium of adequate volume and water holding capacityfor each vertical garden section

o irrigation provided by an efficient and reliable automatic delivery systemo support structures with suitable configuration to enable plants to grow

vertically


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AGENDA ITEM 2.1

o species selection undertaken with consideration of wind and daylightexposure of each vertical garden

Aspect Studios has also provided a landscaping management plan which specifiesthe nature and frequency of maintenance activities (“the Bath HotelRedevelopment – Green Wall/Roof Management Program” refer ATTACHMENT C)

Expected plant species were documented in the Indicative Planting Palette formingpart of the Landscape Concept Report by Aspect Studio (considered by IMDAC on12 November 2015)

Southern boundary wall: The perforated metal screen component on top of the southern boundary wall has

been removed and the precast concrete now rises to the height that theperforated metal screen rose to (which height ranges from 4.9 metres near to theQueen Street boundary to 4.2 metres towards the eastern boundary of the sitedue to the fall of the land across the site from east to west).

Planter box to be provided at the top of this wall to be used as the growingmedium for the landscaping which will cascade down the cable trellis system.

The brick ‘cut outs’ along the southern boundary wall are to be increased to thefull height of the southern boundary wall

The roof of the Level 1 car park has been extended to the southern boundaryusing translucent material

A double layer of perforated screening is to be installed at the southern edge ofthe Level 2 car park to obstruct light spill vehicles.

General: The service yard fronting Queen Street will be provided with gates (of perforated

aluminium sheeting) located on the site boundary.

3. REFERRAL

In line with IMDAC’s resolution on 12 November 2015, amendments were referred to theGovernment Architect for comment. Those comments (refer ATTACHMENT D) arediscussed in the body of the report.

4. PLANNING ASSESSMENT

The application has been assessed against the relevant provisions of the NorwoodPayneham and St Peters (City) Development Plan Consolidated – 2 July 2015, which arecontained in Appendix One.

The response conveyed by the updated drawing set to the specific matters raised in thereasons for deferral of a decision is discussed in more detail below.

4.1 Timber Screen Element fronting The Parade

The Government Architect supports the expression and refinement of the timberscreen element fronting The Parade, including its relationship with the heritagebuilding and urban grain of the streetscape. The screen element will provide asoftened timber look and has the added advantage of providing protection from thesun. The screen element also allows for the optimisation of natural light access toapartments whilst providing privacy, security and acoustic qualities. The junctiondetail between the screen element and the Bath Hotel aligns with the width of thatpart of the canopy that comprises the new Bath Hotel entry.

Perforated screening will be attached to the rear of the timber screen to concealfixture components from the apartments.


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AGENDA ITEM 2.1

4.2 Canopies

The wider cantilevered canopy over The Parade footpath is considered to match thedepth of nearby canopies and is more in keeping with the existing streetscape. Thecanopy is shown at a depth of 2.5 metres which is generally consistent with thedepth of nearby canopies on both sides of The Parade (as partially illustrated in thefigure below). The greater depth and length of the continuous canopy on The Paradeis better suited to provide adequate protection for pedestrians from the elements.

4.3 Landscaping

The additional landscaping information provided by the applicant does not completelyspecify the landscaping approach to be employed.

With respect to species selection, the applicant has referred to the plant species thatwere documented in the Indicative Planting Palette forming part of the LandscapeConcept Report (drawing numbers 15027-SK05 and 15027-SK06 specifically) thatIMDAC considered on 12 November 2015. This doesn’t identify where particularspecies will be planted – rather, it identifies a range of species that it is expectedcould succeed in the various conditions that will be created should the developmentproceed.

With respect to maintenance, the applicant has indicated that maintenance accessfor the common areas will be provided as follows:

to the planters and climber support structure via a brought in ground basedelevated work platform

from above via a Building Maintenance Unit (BMU) or roof roped access


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AGENDA ITEM 2.1

from within each apartment unit or an accessible walkway

As part of the amendments, a summary sheet has been prepared by Aspect Studiosfor the Green Wall/Roof Management Program.

In support of the contention that the vertical gardens forming part of the proposalcan be successful, the applicant has referred to the recently constructed ‘Uno’apartments at 102 Waymouth Street, Adelaide as an example of successful ‘greenwall’ landscaping in a mid-rise apartment building and to show what the balconylandscaping on the residential component may look like (refer ATTACHMENT B).

Ultimately, the applicant requests that landscaping success be secured by way of acondition of consent augmented by the Scheme Description and By Laws for thecommunity plan of division. The Government Architect has also recommended acondition of this nature.

It is considered that landscaping success can be secured by way of condition.

4.4 Expression of the Southern Boundary Wall

The amended southern boundary wall is supported in principle by the GovernmentArchitect. However, the Government Architect has expressed concern regarding theamenity impact on any future two storey development that might occur on theneighbouring residential property on the southern boundary adjacent the car parklevels.

Whilst the dwelling in question is currently single storey there is the potential for thatsite to be developed for a two storey building. The northern aspect of that two storeybuilding may look directly into the Level 1 car park given the window that existsbetween the top of the southern boundary wall and the roof over the Level 1 carpark.

The Government Architect has recommended a landscape screen between the top ofthe southern boundary wall and the roof over the Level 1 car park to screen theabovementioned potential views. It is agreed that this would yield an appropriateoutcome and, accordingly, it is recommended that any consent be subject to acondition requiring this.

These proposed amendments to the interface with the Residential Character(Norwood) Zone to the south which, whilst not being wholly consistent with thebuilding envelope key to relevant policy, has improved that interface and provides amore satisfactory relationship with the adjoining residential land uses.

4.5 Light Spill

The applicant has responded with more technical information regarding light spillmitigation. In particular:

a 1.0 metre high precast concrete screen will be used at Level 1 a 4 metre cantilevered (translucent roofed) canopy has been provided over the

open section on the southern boundary side of Level 1, which would effectivelydiffuse any light from the vehicle headlights above on Level 2.

a 1.0 metre high, double layer of perforated screening will be used at Level 2


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AGENDA ITEM 2.1

The above amendments, coupled with the previously discussed condition requiring alandscape screen between the top of the southern boundary wall and the roof overthe Level 1 car park, leads to the consideration that potential for light spill to thesouth is suitably addressed.

4.6 Queen Street Service Cross-over

The Government Architect was concerned with there being two crossovers on theQueen Street frontage of the proposal.

The Hotel service yard and crossover (3.4 metres) has been retained for delivery andservice vehicles only. The applicant has since amended the drawings showing theservice yard provided with gates of perforated aluminium sheeting located on the siteboundary. The pedestrian amenity along that portion of Queen Street is improved interms of safety and easier access when the gates are closed. Also the entry area forTower 2 is more defined by the closed off service area which is supported in theprovisions. The introduced screening is supported by the Government Architect.

5. CONCLUSION

As elaborated within the discussion above, it is considered that the proponent hassatisfactorily addressed the reasons for deferral of a decision on 12 November 2015.

Whilst the additional information provided regarding landscaping is largely conceptual, itis considered that an appropriate landscaping outcome can be secured by way ofcondition.

Ultimately, it is considered that the proposed built form will contribute to and enhancethe immediate locality.

Overall, and in line with the previous recommendation, the proposed development isconsidered to satisfy the intent of the relevant policies of the Development Plan andwarrant Planning Consent.

6. RECOMMENDATION

It is recommended that the Development Assessment Commission:

1) RESOLVE that the proposed development is NOT seriously at variance with thepolicies in the Development Plan.

2) RESOLVE to grant Development Plan Consent to the proposal, subject to thefollowing conditions of consent.

PLANNING CONDITIONS

1. Except where minor amendments may be required by other relevant Acts, or byconditions imposed by this application, the development shall be established in strictaccordance with the details and following plans submitted in DevelopmentApplication No 155/M007/15 including:

Drawings by Studio Nine Architects:

Reference Title Date Revision901-234-SK124 Contextual Imagery 02.11.2015 -901-234-SK125 Future Development 02.11.2015 -


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AGENDA ITEM 2.1

901-234-SK126 Site analysis + Level G Plan 02.11.2015 -901-234-SK127 Typical Floor Plans 02.11.2015 B901-234-SK128 Typical Floor Plans 02.11.2015 B901-234-SK129 Typical Floor Plans 02.11.2015 B901-234-SK130 Roof Plan 02.11.2015 B901-234-SK131 Boundary Set Backs 02.11.2015 -901-234-SK132 Typical floor Plans 02.11.2015 -901-234-SK133 Streetscape Elevations 02.11.2015 B901-234-SK134 Streetscape Elevations 02.11.2015 B901-234-SK135 Sections 02.11.2015 A901-234-SK136 3D Views 02.11.2015 B901-234-SK137 Street Perspectives 02.11.2015 -901-234-SK138 Built Form 02.11.2015 -901-234-SK139 Shadow Diagrams 02.11.2015 -901-234-SK140 Shadow Diagrams 02.11.2015 -901-234-SK141 Materiality & Precedents 02.11.2015 -901-234-SK142 Podium & Boundary Details 16.11.2015 A901-234-SK143 Service Entry Details 23.11.2015 -

Drawings by Aspect Studios

Drawing Nos Revision15027-SK01 Revision B15027-SK02 Revision B15027SK03 Revision B15027-SK04 Revision B15027-SK05 Revision B15027-SK06 Revision B15027-SK07 Revision B15027-SK08 Revision B

Reports / Correspondence:

Planning Report prepared by MasterPlan SA Pty Ltd dated July 2015 Studio Nine Design Statement Environmental Noise Assessment Report prepared by Sonus dated July 2015

S4455C2 except where superseded by letter from Jason Turner dated 2November 2015

Traffic and Parking Assessment Report prepared by Phil Weaver andAssociates dated 7 July 2015

Preliminary Tree Survey prepared by Arborman Solutions dated 3 July 2015 Heritage Report prepared by Stevens Architects Pty Ltd dated 8 July 2015 Letter from MasterPlan SA Pty Ltd dated 18 August 2015 – Response to

Representations Letter from MasterPlan SA Pty Ltd dated 22 October 2015 - Further response

to amendments – plus letter dated 17 November 2015 re amendments Bath Hotel Redevelopment – Greenwall/Roof Management Program prepared

by Aspect Studios and letter dated 16 November 2015 to Studio Nine

2. A detailed landscaping plan that details the following to the satisfaction of theDevelopment Assessment Commission prior to demolition:

A. a vertical landscape screen between the roof of the level 1 car park and thetop of the southern boundary wall

B. the species to be planted in all common vertical garden elementsC. the planting medium approach to employed in all vertical garden elements


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AGENDA ITEM 2.1

D. the irrigation system to be employed to support all vertical garden elements.

3. The development shall be landscaped, managed and maintained in accordance withthe details set out in the Landscape Concept Report and Greenwall/Roof ManagementProgram prepared by Aspect Studios.

4. All landscaping shall be established and maintained and nurtured at all times withany diseased or dying plants being replaced to the satisfaction of the DevelopmentAssessment Commission.

5. The recommendations of the Environmental Noise Assessment Report prepared bySonus dated July 2015 S4455C2 shall be fully carried out and, where applicable,incorporated into the building rules documentation to the satisfaction of theDevelopment Assessment Commission. Such acoustic measures shall be madeoperational prior to the occupation or use of the development.

6. Mechanical plant or equipment shall be designed, sited and screened to minimisenoise impact on adjacent premises or properties. The noise level associated with thecombined operation of plant and equipment such as air conditioning, ventilation andrefrigeration systems when assessed at the nearest existing or envisaged noisesensitive 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 themost affected residence when measured and adjusted in accordance with therelevant environmental noise legislation except where it can be demonstrated that ahigh background noise exists.

7. A Construction Environment Management Plan (CEMP) shall be prepared andimplemented in accordance with current industry standards – including the EPApublication “Environmental Management of On-site Remediation” - to minimiseenvironmental harm and disturbance during construction. The management planmust incorporate, without being limited to, the following matters:

A. air quality, including odour and dustB. surface water including erosion and sediment controlC. soils, including fill importation, stockpile management and prevention of soil

contaminationD. groundwater, including prevention of groundwater contaminationE. noiseF. occupational health and safety

For further information relating to what Site Contamination is, refer to the EPAGuideline: '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 Commissionprior to the commencement of site works.

8. The proposed car parking layout and ramps shall be designed and constructed toconform to the Australian Standard 2890.1:2004 for Off-Street Parking Facilities;Australian Standard 2890.6-2009 Parking facilities.

9. The on-site Bicycle Parking facilities shall be designed in accordance with AustralianStandard 2890.3-1993 and the AUSTROADS, Guide to Traffic Engineering PracticePart 14 – Bicycles.

10. All external lighting of the site, including car parking areas and buildings, shall bedesigned, located, shielded and constructed to conform with Australian Standards.


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AGENDA ITEM 2.1

11. All vehicles shall enter and exit the site in a forward direction.

12. A Waste Management Plan must be prepared and submitted to the satisfaction of theDevelopment Assessment Commission prior to the occupation of the site whichidentifies, but not limited to, how waste would be stored, transported and disposedof so as to minimise the potential for environmental harm.

13. The finished floor level of the ground floor of the development shall be the same asthe level of the adjacent footpath to enable all access points to match the existingfootpath level.

14. A stormwater management plan shall be submitted to the satisfaction of theDevelopment Assessment Commission.

15. All stormwater design and construction shall be in accordance with AustralianStandards and recognised engineering best practices to ensure that stormwater doesnot adversely affect any adjoining property or public road.

16. A payment of $252.00 shall be made into the Planning and Development Fund (3replacement trees @$84 per tree) within three (3) months from the date ofDevelopment Approval being granted.

Note: Cheques to be made payable and marked "Not Negotiable" to the Development AssessmentCommission and payment made on the 5th Floor, Roma Mitchell House, 136 North Terrace, Adelaide orsent to GPO Box 1815 Adelaide 5001. Payment may also be made over the phone with Credit Card(Mastercard or Visa) by calling our Customer Service Officer on 7109 7040. All payments must beaccompanied by reference to the Development Application number and the reason for the payment.

ADVISORY NOTES

General / Procedural

a) The applicant will require a fresh consent before commencing or continuing thedevelopment if unable to satisfy the conditions and/or reserved matters ascontained herein.

b) The applicant has a right of appeal against the conditions which have beenimposed on this Development Plan Consent or Development Approval. Such anappeal must be lodged at the Environment, Resources and Development Courtwithin two months from the day of receiving this notice or such longer time as theCourt may allow. 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(Ph: 8204 0300).

c) The development must be substantially commenced within three (3) years of thedate of this Notification, unless this period has been extended by the DevelopmentAssessment Commission.

d) The applicant is also advised that any act or work authorised or required by thisNotification must be completed within five (5) years of the date of the Notificationunless this period is extended by the Commission.

e) Any request for an extension of time must be lodged with the Statutory PlanningBranch, Department of Planning, Transport and Infrastructure, GPO Box 1815Adelaide SA 5001, prior to the time periods specified.

Environmental Duty


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AGENDA ITEM 2.1

f) The applicant is reminded of its general environmental duty, as required bySection 25 of the Environment Protection Act 1993, to take all reasonable andpractical measures to ensure that the activities on the whole site, including duringconstruction, do not pollute the environment in a way which causes or may causeenvironmental harm.

g) Any information sheets, guidelines documents, codes of practice, technicalbulletins etc. that are referenced in this response can be accessed on the followingweb site: http://www.epa.sa.gov.au/pub.html

h) The emission of noise from the premises is subject to control under theEnvironment Protection Act and Regulations, 1993 and the applicant (or personwith the benefit of this consent) should comply with those requirements

Construction

i) The applicant must ensure there is no objection from any of the public utilities inrespect of underground or overhead services and any alterations that may berequired are to be at the applicant’s expense.

j) As work is being undertaken on or near the boundary, the applicant shouldensure that the boundaries are clearly defined, by a Licensed Surveyor, prior tothe commencement of any building work.

City of Norwood Payneham and St Peters

k) Prior to construction, an Application for Authorisation pursuant to Section 221 ofthe Local Government Act, will need to be lodged and approved by the Council forany encroachments.

Yasmine AlliuPlanning OfficerDEVELOPMENT DIVISIONDEPARTMENT OF PLANNING, TRANSPORT and INFRASTRUCTURE

ATTACHMENT A

ATTACHMENT B

17 November 2015

Dear Yasmine

Re: Bath Hotel Redevelopment – DA 155/M007/15

I trust you received the emended set of drawings earlier today. Amendments have been made to the proposal in accordance with the Inner Metropolitan Development Assessment Committee’s resolution last Thursday, 12 November 2015, when it resolved to defer the application for further consideration.

The matters upon which IMDAC sought further detail and clarification, and our response, is described below:

1. The design of the timber screen element fronting the Parade, including its relationship/junction with the heritage building and urban grain of the streetscape.

Sheet SK142 is a new drawing showing plan, section and elevation details of the timber screen podium, including a perforated screen ‘negative joint’ between the new works and the heritage façade of The Bath Hotel. The negative joint facing The Parade will be powder coated aluminium, coloured charcoal.

2. The design of the canopy in a manner that is consistent and complementary with The Parade streetscape.

Sheet SK142 shows a wider cantilevered canopy over the Parade footpath to match the width of nearby canopies. The canopy is shown at a width of 3.0 metres which is generally consistent with the width of nearby canopies on both sides of The Parade in the immediate locality.

Yasmine Alliu Planner Department of Planning, Transport and Infrastructure 136 North Terrace ADELAIDE SA 5000

14328LET06

3. Expression of the southern boundary wall and management of light spill.

Perforated screening has been deployed behind the composite timber battens to the carpark to prevent light spill and headlight glare from the upper levels of the carpark. In particular, a 1.0 metre high precast concrete screen will be used at Level 1 and a 1.0 metre high, double layer of perforated screening will be used at Level 2. This detail is shown on Section B-B of SK 142.

4. Landscaping – including species type and maintenance access for the common area and thesouthern boundary wall.

We attach a letter and summary sheet prepared by Aspect Studios – Bath Hotel Redevelopment – Green Wall/Roof Management Program.

Plant species were documented in the Indicative Planting Palette forming part of the Landscape Concept Report prepared by Aspect Studios (Project No. 15027, dated 15 July 2015). The plant species are listed on Drawing Number 15027-SK05 and 15027-SK06. Aspect Studio’s Landscape Concept Report was appended to our Planning Report which accompanied the Development Application. vMaintenance access for the common areas will be provided to the extent detailed in Peter Phillip’s letter to Studio Nine.

Finally, the photographs below are of the recently constructed ‘Uno’ apartments at 102 Waymouth Street, Adelaide. They are representative of successful ‘green wall’ landscaping in a mid-rise apartment building.

West facing green façade – Uno Apartments View from Waymouth Street

14328LET06 2

The 146 apartments were built for Housing SA, and feature green gardens at every level. Uno Apartments won the UDIA National Award for Excellence for high density housing in 2013.

We were not involved with the Uno Apartments project.

An appropriate management and maintenance regime for the green wall landscaping will be specified and secured as part of the Scheme Description and By Laws for the community plan of division. In the meantime we invite IMDAC to impose a condition on the consent which specifies that the development shall be landscaped, managed and maintained in accordance with the details set out in the Landscape Concept Report and Green Wall/Roof Management Program prepared by Aspect Studios.

Yours sincerely

Graham Burns MasterPlan SA Pty Ltd

enc: Letter and Summary sheet prepared by Aspect Studios – Bath Hotel Redevelopment and Green Wall/Roof Management Program.

cc: Studio Nine Architects.

14328LET06 3

ATTACHMENT C

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nine_dac response.docx

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16 November 2015

Attn: Andrew Steele

studio nine architects

9 King William Street

Kent Town, SA 5067

Dear Andrew,

236 – 238 The Parade, Norwood – DAC response

Further to our telephone discussion and your email of 13th November 2015, please find below clarification

regarding the queries raised at the Inner Metropolitan DAC meeting of 12th November 2015.

Green wall / roof maintenance

Extensive information regarding proposed maintenance techniques and frequency is provided in the attached

document; “Bath Hotel Green Wall / Roof Management Program “. This should be more than sufficient to answer

any queries from the Panel in regards to what is required form this perspective.

Project Examples

To date there are no precedent projects of this vertical nature i.e. growing from ground level to the 4th storey

completed in Adelaide however there are a number of vertical gardens utilising planter boxes on balconies as

the growing medium. The UNO building at 102 Waymouth Street has such a treatment to the north, south and

west facades: all of which are growing successfully. This project illustrates that such green living approaches can

be successful in Adelaide.

In terms of purely vertical gardens there is only the Adelaide Central Living Wall which is a much smaller scale

and very much a pilot, however there are precedents in Melbourne and Sydney which can be reviewed for

relevance and suitability.

The primary consideration is the suitability of the planter design, irrigation provision, and access. If these

requirements are met then the concept of a vertical garden / green façade can be a very successful contribution

to the quality of the development and greening of the city more generally.

The establishment of a vertical garden at height to the upper levels of the apartment building is achievable

provided the following considerations are met in the design phase:

Planters with planting media of an adequate volume and water holding capacity are provided at the base of each vertical garden

A planter should be provided at the base for a maximum of approx. 6m of vertical garden (ie 2 no. floor levels)

The planters are irrigated with a reliable and efficient automatic water delivery system

A support structure is provided of a suitable configuration to enable the plants to securely twine and attached themselves as they grow vertically

Species selection is undertaken in consideration of the wind and day light exposure of each vertical garden

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Access is provided to each planter and the extent of climber support structure, either from a brought-in ground based elevated work platform, from above via a BMU or roof roped access, or from within each apartment unit or an accessible walkway

We consider that ASPECT Studios have the technical expertise and experience in these elements to ensure delivery of a successful outcome for this development provided we have input during the detailed design phase. If DAC require any specific further information we would be happy for our Green Infrastructure Specialist, Senior Associate Warwick Savvas to meet with them. Copy of his CV attached. Any questions do not hesitate to contact me.

Yours sincerely

Peter Phillips Studio Director

[email protected]

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development\file notes\15027_bath redevelopment_green_facade_terraces_maintenance_active.docx

BATH HOTEL REDEVELOPMENT – GREEN WALL / ROOF MANAGEMENT PROGRAM Plants, Planters and Growing Medium – Planter and Terrace Based Access and Maintenance Matrix

Area of

Attention

Inspection Item

Inspection

Frequency

Inspection Procedure as

applicable to detailed/general

inspections

Necessary Action

General

gardening and

review of

growing

medium &

attachment

structures

Check for loss of integrity of

growing

medium/planters/mulch and

any related adverse plant

growth problems

4 Visits per

annum total

with detailed

and general

inspections

conducted

between

above-

mentioned

visits,

General

Inspection

required

6 times year

/ from within

the building

on each

respective

floor

Inspect each planter box and

mulch layer at close range for

signs of loss of integrity as

applicable to visit type

If damage is affecting plant growth

then repair or replacements are to

be initiated

Check moisture levels of

growing medium

The medium should neither be

saturated or dry, rather uniformly

moist

Repair or replace irrigation drip lines

if damaged or faulty

Adjust levels of irrigation if growing

medium excessively wet or

excessively dry

Check general plant growth

condition – are all or only

some healthy

General / detailed inspection of

all plant species growing in

panels as appropriate to visit

As necessary, removal of struggling

plant species and or overplant with

another more suitable plant species

Check for weeds growing As Above Remove weeds

Check for signs of disease or

pest damage to plants and

growing medium

As Above

Remove and clean affected species.

If problem persists spray with

insecticide

Check for uncontrolled or

over-growth

Conduct soil tests to monitor

Total dissolved Salt and pH

levels

Appropriate adjustments to manage

soil chemistry will be made, as

required

General / detailed inspection of

all plant species growing in

panels as appropriate to visit

Prune and remove excess plant

material.

Monitor plant nutrient

requirements

Check fertilising regime report,

to ensure nutrients are

maintained at appropriate levels.

Observe condition of plants, in

terms of nutrient availability

symptoms

Apply controlled release fertilizer in

Spring

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Plants – High Access Based Inspection and Maintenance Matrix (using Aerial Work Platform):

Area of

Attention

Inspection Item

Inspection

Frequency

Inspection Procedure as

applicable to detailed/general

inspections

Necessary Action

Pruning of

foliage to

maintain

aesthetic

appearance

and

ventilation

Check for uncontrolled or

over-growth

Initially 2

Visits per

annum in

the first

year,

increasing

to max. 4

visits in

subsequent

years, with

detailed

and general

inspections

conducted

between

above-

mentioned

visits,

Via Vertical Lift Access, with all

foliage being bagged as cut and

lowered to the ground or

canopy.

Standard wind speed restriction

will apply to Vertical Access team.

Co-ordination with client for

exclusion zones below area of work

in conjunction with maintenance

contractor.

Check host climbing structures

are well secured to vertical

wall frame

Check cabling tensions are

appropriate and are properly

secured to the vertical frame.

Contact client to advise of any

issues to the third party structure.

Drainage and Irrigation - General Inspection and Maintenance Matrix:

Area of Attention

Inspection Item

Inspection

Frequency

Inspection Procedure as applicable

to detailed/general inspections

Necessary

Action

Automated

Irrigation and

System

Generally

Check all drainage

points (where

accessible)

Detailed

Inspection

required 4

times

a year

Visits to be

spread evenly

over the 12

month period

Check all drainage points for

accumulation of fallen debris,

leaves and weeds at all drainage

points throughout the green

facade system

Remove and clean drainage points

Irrigation drip line

Check for blockages or

irregularities in dripper apertures

Repair or replace drainage drip lines

if damaged or faulty

Irrigation drip-line

supply line in spoon

drain

Check for blocks or breaks in the

irrigation pipes by conducting

general irrigation test

Repair or replace faulty hose

sections

p:\15027_parade development\file notes\15027_bath redevelopment_green_facade_terraces_maintenance_active.docx

3

Irrigation – Individual Components Inspection and Maintenance Matrix:

Area of

Attention

Inspection Item

Inspection

Frequency

Inspection Procedure as applicable

to detailed/general inspections

Necessary Action

Automated

Galcon Irrigation

4 Visits in

Check power / operation and run self Service / Repair / Replace as required

diagnostic test if faulty; Call the Manufacturer for

Controller Technical support

Solenoid valve with

Flow Control

Check that the solenoid valve is

regulating flow, (Listen for clicks

sounding) open on actuation

Service / Repair / Replace as required

faulty valve/component

total with

Pressure Reducing

valve

alternate

Check static / operational pressuring

Inspect / clean / replace as per

manufactures Instructions

Irrigation detailed and

individual general

components inspections,

Ball valves

As above

As above

Techfilter Unscrew, check port, check filter,

should appear in clean condition

As above

Pulse water meter

Check that the meter is recording to

the controller, so flow alarms are

functioning

Inspect / clean / replace as per

manufactures Instructions

ATTACHMENT D

File No: 2015/11235/01 Ref No: 10020957

Level 1 26-28 Leigh Street, Adelaide SA 5000 GPO Box 1533 Adelaide SA 5001 DX 56601 T- +61(0)8 8402 1884 E- [email protected]

Confidential

24 November 2015 Yasmine Alliu Planning Assessment Officer Department of Planning, Transport and Infrastructure Roma Mitchell House 136 North Terrace Adelaide SA 5000

For the attention of the Development Assessment Commission

232-238 The Parade, Norwood Further to the amended referral 155/M007/15 received 18 Nov 2015 pertaining to the development application at the above address and in my capacity as a statutory referral in the Development Assessment Commission, I am pleased to provide further comment for your consideration. The drawings having been amended in relation to the comments of the DAC deferral on 12 November 2015. The following comments are in response to the items of the DAC deferral only and all other comments contained in my referral from October 29 remain. The timber screen element fronting the Parade, including its relationship with the heritage building and urban grain of the streetscape has been developed and resolved in combination with refinement of the canopy. I support the expression and resolution of these elements. I support the decreased height and proposed treatment of the southern boundary to the car park, in principle. However, I am concerned by the impact of opportunities for outlook at level two if the neighbouring site was to be redeveloped to be two stories; the northern aspect would be directly into the car park. I recommend landscape screening between the top of the proposed south boundary wall and the roof above to improve the visual appearance of that interface now and in the event of future two storey development.

I support the proposed landscape strategy in its current form on the proviso that a landscape architect is engaged through the design development to ensure the sufficient specification of landscaping infrastructure and plant selection. I also recommend that a condition be imposed regarding the landscape implementation management and maintenance.

In addition to the items noted in the deferral, I support the introduced screening of the service area entry, immediately adjacent the entry to Tower 2.

File No: 2015/11235/01 Ref No: 10020957

Level 1 26-28 Leigh Street, Adelaide SA 5000 GPO Box 1533 Adelaide SA 5001 DX 56601 T- +61(0)8 8402 1884 E- [email protected]

Confidential

To ensure the most successful design outcome is achieved the Development Assessment Commission may like to consider the following as conditions of the approval:

• The development be landscaped, managed and maintained in accordance with the details set out in the Landscape Concept Report and Green Wall/Roof Management Program prepared by Aspect Studio.

• Landscape screening between the top of the proposed south boundary wall

and the roof above for the entire length of the boundary.

Yours sincerely

Kirsteen Mackay South Australian Government Architect

Documents

Mixed use development comprising residential, retail and … · The proposal involves retention of the existing Bath Hotel building (a place of local heritage significance) and the