DESIGN ADVISORY COMMITTEE - City of Perth | … · Mr MacCormac - MacCormac Architects Mr Taylor -...

M:\COMMITTEE MINUTES 2007-08\DA070125MINS.DOC

DA CTE MINS 25 JANUARY 2007

MINUTES

DESIGN ADVISORY COMMITTEE

25 JANUARY 2007

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

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INDEX

Item Description Page

DA1/07 DECLARATION OF OPENING 1

DA2/07 APOLOGIES 2

DA3/07 MEMBERS ON LEAVE OF ABSENCE AND APPLICATIONS FOR LEAVE OF ABSENCE 2

DA4/07 CONFIRMATION OF MINUTES 2

DA5/07 DISCLOSURE OF MEMBERS’ INTERESTS 2

DA6/07 919 (LOT 3001) HAY STREET, PERTH – PROPOSED 15 LEVEL COMMERCIAL DEVELOPMENT COMPRISING GROUND FLOOR RETAIL SPACE, 12 LEVELS OF OFFICE SPACE AND BASEMENT CAR PARKING 3

DA7/07 60 - 70 (LOT 14) KINGS PARK ROAD, WEST PERTH - PROPOSED NINE LEVEL RESIDENTIAL DEVELOPMENT CONSISTING OF 20 MULTIPLE DWELLINGS, WITH 40 BASEMENT CAR PARKING BAYS 6

DA8/07 32 - 34 (LOTS 1 AND 2) ST GEORGES TERRACE, PERTH –PROPOSED NINE LEVEL ADDITION TO AN EXISTING 17 LEVEL OFFICE BUILDING - REQUEST FOR ADDITIONAL BONUS PLOT RATIO 8

DA9/07 140 (LOTS 1 – 8, 66 – 67, 400, 402 – 404, 123 AND V17) WILLIAM STREET AND 3 (LOT 124) FORREST PLACE, PERTH – PROPOSED 21 LEVEL COMMERCIAL TOWER COMPRISING TWO LEVELS OF RETAIL, 19 LEVELS OF OFFICE SPACE, SPECIAL RESIDENTIAL ACCOMMODATION, BAR FACILITIES AND 171 TENANT CAR PARKING BAYS - REQUEST FOR ADDITIONAL BONUS PLOT RATIO 12

DA10/07 40 (LOTS 300 AND 301) WITTENOOM STREET, EAST PERTH - PROPOSED MIXED-USE DEVELOPMENT COMPRISING A RESIDENTIAL BUILDING CONTAINING 16 MULTIPLE DWELLINGS, AN OFFICE BUILDING AND BASEMENT PARKING FOR 66 CARS 21

DA11/07 GENERAL BUSINESS 23

DA12/07 ITEMS FOR CONSIDERATION AT A FUTURE MEETING 24


25 JANUARY 2007

Item Description Page


DA13/07 CLOSE OF MEETING 24


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Minutes of the meeting of the City of Perth Design Advisory Committee held in Committee Room 1, Ninth Floor, Council House, 27 St George’s Terrace, Perth on Thursday, 25 January 2007.

MEMBERS IN ATTENDANCE

Mr Ednie-Brown - Presiding Member Mr Edwards - Chief Executive Officer Mr Monks - Director Planning and Development Mr Hames - Arrived at 4.08pm Mr Turner - Arrived at 4.08pm

OBSERVERS

Mr Way - Arrived at 4.14pm Mr Montgomery - Arrived at 4.34pm

OFFICERS

Ms Smith - Manager Approval Services Mr Gericke - Coordinator Statutory Town Planning Mr Davies - Planning Officer Ms Assaad - Administrative Services Officer

GUESTS

Mr Simpson - TPG Town Planning and Urban Design Mr Low - Hassell Mr MacCormac - MacCormac Architects Mr Taylor - MacCormac Architects Ms Liddell - Hassell Mr Collins - Hassell Mr Lee - Hassell Mr Kakoufas - CBUS Owner Mr Limbouris - NS Project Ms Payne - Hassell Mr Bollig - Bollig Architecture and Design

DA1/07 DECLARATION OF OPENING The Presiding Member declared the meeting open at 4.05pm.


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DA2/07 APOLOGIES Nil

DA3/07 MEMBERS ON LEAVE OF ABSENCE AND APPLICATIONS FOR LEAVE OF ABSENCE

Nil

DA4/07 CONFIRMATION OF MINUTES Ms Morgan requested an amendment to page two of the minutes of the meeting held on 7 December 2006. Ms Morgan asked that it be corrected to read as follows:- • Item DA212/06 - Mr Alan Stewart (Greg Rowe and Associates), Mr Greg

Crone (Crone Robinson) and Mr Nick Sissons (Crone Robinson), Mr Andrew Baranowski (Plan E), Mr Bruce Robinson (Crone Robinson) and Mr Chris Mury (Crone Robinson).

Moved by Mr Edwards, seconded by Ms Morgan That the minutes of the meeting of the Design Advisory Committee held on 7 December 2006, and the special meeting of the Design Advisory Committee held on 13 December 2006, be confirmed as amended as a true and correct record. The motion was put and carried

DA5/07 DISCLOSURE OF MEMBERS’ INTERESTS Member/Officer Minute No Page No Nature of Interest Ms Morgan DA9/07 11 Employee of applicant. (Ms Morgan disclosed an interest, took no part in discussion and did not vote on item DA9/07). Ms Morgan departed the meeting at 4.13pm. The Presiding Member agreed to accept deputations for the following items:- • Item DA9/07 – Ms Karen Liddell (Hassell), Mr Dirk Collins (Hassell), Mr

Peter Lee (Hassell), Mr Chris Kakoufas (CBUS Owner), Mr Achilles Limbouris (NS Project), Ms Tiffany Payne (Hassell).

Ms Morgan returned to the meeting at 4.51pm.


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• Item DA6/07 – Mr Peter Simpson (TPG Town Planning and Urban Design). • Item DA7/07 – Mr John Low (Hassell). • Item DA8/07 – Mr Kim MacCormac (MacCormac Architects), Mr James

Taylor (MacCormac Architects). • Item DA10/07 – Mr Edwin Bollig (Bollig Architecture and Design). Presentations were given on the items listed above. Mr Hames and Mr Turner entered the meeting at 4.08pm. Mr Way entered the meeting at 4.14pm as an observer. Mr Montgomery entered the meeting at 4.34pm as an observer. Moved to Item DA9/07.

DA6/07 919 (LOT 3001) HAY STREET, PERTH – PROPOSED 15 LEVEL COMMERCIAL DEVELOPMENT COMPRISING GROUND FLOOR RETAIL SPACE, 12 LEVELS OF OFFICE SPACE AND BASEMENT CAR PARKING

BACKGROUND:

SUBURB/LOCATION: 919 Hay Street, Perth DA/BA REFERENCE: 2006/2318 REPORTING OFFICER: Scott Davies RESPONSIBLE DIRECTOR: Peter Monks, Director Planning and

Development DATE: 15 January 2007 MAP / SCHEDULE: Map and coloured perspective for 919 Hay

Street, Perth LANDOWNER: Knoxville Group Ltd APPLICANT: The Planning Group ZONING: (MRS Zone) Central City Area (City Planning Scheme Precinct) Citiplace

Precinct (P5) (City Planning Scheme Use Area) City Centre

APPROXIMATE COST: $40 million


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On 12 December 2000, the Council approved an application for an office and hotel development. The proposed development involved a 26 storey office building, a 15 level hotel building and 284 tenant car parking bays. The application was granted a plot ratio bonus of 6.44:1. The Woodside office building and West building were subsequently constructed from this approval. Although the development was substantially commenced, the project has only been partially completed. The subject application proposes to replace the approved hotel with a new office building, accommodating ground floor retail uses. The application is pending the gazettal of Amendment No. 8 to the City Planning Scheme No. 2 to address plot ratio issues, however, design advice is currently being sought. Development Requirements: The proposal’s compliance with the relevant City Planning Scheme No. 2 and Amendment No. 8 development standards is summarised below:- Development Standard Proposed Required/Permitted Total Plot Ratio Floor Area: - Bank of NSW Building - Dynon’s China Hall - West Building - Proposed Office Tower

6.63:1 (12,811m2)

443m2 294m2 577m2

11,497m2

6.64:1 (12,819m2)

Building Height: - Hay Street

Height of 11 metres at the street frontage, with the maximum 55.4 metre

building height projecting into the height

plane

Ratio of 1:1 along the street frontage (16 metres)

plus additional height within a 45 degree angle

height plane

Setbacks: Office Tower - Hay Street - East - West - South

11.8 metres 0.4 metres 2.2 metres

Nil

Nil permitted Nil permitted Nil permitted Nil permitted


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Development Standard Proposed Required/Permitted Car Parking: - Commercial - Short Term Visitor Bays - Service

16 bays (existing)

16 bays (existing)

Three bays

16 bays (maximum)

16 bays

No limit

Bicycle Parking 25 bays (existing)

25 bays

Previous Design Advisory Committee Comments: The application was presented to the Design Advisory Committee at its meeting held on 16 November 2006, where it resolved:- “1. the standard of presentation of the proposed building does not sufficiently

explain whether the design meets the Council’s objectives for interesting, innovative and high quality architecture. It is requested that more accurate and detailed plans be submitted, including details of materials, finishes and colours;

2. the proposed vehicle drop-off (originally intended to service the hotel proposed

for the site) should be amended so that it provides for service vehicle access only and should be designed so that it appears and functions primarily as an extension of the pedestrian space;

3. the height of the proposed building can be supported, having regard for the

previously approved building envelope on this site and given the setback of the building from Hay Street, positioned behind the heritage buildings.”

Amended plans have been submitted in response to the Design Advisory Committee’s comments. The facades of the building have been modified to incorporate additional colour and materials, whilst the porte-cochere has been deleted. Details of the materials have also been provided with the amended drawings. The following materials are proposed for the façade of the building:- • Grey double glazing. • Pre-finished aluminium window and door frames in charcoal and India red. • Pre-finished cladding panels in white. • Extruded steel feature frame in black. • Pre-finished aluminium louvres in grey. • Rendered walls coloured India red.


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CONCLUSION: The Committee’s comments on the revised design and materials of the building are requested. It was therefore recommended that the Design Advisory Committee considers the revised design issues for a proposed 15 level commercial development at 919 (Lot 3001) Hay Street, Perth. Moved by Mr Edwards, seconded by Mr Ednie-Brown That the Design Advisory Committee, having considered the revised design for a proposed 15 level commercial development at 919 (Lot 3001) Hay Street, Perth:- 1. notes and supports the removal of the vehicle drop-off at the rear of

the 'Dynon's China Hall' building, as previously requested;

2. regrets the change of use of the building proposed on this site, from hotel to offices, due to the impact on the amenity and use of the adjoining public plaza, and requests further development of the activation of the ground level and the interface between the building and the public plaza;

3. considers that the design does not take advantage of the

opportunity to create a contemporary building on the site consistent with the Council’s objectives for innovative and high quality new buildings in the city.

The motion was put and carried

DA7/07 60 - 70 (LOT 14) KINGS PARK ROAD, WEST PERTH - PROPOSED NINE LEVEL RESIDENTIAL DEVELOPMENT CONSISTING OF 20 MULTIPLE DWELLINGS, WITH 40 BASEMENT CAR PARKING BAYS

BACKGROUND:

SUBURB/LOCATION: 60 – 70 Kings Park Road, West Perth DA/BA REFERENCE: 2006/2426 RESPONSIBLE DIRECTOR: Peter Monks, Director Planning and

Development MAP / SCHEDULE: Map and coloured perspectives for 60 – 70

Kings Park Road, West Perth


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LANDOWNER: Dymocks Properties WA Pty Ltd APPLICANT: Low Corporate Property Services ZONING: (MRS Zone) Urban (City Planning Scheme Precinct) West Perth

(P10) (City Planning Scheme Use Area) Office/Residential

APPROXIMATE COST: $10 million DEVELOPMENT REQUIREMENTS: The proposal’s compliance with the City Planning Scheme development requirements is summarised below:-

Development Standard Proposed

Required

Maximum Plot Ratio

2.0:1 2.0:1

Car Parking

40 bays

20 bays (minimum) 40 bays (maximum)

Building height 23.5 metres 27 metres (residential)

Setbacks: Kings Park Road – south Level 1-3 Level 4 Level 5 Side Setback - east Level 1-3 Level 4 Level 5 Side setback – west Level 1-3 Level 4 Level 5 Rear setback – north Level 1-3 Level 4 Level 5

10.5metre (ground) 5metre (levels 2 & 3)

5metre 5metre

1.78metre 1.78metre 1.78metre

4metre 4metre 4metre

4.3metre (level 1) 3.8metre (levels 2 & 3)

3.8metre (balcony) 4.3metre (building)

4.5metre

5.5metre 6.5metre



3metre

4metre 5metre

Landscaping 34% (314m²) 25% (226m²)

A verbal presentation was given to the Committee in regard to this application.


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It was therefore recommended that the Design Advisory Committee considers the design of the proposed nine level residential development consisting of 20 multiple dwellings with 40 basement car parking bays at 60 - 70 (Lot 14) Kings Park Road, West Perth. Mr Way departed the meeting at 6.34pm and did not return. Moved by Mr Edwards, seconded by Mr Monks That the Design Advisory Committee, having considered the design of the proposed nine-level residential development consisting of 20 multiple dwellings with 40 basement car parking bays at 60 - 70 (Lot 14) Kings Park Road, West Perth, supports the design of the new building in the context of the Kings Park Road streetscape and having regard to its relationship to the adjacent buildings. The motion was put and carried

DA8/07 32 - 34 (LOTS 1 AND 2) ST GEORGES TERRACE, PERTH –PROPOSED NINE LEVEL ADDITION TO AN EXISTING 17 LEVEL OFFICE BUILDING - REQUEST FOR ADDITIONAL BONUS PLOT RATIO

BACKGROUND:

SUBURB/LOCATION: 32 – 34 St Georges Terrace, Perth DA/BA REFERENCE: 2006/2255 REPORTING OFFICER: Scott Davies RESPONSIBLE DIRECTOR: Peter Monks, Director Planning and

Development DATE: 15 January 2007 MAP / SCHEDULE: Map and coloured perspective for 32 – 34 St

Georges Terrace, Perth LANDOWNER: 32 St Georges Terrace Pty Ltd APPLICANT: MacCormac Architects ZONING: (MRS Zone) Central City Area (City Planning Scheme Precinct) Civic Precinct

(P7) (City Planning Scheme Use Area) City Centre



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SITE HISTORY:

The 17 level office building on the site, known as the May Holman Centre, is set back from the street alignment, with a two storey pavilion extending to the street on the eastern side of the site. A 573m2 plaza space occupies the western portion of the site in front of the office building.

DETAILS:

Revised plans for an application proposing a nine level addition to the front of the existing 17 level office building at 32 – 34 St Georges Terrace has been submitted to the City. The new building will contain a ground floor café and retail space, eight levels of offices, a large entry lobby, conference facilities and a re-configured basement car park. The car parking levels will be accessed via a crossover from St Georges Terrace at the eastern boundary of the site, providing 51 car parking bays. The revised design for the new building will feature a stepped front façade. The ground level of the building will be set back ten metres from the front lot boundary, whilst the top of the building will be set back 4.5 metres. The new façade will incorporate a combination of aluminium frames, solar glazing and Alpolic cladding to spandrel sections. The existing office building will be refurbished and its exterior re-clad to match the new building achieving improved visual integration between the existing offices and the new addition. The existing southern façade will have its vertical concrete fins removed and the spandrels concealed with matching Alpolic panels. The side façades of the existing building will remain unaltered, whilst the northern façade will also have the vertical concrete fins removed. The application proposes a total plot ratio of 5.06:1, which represents a 1.3 percent plot ratio bonus, equating to 170m2 of additional plot ratio floor area. In exchange for the bonus plot ratio, the applicant proposes a pedestrian plaza incorporating public art and a pedestrian connection through to Hay Street. Revised plans have been submitted for the design of the plaza area to improve sightlines through the plaza to the adjacent church and provide for a more accessible public art component, as well as simplifying the east and west facades of the building to compliment the St Andrew’s Church.

COMPLIANCE WITH PLANNING SCHEME:

Development Requirements: The proposal’s compliance with the City Planning Scheme development requirements is summarised below:-


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Development Standard Proposed Required/Permitted Maximum Plot Ratio

5.06:1 (12,955m2)

5:1 (12,785m2)

Building Height: - St Georges Terrace

A height of 36 metres along the street frontage with the tower setback 24 metres from the front property boundary, being a total

height of 68 metres

A ratio of 1:1 along the

street frontage (36 metres) plus additional height after

a minimum 8 metre setback from the front property boundary at a

height ratio of 2:1

Setbacks New Office Podium: - St Georges Terrace - West Side - East Side

4.5mm 3 metres 3 metres

Nil permitted Nil permitted Nil permitted

Car Parking: - Commercial - Service

51 bays 2 bays

51 tenant bays (maximum)

Unlimited

Bicycle Parking 0 bicycle bays

27 bicycle bays

End of Trip Facilities No facilities Four female and four male showers

COMMENTS: Previous Design Advisory Committee Comments: The application was presented to the Design Advisory Committee at its meeting held on 14 September 2006, where it was resolved that it:- “1. considers that the scheme is not sufficiently resolved to enable the Committee

to sensibly determine whether any bonus plot ratio is justified and therefore seeks a further detailed submission by the applicant;

2. requests a revised submission that incorporates substantial improvements to

the retained portion of public open space, particularly the amenity of the space and its presentation to the street, given the proposed reduction in its area;

3. considers that it would be highly desirable if the level of the public space could

be modified to be commensurate with the level of the footpath and the adjoining St Andrews Church site, to provide a community facility worthy of bonus plot ratio.”


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Following the submission of revised plans, partly responding to the Design Advisory Committee’s comments, the application was again referred to the Committee at its meeting held on 12 October 2006. The Committee advised that it:- “1. does not support the awarding of any bonus plot ratio for the following reasons:-

1.1 any consideration of plot ratio bonus would have to improve the existing plaza area. The quality and presentation of the proposed public plaza would not significantly promote the public use of the facility as a result of exposure to the elements and wind shear, as well as the raised level of the plaza, notwithstanding the lowering of the eastern section of the plaza;

1.2 the quality and safety issues regarding the pedestrian link;

2. considers the design detracts from the heritage value of the adjoining church

and provides an inappropriate backdrop to the spire of the St Andrew’s Church.” CONCLUSION: The Committee’s comments are sought on the façade of the proposed building, with particular attention being paid to any suitable modification to the façade in order that it may compliment the amenity of the precinct and the heritage significance of the adjacent St Andrew’s Church, as well as on the awarding of bonus plot ratio based on the provision of an elevated public plaza area and a pedestrian link to Hay Street. It was therefore recommended that the Design Advisory Committee considers the revised design and the awarding of bonus plot ratio for a proposed nine level addition to an existing 17 level office building (‘May Holman Centre’) at 32 - 34 (Lots 1 and 2) St Georges Terrace, Perth. Moved by Mr Edwards, seconded by Mr Ednie-Brown That the Design Advisory Committee considers the revised design and the awarding of bonus plot ratio for a proposed nine level addition to an existing 17 level office building (‘May Holman Centre’) at 32 - 34 (Lots 1 and 2) St Georges Terrace, Perth:- 1. supports the awarding of 1.3% bonus plot ratio (or an additional

170m2 of plot ratio floor area) being a total plot ratio of 5.06:1, equivalent to a total of 12,955m2 of plot ratio floor area for the development, for the provision of a 296m2 public plaza within the front setback area of the new office addition, containing a public art sculpture, landscaping and seating (at an estimated value of $250,000);

(Cont’d)


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2. considers that the revised façade design adequately addresses the previous concerns raised by both the Design Advisory Committee and the Planning Committee, and supports the improved design, which is better integrated with the existing building on the site and presents an improved relationship to the adjacent (heritage) St Andrew’s Church.

The motion was put and carried Moved to Item DA10/07.

DA9/07 140 (LOTS 1 – 8, 66 – 67, 400, 402 – 404, 123 AND V17) WILLIAM STREET AND 3 (LOT 124) FORREST PLACE, PERTH – PROPOSED 21 LEVEL COMMERCIAL TOWER COMPRISING TWO LEVELS OF RETAIL, 19 LEVELS OF OFFICE SPACE, SPECIAL RESIDENTIAL ACCOMMODATION, BAR FACILITIES AND 171 TENANT CAR PARKING BAYS - REQUEST FOR ADDITIONAL BONUS PLOT RATIO

BACKGROUND:

SUBURB/LOCATION: 140 William Street and 3 Forrest Place, Perth DA/BA REFERENCE: 2006/2410 REPORTING OFFICER: Scott Davies RESPONSIBLE DIRECTOR: Peter Monks, Director Planning and

Development DATE: 12 January 2007 MAP / SCHEDULE: Map and coloured perspective for 140 William

Street, Perth LANDOWNER: Western Australian Planning Commission and

Australia Post APPLICANT: Hassell Pty Ltd ZONING: (MRS Zone) Central City Area (City Planning Scheme Precinct) Citiplace

Precinct (P5) (City Planning Scheme Use Area) City Centre



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SITE HISTORY:

The Western Australian Planning Commission approved the demolition of existing buildings and the construction of the William Street railway station on the subject site on 12 February 2004. The station is scheduled to be completed by June 2007. The site was subject to a Request for Project (RFP) process for the development of a mixed retail and office building to accommodate government agencies. The State Government awarded the project to The Evolution Consortium (Cbus Property, TAG Architects, Lovell Chen, Hassell, Mirvac Fini and Leighton) in November 2006.

DETAILS:

Approval is sought for the construction of a 21 level mixed-use commercial building above the new William Street Railway Station at 140 William Street. The development will have direct links to the new station concourse and will incorporate a number of heritage buildings on the site to create a new two-storey retail arcade and ground floor urban spaces, with an office tower above. The application proposes a plot ratio of 5.4:1, representing a plot ratio floor area of 46,474m2, being a bonus of 8.2 percent. Public plazas, pedestrian connections and conservation of heritage buildings on the site are proposed in support of the bonus plot ratio. The proposed development comprises the following main building elements: 1. The Station Box: Located at the corner of Murray Street Mall and William Street, the double-storey development over the William Street railway station entry comprises glass louvre facades, animated signage and will accommodate a bar to add activity to the development after retail business hours. A roof terrace is provided above the ‘station box’. 2. Refurbished Heritage Buildings: The application proposes the conservation and adaptive re-use of the heritage buildings along Wellington Street known as the Wellington Buildings, Globe Hotel and Baird’s Building. The ground floor of the Wellington Building, on the corner of William and Wellington Street, will comprise retail floor space. The ground floor of the Globe Hotel and Baird's building will comprise a bar and lobby facilities. The upper floors will be utilised for short-stay budget (“backpacker”) accommodation. A contemporary building will be constructed on the vacant land between the Wellington Buildings and the Globe Hotel, provide a building frontage of complementary scale. The Mitchell Building façade is to be reinstated 19 metres north of its original location on William Street, adjacent to the Wellington Buildings. The ground floor facade and building structure will comprise new fabric.


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3. Retail Podium: Retail space is proposed on the ground and first floors of the development. The retail tenancies address the external streets as well as the internal lanes within the proposed development. . The ground floor of the new development comprises several pedestrian links and plazas throughout the site. A north-south link, connecting Murray Street Mall with Wellington Street is identified as Railway Lane. The main east-west link, known as Globe Lane, connects William Street with Forrest Place via the existing colonnade to the rear of Albert Facey House. Another minor link is also provided from William Street to Railway Lane to the rear of the station box. The floor finishes within the pedestrian links are intended to be green granite tiles, consistent with the materials used in the Hay Street Mall and soon to be used in the Murray Street Mall upgrade. Three plaza spaces are also provided at ground floor level. Railway Square, located adjacent to the station box and Murray Street Mall, comprises the main pedestrian entrance to the retail areas of the proposed development. It measures 20 metres by 32 metres. Postal Place, located central to the site and to the rear of the Post Office, measures 22 metres by 35 metres. This central plaza also provides pedestrian access through to the ground floor of the post office building and Forrest Place beyond. Globe Court, located behind the Wellington Buildings and at the intersection of Globe Lane and Railway Lane, measures 20 metres by 22 metres. Both Globe Lane and Postal Place are open to the air, whilst Railway Square is partly covered by the first floor above. Access to the first floor retail and station box bar is provided by escalators from Railway Square and Postal Place. 4. The Office Tower: The central part of the site extending to William Street and Murray Street Mall will comprise the new office tower. The tower itself is to be split into three elements, comprising a 6 level building on the Murray Street Mall, a 15 level component central to the site and a 21 level component to the rear of the heritage buildings. The nine levels above the retail podium will be occupied by government departments, with the remaining ten levels accommodating private tenants. The main entry lobby for the office building is located central to the site on William Street. It incorporates a café, seating area and lift lobby and is encased with a glass façade and roof. A secondary foyer to the office building, incorporating a lift lobby, is located adjacent to ‘Railway Square’. The top level of the tower houses the plant and communications equipment for the building and is obscured from view by pre-cast concrete walls and aluminium screens.


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The development has been designed to qualify as a 5-star Greenstar rated building, incorporating several sustainable design elements. As such, the building is characterised by modulated elements and a range of materials to provide for appropriate shading and light access, including various glazing systems utilising blue, green and grey glass, metal shading elements, aluminium louvres, pre-cast concrete in a sandblasted and white finish and timber sections. Roof terraces and internal garden spaces are provided at various levels throughout the office tower, providing breakout space for the office users. 5. Basement Levels: The application proposes to incorporate some retail facilities adjacent to the main concourse level of the William Street railway station. A new escalator is proposed to link the concourse to a central location within the ground floor retail portion of the development. The development contains tenant car parking within two basement levels, accommodating 171 tenant car parking bays, bicycle parking and end of trip facilities. Vehicular access is gained from William Street, with service vehicles using the existing loading dock entry from Wellington Street.

COMPLIANCE WITH PLANNING SCHEME:

Development Requirements: The proposal’s compliance with the relevant City Planning Scheme development standards is summarised below:- Development Standard Proposed Required/Permitted Maximum Plot Ratio

5.4:1 (46,474m2)

5:1 (42,915m2)

Building Height: - Murray Street Mall - William Street - Wellington Street - Total

29 metres 17 metres

27 metres (existing buildings) 96 metres

Ratio of 1:1 along the

street frontage (20 metres) plus additional height in a 45 degree angle height

plane

Setbacks: - Wellington Street - William Street - Murray Street Mall - East

Nil Nil Nil Nil

Nil permitted Nil permitted Nil permitted Nil permitted


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Development Standard Proposed Required/Permitted Car Parking: - Commercial - Service - Special Purpose

171 tenant bays

5 bays 2 bays

171 tenant bays

No restriction No restriction

Bicycle Parking 254 tenant bays

51 public bays

21 bays No requirement

COMMENTS: Bonus Plot Ratio: The application proposes 46,474m2 of plot ratio floor area on the subject site, which equates to a total plot ratio of 5.4:1. This exceeds the maximum permitted 5.0:1 plot ratio for the site by 3,559m² of plot ratio floor area, equating to a plot ratio bonus of 8.2%. The amended Bonus Plot Ratio Policy identifies the following community or other facilities eligible for bonus plot ratio:- • Public space. • Pedestrian facilities. • Conservation of heritage places and heritage areas. • Provision of specific facilities on private land. • Public view considerations. In support of the 8.2% bonus sought, the applicant is proposing the following:- Pedestrian Links: Pedestrian facilities must be strategically located and offer convenience of movement within the city to qualify for a plot ratio bonus. The facility should be easily accessible, safe, convenient and comfortable to use, be adequately protected from the elements and contain features of interest. A number of pedestrian links have been provided through the site to access the retail facilities and adjacent public spaces. Pedestrian access to the site is through various points at Wellington, William, and Murray Streets with a link also provided through the GPO through to Forrest Place. The development also allows for the convenient movement of pedestrian traffic between major public areas including Forrest Place, Wellington, William and Murray Streets. The applicant has stated that the facilities will provide protection from the weather and contain a diversity of activity and features of interest. The lanes throughout the development are between five and six metres wide, being in excess of the minimum requirements of the City Planning Scheme No. 2 Policy 4.9 Pedestrian Walkways.


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It is considered that the proposed pedestrian links are consistent with the intent of the Bonus Plot Ratio Policy and qualify for the awarding of bonus plot ratio, however the quality and design of these links is to be considered. Public Spaces: Under the Bonus Plot Ratio Policy, public space includes courts and pedestrian retreats on private land for public use. Three plaza spaces have been provided in support of the 8.2% plot ratio bonus, being:- • Railway Square (640m2) adjacent to Murray Street Mall, which comprises the

main entrance to the retail podium of the development. • Globe Court (440m2) at the rear of the Wellington Buildings. • Postal Place (770m2) which provides a connection through to the GPO and

Forrest Place. Both Globe Court and Postal Plaza are open to the sky and will be framed by the contemporary architecture of the office tower and the traditional facades of the heritage buildings. The applicant has provided the following justification in support of the Public Spaces:- “There are various high quality public spaces within the proposed development that have been developed in a hierarchy so as to create spaces which are easily understood and create a legible urban environment. Forrest Place forms the highest priority space for this city block and secondary to that is the proposed Railway Square. The proposed land uses such as retail and dining, in close proximity to a major entrance to the William Street station will allow it to become the City’s central meeting place. Globe Court will form the third tier of the public space hierarchy, whilst Postal Place provides an important link through to the GPO and is surrounded by high quality retail outlets.” A wind analysis undertaken by MEL Consultants has considered the impact of wind on enjoyment of the plaza spaces. The report states:- “The tower spaces above (the plaza areas) would induce significant wind flows into these areas for some wind directions, however this would be reduced by the Raine Square development for westerly winds. Some protection may be needed to ensure that wind conditions in these commercial areas meet the criterion for short term stationary activities, which is a desirable minimum criterion. Similarly, it would be desirable for wind conditions in the lobby area of the station to meet the criterion for short term stationary activities. It is recommended that at a later stage, wind tunnel model studies be undertaken to establish the extent of canopies and other wind break features needed to achieve these wind conditions.” It is considered that the proposed plaza areas are of sufficient area and quality to qualify for a plot ratio bonus, however careful consideration is required of any features to ameliorate the wind conditions.


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Conservation of Heritage Places: The application proposes the conservation of the State Registered Wellington Buildings, Globe Hotel and Baird's Building as well as the incorporation of the Mitchell Building façade into the development. The Bonus Plot Ratio Policy requires that conservation should be in accordance with any adopted conservation plan. The William Street Station Precinct Conservation Management Plan was prepared by Palassis Architects in 2005. A heritage assessment has been provided with the application, detailing the impact of the proposed development upon the heritage buildings within the site. It concludes that the proposed development actively conserves and re-uses the retained heritage buildings, whilst the new work responds in a respectful manner to the associated heritage precinct. The report states:- “The new development is of a considerable scale, however it is designed in a manner which appropriately addresses the transition from pedestrian streetscape scale to city skyline imagery. Whilst the overall development will fundamentally alter the context in which the existing heritage buildings are observed and understood, it will not do so in a manner which is detrimental to their significance. Some heritage loss will occur, but overall the active conservation of the retained fabric will far outweigh that loss.” It is considered that the retention and conservation of the heritage buildings is consistent with the intent of the Bonus Plot Ratio Policy and qualifies for the awarding of additional floor area. CONCLUSION: The Committee’s comments on the bonus plot ratio and the design elements of the proposal are requested, with particular attention being given to the following:- • Façade Treatments: Although simplified from the original version of the proposal,

the facades incorporate a variety of materials, finishes and angles that, while adding interest, could give the development an impression of complexity.

• Public Spaces: The quality of the experience offered by the numerous

pedestrian links and public spaces will be critical to the success of the development.

• Height: the application proposes a variation to the height requirement of the City

Planning Scheme No. 2. Whilst the main element of height is located central to the site, the proposed development represents a significant departure from the predominantly low scale nature of the precinct. In this regard, the proposed development will form a major landmark within the cityscape when viewed from the north and will complement the scale of the development approved on the adjacent Raine Square site.


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• Building Bulk and Mass: despite the building having a relatively articulated form when viewed from the south and west, the northern elevation is proposed as a tall and wide form. This elevation of the building will be the most visible, being a prominent landmark when viewed from Northbridge.

It was therefore recommended that the Design Advisory Committee considers the design and the awarding of bonus plot ratio for the proposed 21 level commercial development at 140 (Lots 1 – 8, 66 – 67, 400, 402 – 404, 123 and V17) William Street and 3 (Lot 124) Forrest Place, Perth. (Ms Morgan disclosed an interest, took no part in discussion and did not vote on this item). Member Nature of Interest Ms Morgan Employed by applicant. Ms Morgan departed the meeting at 5.45pm. Moved by Mr Ednie-Brown, seconded by Mr Edwards That the Design Advisory Committee, having considered the design and the awarding of bonus plot ratio for the proposed 21 level mixed-commercial development at 140 (Lots 1 – 8, 66 – 67, 400, 402 – 404, 123 & V17) William Street and 3 (Lot 124) Forrest Place, Perth:- 1. supports the awarding of 8.2% bonus plot ratio (or an additional

3,559m2 of plot ratio floor area) being a total plot ratio of 5.4:1, equivalent to a total of 46,474m2 of plot ratio floor area for the development, for the provision of the following community facilities and amenities (at an estimated total value of $18,000,000):-

1.1 pedestrian links through the site providing weather protected

access and containing a diversity of activity and features of interest, north-south from Wellington Street to Murray Street Mall, east-west from William Street through to Forrest Place, and linking the William Street Station concourse to a central location within the ground floor of the development;

1.2 high quality public spaces at the ground floor (retail) level,

being:-

1.2.1 “Railway Square” (640m2) adjacent to Murray Street Mall, which comprises the main entrance to the retail podium of the development;

(Cont’d)


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1.2.2 “Globe Court” (440m2) at the rear of the Wellington Buildings;

1.2.3 “Postal Place” (770m2) which provides a connection through to the GPO and Forrest Place;

1.3 conservation of heritage places on the site, namely the

Wellington Buildings, Globe Hotel and Baird's Building as well as the reinstatement and incorporation of the Mitchell Building façade into the development (at an estimated value of $13,000,000);

2. commends the design, the linkages through the site and the

architectural solution to the scale and massing of the development, subject to:- 2.1 a canopy being introduced to the street façade on the new

‘infill’ building on Wellington Street, to provide continuous pedestrian shelter along this street frontage;

2.2 the active ‘bar’ use of the ‘Station Box” element being

reinforced in such a manner that the use is clearly visible from street level and interfaces with the street corner through appropriate façade treatments such as the use of operable louvres.

The motion was put and carried Ms Morgan returned to the meeting at 6.02pm. Moved to Item DA6/07.


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DA10/07 40 (LOTS 300 AND 301) WITTENOOM STREET, EAST PERTH - PROPOSED MIXED-USE DEVELOPMENT COMPRISING A RESIDENTIAL BUILDING CONTAINING 16 MULTIPLE DWELLINGS, AN OFFICE BUILDING AND BASEMENT PARKING FOR 66 CARS

BACKGROUND:

SUBURB/LOCATION: 40 Wittenoom Street, East Perth (with street frontage to Regal Place)

DA/BA REFERENCE: 2006/2273 REPORTING OFFICER: Kathy Lees RESPONSIBLE DIRECTOR: Peter Monks, Director Planning and

Development DATE: 27 November 2006 MAP / SCHEDULE: Map and coloured perspectives for 40

Wittenoom Street, East Perth LANDOWNER: Harewood Pty Ltd, MJ Manion, RP Manion and

PP Manion APPLICANT: Bollig Design Group ZONING: (MRS Zone) Urban (City Planning Scheme) EPRA Provisions

(Normalised) Precinct 3 : Royal Street Central APPROXIMATE COST: $8 million DEVELOPMENT REQUIREMENTS: The proposal’s compliance with the development requirements of the City Planning Scheme (East Perth Redevelopment provisions) is summarised below:-


Required

Maximum Plot Ratio: - Commercial - Total

1.55:1 (2,519m2) 2.73:1 (4,429m2)

2:1 (3,246m2)

2.5:1 (4,057m²)

Building Height: - Residential (Wittenoom

Street) - Office (Regal Place)

4 storeys (14m)

5 storeys (18m); parapet walls exceed building envelope at

centre of site

4 storeys (14m) maximum within

building envelope

4 storeys (14m) maximum within

building envelope


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Required

Dwelling Density 16 multiple dwellings 16 multiple dwellings

Setbacks: Residential (Wittenoom Street) - Front - East Side - West Side Office (Regal Place) - Front

- East Side - West Side

400mm - 1.6m

1 - 2m

1 - 2m

800mm

Nil

Nil

Nil - 3m

7m

6m

Nil (required)

Nil

Nil

Car Parking: - Residential - Commercial

23 bays

43 bays

16 bays minimum 32 bays maximum

36 bays minimum 48 bays maximum

Bicycle Parking 6 bicycle bays and 7 stores

13 bicycle bays (minimum)

The Design Advisory Committee is requested to comment on the design of the proposed mixed use development. Particular consideration is requested to be given to the height and bulk of the office building in the context of Regal Place and the interface between the two buildings on the site. A verbal presentation was given to the Committee in regard to this application. It was therefore recommended that the Design Advisory Committee considers the design of the proposed mixed-use development comprising a four-storey residential building containing 16 multiple dwellings, a five-storey office building and basement parking for 66 cars at 40 (Lots 300 and 301) Wittenoom Street, East Perth. Moved by Mr Hames, seconded by Mr Edwards That the Design Advisory Committee, having considered the design of a proposed mixed-use development comprising a four-storey residential building containing 16 multiple dwellings, a five-storey office building and basement parking for 66 cars at 40 (Lots 300 and 301) Wittenoom Street, East Perth:-

(Cont’d)


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1. supports the design of the four-storey residential building facing Wittenoom Street;

2. supports the design of the office building facing Regal Place,

subject to:-

2.1 the building being reduced in height to comply with the Planning Scheme requirements (maximum four storeys and 14 metres) in order to be consistent with the desired future development and character of the locality;

2.2 the canopy being extended to the western edge of the front

façade to improve pedestrian amenity in this section of Regal Place;

2.3 solar access control measures being incorporated into the

northern (Regal Place) façade to provide further interest and detailing to the façade.

The motion was put and carried

DA11/07 GENERAL BUSINESS 1. Special Design Advisory Committee Meeting The Committee agreed to hold a Special meeting of the Design Advisory Committee on 1 February 2007 commencing at 6.00pm to discuss the following Items:- 1. 174 (Lots 1302, 1303, 1307, 1308, 1309, 1310 and Pt Lot 3000) William Street,

Northbridge – Proposed Performing Arts Venue. 2. 155 – 159 (Lots 25, 26 and Strata Lots 1 – 16) Adelaide Terrace, East Perth –

Proposed Retention of Existing Commercial Building and Construction of a 24-Storey Residential Development Containing 72 Multiple Dwellings, a Café and Associated Car Parking.

3. 259 – 263 (Lot 5) Adelaide Terrace, Perth – Proposed Five Storey Commercial

Development and Associated Car Parking Bays. 4. 78 – 80 (Lots 1 And 2) Bennett Street, East Perth - Proposed Five Storey

Mixed-Use Development Comprising 21 Multiple Dwellings, a Café, Two Retail Tenancies and 18 Car Parking Bays.

5. 26 - 32 (Lots 1, 2, 3 And 100) Wellington Street and 31 – 33 (Lots 7 and 72)

Bronte Street, East Perth – Two Proposed Eight Storey Residential Developments Consisting of a Total of 127 Multiple Dwellings and 128 Car Parking Bays.


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DA12/07 ITEMS FOR CONSIDERATION AT A FUTURE MEETING Nil

DA13/07 CLOSE OF MEETING There being no further business the Presiding Member declared the meeting closed at 6.55pm.

DESIGN ADVISORY COMMITTEE - City of Perth | … · Mr MacCormac - MacCormac Architects Mr Taylor -...

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