City of Charles Sturt
27.
DAP Report 18/11/15
A1TACHMENTA
[Attachment A consists of 7 pages]
DEVELOPMENT PLAN PROVISIONS - CONSOLIDATED 25 September 2014
GENERAL SECTION
Residential Development
02
PDC17
A diverse range of dwelling types and sizes available to cater for changing demographics, particularly smaller
household sizes and supported accommodation.
Dwellings located above ground level should provide private open space in accordance with the
following table:
Dwelhng type
Minimum arez of pr4vate open space
Studio (where there is no separate bedroom)
No minimum requirement
One bedroom dwelling
8 square metres
Two bedroom dwelling
11 square metres
Three + bedroom dwelling
15 square metres
Complies
Complies
PDC18
Private open space located above ground level should have a minimum dimension of 2 metres and be directly
accessible from a habitable room.
Complies
PDç25
Site facilities for group dwellings, multiple dwellings and residential flat buildings should include:
Complies
(a)
mail box facilities sited close to the major pedestrian entrance to the site
(b)
bicycle parking for residens and visitors (for developments containing more than 6 dwellings)
(c)
household waste and recyclable material storage areas of a size suitable for the expected volume,
located away from dwellings, screened from public view and in an area easily accessible for waste
Collection.
PDC - Principle Development Control
0 - Objective
Medium and High Rise Development (3 or more storeys)
PDCI.
PDC2
PDC3
PDC12
Buildings should:
(a)
achieve a human scale at ground level through the use of elements such as canopies, verandas or
building projections
(b)
provide shelter over the footpath where minimal setbacks are desirable
(c)
ensure walls on the boundary that are visible from public land include visually interesting
treatments to break up large blank façades.
Non-residential land uses within the ground floor level areas of buildings and foyers within residential buildings
should be designed to enable surveillance from public land to the inside of the building at night.
E:ntrances to mutti-storey buildings should:
(a)
be oriented towards the street
(b)
be dearly identifiable
(c)
provide shelter, a sense of personal address and transitional space around the entry
(ci)
provide separate access for residential and non-residential land uses
Dwellings should provide a covered storage area of not less than 8 cubic metres in one or more of the
following areas:
(a)
in the dwelling (but not including a habitable room)
(b)
in a garage, carport or outbuilding
(c)
within an on-site communal facility.
PDC - Principle Development Control
0 - Objective
Complies
Complies
Complies
Complies
Transportation and Access
PDC23
Development should be provided with safe and convenient access which:
Complies
(a)
avoids unreasonable interference with the flow of traffic on adjoining roads
(b)
provides appropriate separation distances from existing roads or level crossings
(c)
accommodates the type and volume of traffic likely to be generated by the development or land use
and minimises induced traffic through over-provision
(d)
is sited and designed to minimise any adverse impacts on the occupants of and visitors to
neighbouring properties
RESIDENTIAL ZONE
Cheltenham Park Policy Area 22
Desired
Character
Statement
This policy area is a residential infill site, formerly occupied by the Cheltenham Racecourse, located within close
proximity of the Woodville District Centre, Woodville High School, St Clair Oval and Recreation Centre and the
Woodville Railway Station.
The policy area will be developed in accordance with the Concept Plan Map ChSt/18 Cheltenham Park and
-
Woodville Medium Density and comprise a broad range of dwelling types, including medium to high density
housing, and areas of open space. It is also envisaged that the policy area will include a mixed use development
precinct integrated with a passenger rail transit station.
A total of 35 per cent of the policy area (excluding the railway corridor), which is in excess of 17 hectares, will be
retained for open space, with at least 11 hectares located in one or two parcels. The area of open space will
incorporate:
(a) a range of recreation and sporting activities of both a passive and active nature
(b) stormwater management areas in the form of wetlands, creek lines and permanent water bodies, including an
aquifer storage and recovery system
(c) an east-west linear open space corridor, linking the policy area to Woodville Road
(d) north-south open space corridors linking Torrens Road to the Railway reserve
(e) smaller parks providing local open space needs, and an attractive setting for higher density housing forms and
any buffer requirements
(f) water sensitive urban design features and sustainable landscapes to enhance biodiversity.
Open space provided in the form of reserves (excluding roads, road verges, buffer areas, and entrances and similar
components) will not only help provide an attractive focal point and setting for high density dwellings in the policy
area, particularly taller buildings, but also encourage a sense of place for residents and visitors. All open space
PDC - Principle Development Control
0 - Objective
Complies
areas will support a network of pedestrian and bicycle paths located throughout the site to facilitate access and
linkages with adjacent facilities, public transport services and areas. It is important that the amount of useable
space available for the public is maximised, the amount of land used for ornamental purposes such as landscape
and entrance statements is minimised and that it is accessible to all ages and those with disabilities, and are
located and designed to encourage new and existing residential communities to gather.
Land division must be planned to support open space and movement networks. The movement networks and
development configuration are to be based on a modified grid pattern to achieve good interconnectivity and will:
(a) connect key areas of open space within the policy area
(b) establish links with open space, pedestrian and bicycle paths, and to services and facilities such as schools,
shopping precincts, community establishments and health services in neighbouring suburbs
(c) provide easy access to public transport routes
(d) ensure bicycle/pedestrian pathways are designed and landscaped so as to be easily identifiable, accessible and
safe
(e) minimise potential conflicts between vehicular traffic and bicycle/pedestrian pathways
(f) reduce potential vehicular traffic intrusion into adjoining residential neighbourhoods
(g) facilitate major neighbourhood entry and exit points at Torrens Road and Cheltenham Parade.
It is expected that the public road system will mostly encircle reserves and open space areas. Allotments with a
direct frontage to a public reserve and open space is envisaged provided rear vehicular access is available to the
allotments. In addition, where an allotment immediately adjoins public open space, clear, safe and efficient
pedestrian and bicycle access will be provided on the open space land, along with adequate visitor parking.
The policy area will be characterised by an integrated residential subdivision offering a wide range of housing
types, with multi-storey, medium to high density housing forms comprising semi-detached and row dwellings and
residential flat buildings, with an overall density of at least 20 dwellings per hectare achieved. Medium to high
density housing will dominate areas of high public amenity including locations adjacent to major open spaces,
public transport routes, local shops and public facilities, and within the southern part of the site in order to:
(a) provide an aesthetically pleasant setting for those dwellings
(b) ensure residents with reduced private open space areas have easy access to public reserves
(c) facilitate access to services and facilities for a greater number of people
(d) provide a sense of space for residents
(e) improve opportunities for passive energy conservation in buildings
(f) facilitate passive surveillance of adjacent reserves and corridors
(g) reduce potential for overshadowing and overlooking of any adjacent lower level residential development and
private open space areas
(h) encourage public transport use, cycling and walking.
Areas of medium to high density development will be supported by a subdivisiOn layout that demonstrates a
capacity to accommodate multi-storey buildings to maximise the number of households taking advantage of the
sites attributes, the delivery of affordable and social housing products, and access to smaller household
4
PDC - Principle Development Control
0 - Objective
formations. At least 15 per cent of the housing developed within the policy area will be for affordable and high
needs housing.
The built form character will be established through appropriate design, including interesting roof forms such as
high pitches and parapets, high ceilings, building articulation, recessed vehicle garaging, and appropriate
landscaping. The siting and design of buildings needs to also promote cohesive streetscapes whilst allowing for
variety in housing form and style. This can be achieved through attention to scale and bulk of buildings relative to
one another and to the allotment size and to the way in which buildings address the Street frontage (both Street
frontages in the case of corner allotments).
While front fencing and landscaping (or a combination of these elements) will provide delineation between public
and private spaces, the inclusion of front verandahs and low front fencing will also be encouraged to promote
street interaction and activity, to provide for a safe environment through passive surveillance and to emphasise
thermal efficiency.
The use of iconic built form and scale will be considered to emphasise major arrival focus points, accentuate key
corners and terminate vistas. The development of the policy area will also recognise the former uses of the land,
which could include the reuse of the racecourse entry gates off Cheltenham Parade in the design of open space or
as an entry statement to residential areas.
Non-residential land uses such as a small supermarket and specialty shops, health and community facilities and
other service facilities will form part of a mixed use precinct that is integrated with a new rail transit station
located in the policy area, and complements higher residential densities. This mixed use precinct will cater
primarily to the needs of rail commuters and residents within the policy area. Car parking areas will be shared
between facilities and be provided beneath buildings.
The policy area will be extensively landscaped, with high quality street planting (with species selected to be in scale
with associated development) integrated with open space areas. Smaller pocket parks and landscaped buffer areas
will be located within the residential areas, with adjoining housing developed with reduced setbacks. Paved areas
within public view areto be softened with the use of landscaping.
Development is to contribute to a cohesive extension of the urban form, emphasising both visual and physical
connectivity through road and pedestrian/cycle networks and a high quality public environment that is designed to
facilitate:
(a) access to a new railway station developed in the policy area or to nearby Woodville Railway Station
(b) pedestrian and bicycle movements between the policy area and nearby residential neighbourhoods
(c) access to public recreation areas, public transport nodes and local shopping and community facilities.
Areas adjacent to the policy area include residential and non-residential activities. Development within the policy
area will:
(a) create an appropriate transition between established low rise residences adjacent to the Policy Area and higher
level development internal to it
(b) acknowledge and respond to the activity and function of existing and adjoining non residential land uses
through solutions that mitigate adverse impacts without affecting the long term viability of those uses, whilst
PDC - Principle Development Control
0 - Objective
allowing for future changes in use
(c) emphasise links and connectivity with existing local facilities such as St Clair Oval and Recreation Centre,
Woodville High School, Woodville District Centre, library and civic centre services, and potential future
development of adjoining sites.
01
Housing and other sensitive uses need to be sited and designed to mitigate potential noise impacts from nearby
non-residential activities and from major traffic routes and the rail line. This may be achieved through the adoption
of solid, freestanding acoustic barriers, vegetated mounds and the orientation of dwellings. However, freestanding
acoustic barriers will not be located where they would compromise connectivity with nearby residential areas.
A range of housing forms, including medium to high density dwellings and affordable housing.
08
Development that contributes to the desired character of the policy area.
Complies
PDC4
Medium to high density housing should be located close to areas of open space, public transport routes, local
shops and public facilities.
Complies
PDC5
Medium to high density housing in the form of multi storey buildings should predominate:
(a) on allotments fronting major reserves and open spaces as indicated on Concept Plan Map ChSt/18
Cheltenham Park and Woodville Medium Density
(b) within 400 metres of a passenger rail transit station located in the policy area or within 600 metres of the
Woodville Railway Station.
Complies
PDC6
Affordable housing should be distributed throughout the policy area and located to optimise access to shops,
social services and facilities and public transport.
Complies
PDC7
Buildings should be of 2 to 4 storeys in height. Taller buildings should only occur in areas adjacent to public open
space, open space connections or within proximity to a railway station and/or local facilities.
Complies
Complies
-
PDC8
Dwellings should be designed within the following setback parameters:
Parameter
Value
Minimum setback from primary road frontage
1 metre where the allotment adjoins a public
reserve and rear vehicular access is available.
2.5 metres all other allotments.
Complies
-
-
PDC1O
Minimum setback from secondary road frontage
1 5 metres
Minimum setback from rear boundary
3 metres for single storey
5 metres for 2 and 3 storeys.
Variable for 4 or more storeys.
Nil where adjoining a service or access lane.
Four storey or more components of buildings should be setback from the rear boundary a distance that would
PDC - Principle Development Control
0 - Objective
Complies
I
minimise adverse impacts on neighbouring development, such as overshadowing and overlooking.
Buildings having 4 storeys or more should make provision for undercroft or basement parking.
PDC17
TABLE ChSt/2
-
-
Acceptable
Off Street Vehicle Parking Requirements
Dwelling (group, row and residential fiat
g
DweIIing
size
Number of
bedrooms
!
1 km radius from Any other
a Disthct Centre circumstances
(except for
or <200 metre
radius from a
Integrated
railway station,
Medium
light rail or
Density Policy
busway stop
Area 20)
Large
3+bedrooms 1.25
or floor area
>130 square
metres
2.00
Medium
2 bedrooms 1.00
or floor area
of 75 square
metres to
130 square
metres
1.50
Small
1 bedroom
or floor area
<75 square
metres
0.75
1.00
025
0.25
Add for
visitors per
dwelling
(not
applicable
to row
dwellings)
PDC - Principle Development Control
0 - Objective
See body of report visitor parking
shortfall considered acceptable
-
Average spaces per dwelling
City of Charles Sturt
28.
DAP Report 18/11/15
ATTACHMENT B
[Attachment B consists of 37 pages]
DEVELOPMENT AP PLIC AT ION FO R M
ICE USE
Development No:
City of Charles Sturt
COUNCIL:
LPI
P0 Box I
WOODVILLE SA 5011
Previous Development No:
APPUCANT: BUILD TEC GROUP
'C t
Assessment No:
Postal Address: 210 Franklin St
0
o Complying
Application forwarded to
o Non complying
Commission/Council on:
ADELAIDE SA 5000
OWNER:
South Australian Jockey Club
Postal Address: P0 Box 707
BUILDER:
0 Notification Cat 2
0 Notification Cat 3
Decision:
PARKHOLME SA .5043
0 Referrals/Concurrences
Type:
Build Tec Group
0 DA Commission
Date:
Postal Address: (As above)
Decision
Fees
required
Licence No:
-
Planning:
CONTACT PERSON FOR FURTHER INFORMATION
Building:
Ben Green & Associates -
Land Division:
Urban & Regional Planners
Additional:
Name:
Development Approval:
Mr Ben Green
X
Telephone: 0410 147 541
Email:
I
bengreenIntemode.ori.net
EXISTING USE: Vacant Land within the St Claw Residential Estate
DESCRIPTION OF PROPOSED DEVELOPMENT;
Residential Apartment Development including 72 first/second/thIrd & fourth level
apartments and associated storage, ground level car parking and landscaping.
LOCATION OF PROPOSED DEVELOPMENT:
House No:
Allotment No: 6004
DP: 91439
Street: McCloud Street
Town/Suburb: St Clair
Hundred: Yatafa
Volume 6113
Reserve Area (m 2)
No of existing allotments:
FolIo: 404
LAND DIVISION
Site Area (ma)
Number of additional allotments (excluding road and reserve:
Lease
BUILDING RULES CLASSIFICATION SOUGHT:
Presentation classification:
If Class 5, 6. 7.8 or9 classification Is sought, state the proposed number of employees:
Mate:
VESD
NOD
Female:
If Class 9a ciassification is sought, state the number of persons for whom accommodation is provided:
If Class 9b classification Is sought, state the proposed number of occupants of the various spaces:
DOES EITHER SCHEDULE 21 OR 22 OF THE DEVELOPMENT REGULATIONS 1993 APPLY?
YESO NOD
HAS THE CONSTRUCTION INDUSTRY TRAINING FUND ACT 1993 LEVY BEEN PAID:
VESt] NOD
DEVELOPMENT COST (do not include any fit - out costs): $12,500,000.00
I acknowledge that copies of this application and supporting.documentation may be provided to interested persons in accordance with the Development
Regulations 1993
SIGNATURE:
Dated:
/
,/
1
f
Product
Date/lime
Customer Reference
Order ID
Cost
Governnieni of Scuth AugtraIa
Trjioj nd infrauctve
Register Search
18/05/2015
12PM
St Clair
20150518005304
$26.50
The Registrar-General certifies that this Title Register Search displays the records maintained In the Register
Book and other notations at the time of searching.
*
Registrar-General
Certificate of Title
-
Volume 6113 Folio 404
Parent Title(s)
CT 6106/590
Dealing(s)
Creating Title
RTC 11956023
Title Issued
03107/2013
Edition
2
Edition Issued
31/03/2014
pus.
i.v*ci is
9*6
Estate Type
FEE SIMPLE
Registered Proprietor
SOUTH AUSTRALIAN JOCKEY CLUB INC.
OF P0 BOX 707 PARKHOLME SA 5043
Description of Land
ALLOTMENT 6004 DEPOSITED PLAN 91439
IN THE AREA NAMED ST.CLAIR
HUNDRED OF YATALA
Easements
SUBJECT TO SERVICE EASEMENT(S) OVER THE LAND MARKED J(TIF) ON OP 91439 FOR ELECTRICITY SUPPLY
PURPOSES TO DISTRIBUTION LESSOR CORPORATION (SUBJECT TO LEASE 8890000) (223LG RPA)
Schedule of Dealings
Dealing Number
Description
11537779
MORTGAGE TO UNITED OVERSEAS BANK LTD.
11844783
AGREEMENT UNDER DEVELOPMENT ACT, 1993 PURSUANT TO SECTION 57(2)
12043368
AMENDMENT OF AGREEMENT 11844783
Notations
Dealings Affecting Title
NIL
Land Services Group
Page 1
Copyri9bl Prrvacy Disdaimer: www.sailis.sa.gov.au/home/showcopyrjghtwww.saI1is.sa.gov.aumorne/5howprjjacystatement w.saUis.sa.gov.au/home/showDiscIaimer
Goverimeni of South AusIvatIa
C) :
Depttrrnt of
T'5i'soot .rid nrwctue
-
Product
Date/TIme
Customer Reference
Cider ID
Cost
Register Search
18/05/2015 O1:I2PM
St Clair
20150518005304
$26.50
Priority Notices
NIL
Notations on Plan
NIL
Registrar-General's Notes
NIL
Administrative Interests
NIL
* Denotes the dealing has been re-lodged.
Land Services Group
Copynghf Pflvacy DiscJa,mer:www.sailis.sa.gow.authomelshowCopyrightwww.sagis.sa.gOV.2UIhOMelShOWPriVaCy
Page 2
www.saihs.sa.gov.aWhome/showDisclaimer
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0909 12
I3IEN GREEN
& Associates
19 May 2015
City of Charles Sturt
Attention: Ms Rebecca Freeman, Planning Officer - Major Planning Assessment
P0 Box I
W000VILLE SA 5011
Dear Rebecca
Applicants:
Location:
Proposal:
1.0
Build Tec Group
Allotment 6004 Cnr Post Parade & McCloud Street, St Clair
Residential Flat Building incorporating 72 ApartmentlDwellings & associated
Storage, Ground Floor Car parking & Landscaping
INTRODUCTION
Ben Green & Associates has been requested by the applicant, the Build Tec Group to assist in the
preparation and lodgement of this application to construct a four storey residential flat building on the subject
land.
In preparing this report I confirm that I have reviewed the most pertinent provisions of the Charles Sturt (City)
Development Plan and more particularly the subject Residential Zone and Cheltenham Policy Area 22. I
have also inspected the subject land and locality and met with you and your Team Leader, Ms Zoe Garnaut
at the Council offices to discuss the project prior to lodgement of the application.
I provide my views and opinions on this matter below.
2.0 BACKGROUND
It is apparent that with the ever growing population targets being espoused by the State Government, there is
a clear and direct need to look to the periphery subutbs of Adelaide's Central Business District (CBD) for
suitable accommodation, whereby housing costs can be contained and suitable public transport, open space
and goods and service opportunities are available. The subject land is considered an ideal location to provide
higher density affordable housing options to cater for the population targets the Government is seeking.
As a 'greenfield' site, it makes it easier to construct and develop the land by planning for external impacts at
such an early stage in the development whilst also being strategically located in close proximity to a train
station, a range of shopping needs, extensive parks and gardens and within an easy commute to the City.
As you are aware, there has also been considerable preliminary liaison undertaken with Council Planning
Officers prior to lodgement of the application in order to work through all components of the project
In preparing this proposal the preliminary comments raised by Council have been considered with a number
of refinements to the project including working with the Developers of the St Clair Estate JV Pty Ltd, and more
specifically the Design Manager, Mr Ben Bolton.
If there are any further revisions that Council consider would improve the merits of the proposal we are open
to considering them.
. .
P0 Box 392 Brighoii SA 5048 ni 0410 147 541 I)eflgreen8IntemocIe.on.net
I
aI,n 31290400176
5
I3IEN GREN
& Associates
3.0 SUBJECT LAND & LOCALITY
3.1
Subject Land
The subject land is known as Allotment 6004 McCloud Street, St Clair within DP 91439 and Certificate of
Title Book VoIume6113 and Folio 404.
The allotment is irregular in shape and retains an area of approximately 2,995m2 and a frontage on four
sides to public roads - Post Parade on its southeastern boundary, St Clair Avenue on its northeastern
boundary and McCloud Street on the southwestern to northwestern boundary.
The subject land is vacant, predominantly flat and retains no vegetation.
There are no registered easements or Land Management Agreements over the subject land.
The encumbrances over the subject land have been worked through with the Developer of the St Clair
Estate.
3.2
Subject Locality
The locality is undergoing rapid change at this point in time with St Clair still being developed. The area
around the subject land will have a somewhat mixed character in that it is located directly adjacent to a new
supermarket with associated car park to the west and residential development to the east and south. A train
station is within a short walking distance to the south with industrial development located beyond. There will
also be a plethora of park and garden areas around the subject land predominantly running along the train
line and linking with larger Reserve Areas to the north.
A locality plan attached demonstrates the allotment pattern of the St Clair Estate when it's completed, which
highlights there is a mix of medium density development to the south east in addition to retail/commercial.
4.0 THE PROPOSAL
The proposed 5 storey residential flat building incorporates 72 apartments including 68 two bedroom
apartments, 4 one bedroom apartments and a total of 72 on site car parks located on the ground level. The
ground level car park is enclosed (with the exception of 4 externally located visitor car parks under the main
roof) and surrounded by landscaping with two vehicle access points, each addressing McCloud Street.
Waste collection will be via private contractor with the bins wheeled to the refuse truck on the edge of the
road. There is also communal storage area on each apartment level for owners along with two bike storage
areas on the ground level. Pedestrian access to the site is proposed via common entrances on McCloud
Street and Post Parade, for which the latter is adjacent to the proposals two internal lifts. Additional private
front entrances to apartments are also incorporated into the southern elevation of the building allowing direct
access to individual apartments.
4.1
Built Form
The 5 story building is contemporary in design with five separate skillion roof forms and a mix of
complementary colours and building materials. To accommodate the irregular shaped allotment, the building
includes numerous steps and recesses creating variety and depth, with the primary frontage addressing the
road junction of St Clair Avenue and Post Parade. More specifically, the building incorporates precast
P0 Box 392 Brighton SA 5048 in 0410 147 541 [email protected]
I
atm 31290400176
+3O®)4i
m
e
V::~-
CP
IEN GDJEEEN
& Associates
concrete panels for the main supporting walls externally and internally and an array of cladding materials
such as timber and alucobond composite, aluminium louver and extensive glassed areas.
The building has been designed with the endeavour of prioritising passive surveillance of the surrounding
roadways by incorporating habitable room windows and balconies on all four elevations. Given this design
intent and the relative size of the site, a light well (or void) has been incorporated in the centre of the building
to allow additional internal access to natural light.
The apartments are designed to achieve a minimum 5 star rating with the building to average 6 stars.
Dividing apartment walls, floor and ceiling surfaces are insulated to achieve the required thermal and
acoustic performance requirements as required under the Building Code Of Australia. (Min RWCTR 50)
External walls are to be insulated to R2.8 to minimise heat loads and provide acoustic separation form the
outside. External window and balcony areas are provided with sunscreens to minimise heat loads and
reduce the buildings energy footprint A common recirculating hot water system with solar roof panels is
connected to all apartments which lowers the ongoing running costs of the building services. Openable
windows and sliding doors front and rear allow good flow through ventilation negating the continuous use of
mechanical systems.
4.2
Apartments
There is a total of 72 residential apartments proposed on the upper levels of the building, 68 of which have
two bedrooms and 4 single one bedroom options. All of the apartments have been purposely designed with
a frontage and balcony addressing adjoining roadways to provide passive surveillance and an active street
frontage for each elevation.
The apartments are proposed to provide a diverse accommodation type of residents in this inner city area
that is located close to employment opportunities, education facilities and variety of goods and services. The
apartments are also provided with easy access to the public bus and train transport systems.
Access to the apartment floor levels is by way of two private ground floor entrances, one of which has lift
access to all floors. Security intercom and camera systems will be provided for security to common areas
and car park.
There are also three (3) first floor apartments that retain their own ground level active street frontage for a
small office "meeting the home activity definition" promoting street level accessibility from the building to Post
Parade, St Clair Avenue and McCloud Street.
The internal layout of the apartments allows direct access from living areas to external balconies and to
natural light and ventilation for these rooms via the large glass sliding doors. The master bedroom for each
apartment has also been orientated to the external wall of the building (with the exception of the four single
bedroom apartments) to allow access to natural light and ventilation. In the majority of cases the master
bedroom is afforded direct access to the adjacent balcony via a glass sliding door. The second bedroom,
where possible, has also been orientated to the external wall, which was able to be achieved for 28 of the
apartments. The second bedroom for the remainder of the apartments incorporates a window addressing
the buildings internal light well (void) or individual void ie no borrowed light in any circumstances.
Air conditioning will be provided to living areas and bathroom and laundry areas will be mechanical ventilated
to the outside. All bedrooms and studies are provided with full width robes and additional storage cupboards
to study areas. Data communications and MAW and PayTV infrastructure is provided to all apartments.
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4.3
Storage
Each of the 72 apartments is provided with storage opportunities both within the apartments and in common
secure store room provided for large items on each of the upper floor levels.
Storage units of some 4.5m3 in size are provided within
of the upper floor levels.
a common storage area for each apartment on each
A bicycle storage area is also located on the buildings ground floor level for 42 bicycles to be securely
stored.
4.4
Car parking!Access
The common car parking area has been provided with 76 car parking spaces in total, 72 enclosed within the
secure car park for apartment owners and 4 visitor car parks located outside the secure car park on the
subject land. In addition, numerous on street parks are available adjacent to the subject site, particularly
along St Clair Avenue and Post Parade, which are directly adjacent to the front entrance of the building.
Vehicle access to the building is obtainable via two crossover points, each located on the western elevation
of the building gaining access from McCloud Street.
A traffic report has been prepared by a qualified traffic engineer in Mr Frank Siow supporting the project,
which provides justification that a sufficient level of car parks has been provided to meet the requirements of
the Development Plan and has been designed to meet the Australian Standards.
5.0 PLANNING ASSESSMENT
The subject land is located within the Residential Zone and the Cheltenham Policy Area 22 of the Charles
Sturt (City) Development Plan.
5.1
Nature of Development
The proposal is considered to be a 5 storey residential flat building comprising 72 residential apartments with
associated storage, car parking and landscaping.
5.2
Kind of Development
The construction of a 5 storey residential flat building is a consent "on-merit" form of development in the
subject Residential Zone.
Pursuant to Schedule 8 of the Development Regulations 2008, I do not see that there would be any
Government or Agency Referrals required as part of the assessment of this residential flat building located
within the approved Precinct of the St Clair Residential Estate. In particular, within the approval for the
Estate all matters referring to Site Contamination have been adequately addressed.
Pursuant to Schedule 9 of the Development Regulations 2008, the proposal for a residential flat building in a
Residential Zone is a Category 3 form of development as it is not exempt under the Residential Zone in the
Development Plan.
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P0 Box 392 Brighton SA 5048 m 0410 147 541 bengreeninternode.on.net abn 31290400176
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5.3
Development Plan Context
An assessment of the proposed development against the relevant provisions of the Development Plan is
undertaken under the following headings.
5.3.1
Land Use/Form of Development
The Cheltenham Park Policy Area 22 envisages the St Clair Estate to develop with a broad range of dwelling
types, including medium to high density dwellings in conjunction with mixed use and transit orientated
development, particularly with consideration of the new St Clair train station. Provisions of particular
relevance in assessing the appropriateness of the land use and the form of development include:
Cheltenham Policy Area 22
Areas of medium to high density development will be supported by a subdivision layout that demonstrates a capacity to
accommodate multi-storey buildings to maximise the number of households taking advantage of the site's attributes...'
Objectivel
Objective 2
ObJective 3
Objective 4
Objective 7
Objective 8
PDC 4
PDC 5
PDC 6
PDC 7
PDC 8:
PDC 17:
A range of housing fomis, including medium to high density dwellings and affordable housing.
Development that supports best practice in sustainable urban development and design and in community
service and infrastructure provision.
Development that provides safe and convenient access to passenger rail services, Woodville District
Centre, Woodville High School, St Clair Oval and Recreation Centre, public transport routes and other local
facilities.
Development and the pattern of development that acknowledges the potential for future redevelopment of
adjoining sites and ensures that urban design solutions do not restrict current or future use, or preclude
future integration with adjoining sites.
Development that supports the viability of community services and infrastructure and reflects good
residential design principles.
Development that contilbuties to the desired character of the policy area.
Medium to high density housing should be located close to areas of open space, public transport routes,
local shops and public facilities.
Medium to high density housIng in the form of multi storey buildings should predominate:
(a) on allotments fronting major reserves and open spaces as indicated on Concept Plan Map ChStu18 Cheltenham Park and Woodvitle Medium Density
(b) within 400 metres of a passenger rail transit station located in the policy area or within 600 metres of the
Woodvilie Railway Station.
Affordable housing should be distributed throughout the policy area and located to optimise access to
shops, social services and facilities and public transport
Buildings should be of 2 to 4 storeys In height Taller buildings should only occur In areas adjacent to
public open space, open space connections or within proximity to a railway station andlor local facilities.
Dwellings should be designed within the following setback parameters:
Parameter
Value
Minimum setback from primary road frontage
1 metre where the allotment adjoins a public reserve
and rear vehicle access is available.
2.5 metres -all other allotments
Minimum setback from secondary road frontage
1.5 metres
Minimum setback from rear boundary
3 metres for single storey
5 metres for two and three storeys
Vanable for four or more storeys
Nil where adjoining a service or access lane
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Buildings having 4 storeys or more should make provision for undercroft or basement parking.
1
0 Box 392 Brighton SA 5048 m 0410 147 541 [email protected] Ibn 3129040017r
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High density residential development is envisaged within the Cheltenham Park Policy Area 22, particularly
with consideration of the master planning for St Clair, a strategically important transport orientated
development site consistent with State Government thinking of supporting public transport infrastructure in
close proximity to the CBD. In addition, buildings greater than 4 storeys are contemplated where the site is
in close proximity to public facilities, appropriate built form setbacks are adhered to and undercroft nor
basement car parking is incorporated within the design. PDC 4, 5 and 7 are particularly relevant in
determining the appropriate location for residential buildings greater than 4 stories in height, emphasising the
importance of being closely located to public open space, public transport, local shops and public facilities.
As the proposal is for a 5 storey residential flat building, these are important elements in the assessment of
the appropriateness of its form.
The site is located directly adjacent to a new shopping centre, in close proximity to St Clair train station to the
south and to the frequent bus services available on Cheltenham Parade to the west. In addition, numerous
public reserves are located within a short walking distance of the site, in particular one directly adjacent to
the north east. In terms of proximity to public facilities and transport infrastructure, the subject site is ideally
located to take advantage of these services and as such, a site considered appropriate to support a building
height greater than 4 stories.
Furthermore, given the unique attributes of the site, in particular its size and 'island' form with each elevation
having a street frontage, the scale of the 5 storey building is able to be appropriately proportioned on the site
without unreasonable impacts on allotments directly adjacent.
The appropriateness of the buildings proportion and scale is further advanced by its general compliance with
built form setbacks (with the exception of a couple of the buildings corners) and the inclusion of car parking
under the building at the ground and first floor levels. While this does not strictly meet the definition of
undercroft parking, it is a design element consistent with the policy intent, to be discussed further in
considering the built form elements of the proposal.
As such, in terms of the high density residential land use proposed, its lOcation on an integral site within the
transport orientated greenfield development of St Clair, its height and form, in my view, are consistent with
the land use intent for the Policy Area.
It is considered the proposed Residential Flat building fundamentally meets with the provisions of the subject
Cheltenham Policy Area as foilows •
•
•
•
Provides high density residential living with affordable "single bedroom" housing options within close
proximity to the train station and shopping centre;
The building is architecturally designed incorporating best practice sustainable initiatives;
The proposed development will not restrict adjoining development insofar as there is minimal
overshadowing and overlooking and access is provided in appropriate locations; &
The building incorporates the appropriate location and proportions to warrant its five storey height.
5.3.2 Built form
The Cheltenham Park Policy Area envisages a high density residential built form which is generally
contemporary in character with interesting roof forms, building articulation, varied use of materials and built
form recesses and protrusions to attend to the scale and bulk of larger buildings. Provisions of particular
relevance in achieving these outcomes include:
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General Section
Design and Appearance
PDC 1:
Buildings should reflect the desired character of the locality while Incorporating contemporary
designs that have regard to the following:
•
(a) building height, mass and proportion
•
(b) external materials, patterns, colours and decorative elements
•
(C) roof form and pitch
•
(d) façade articulation and detailing
•
(e) verandas, eaves, parapets and window screens.
Medium and High density development
PDC 1:
Buildings should:
•
(a) achieve a human scale at ground level through the use of elements such as canopies,
verandas or building projections
•
(b) provide shelter over the footpath where minimal setbacks are desirable
•
(C) ensure walls on the boundary that are visible from public land include visually
interesting treatments to break up large blank façades.
The building is constructed of five stories in a contemporary design with five separate skillion roof forms and
a mix of complementary colours and building materials. Due to the irregular shaped allotment, the building
footprint includes numerous steps and recesses which aid in creating variety, depth and shading when the
building is viewed from varying vantage points. In addition, the design incorporates a number of recessed
and architectural elements in both horizontal and vertical proportions to provide interest and styling.
Horizontal banding has been used in conjunction with an extensive number of balconies and other protruding
vertical sections to break up the expanse of walling on all elevations, an effective design technique to
address the scale and bulk of the building in conjunction with the low pitched and a varied 'feature' skillion
roof line.
An additional design feature of the building is the extensive use of Aluminium louver at ground level which
creates a contrast to the visually dominant counter levered balconies protruding out from the upper levels of
the building. The materials used in the upper levels allow further detailing such as horizontal and vertical
grooves in the wall panelling, the vertical elements of the timber used in segmenting the glass balustrading
and the use of the darker coloured Alucobond composite which frames sections of the building to create the
impression of five buildings within one with each skillion roof. As such, in my view, the building is an
excellent example of contemporary design which is in keeping with the progressive built form aspirations of
the Policy Area.
5.3.4 Private open space I Storage
The Development Plan stipulates 11 square metres as the minimum size for upper level apartment private
open space. It also requires the space to be lo'cated directly adjacent to a living area. To this end, each
apartment has been designed with a balcony representative of the minimum size and dimensions, located
directly adjacent to a living space, accessed via glass sliding doors. Furthermore, the master bedroom for 36
of the apartments also has direct access to the balcony via a glass sliding door. In my view, the balconies
accommodating private open space are appropriate and functional, in keeping with Development Plan
requirements.
In addition to the private open space associated with each individual apartment, a large internal common
area is provided on the first floor level with the intent of providing a social focus and meeting place for the
building facilitating low level recreational activities. The area is serviced with ample natural light from the
large void within the centre of the building and will incorporate attractive and functional seating areas, planter
boxes and landscaping.
The Development Plan also stipulates that high rise residential development should incorporate domestic
storage for each dwelling in accordance with the following provision:
P0 Box 392 Brighton SA 5048 in 0410 147 541 [email protected] abn 31290400176
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PDC 12: DwellIngs should provide a covered storage area of not less than 8 cubIc metres In one or more of the
following areas:
•
(a) in the dwelling (but not including a habitable room)
•
(b) in a garage, carport or outbuilding
•
(c) within an on-site communal facility.
A storage unit of some 4.5 cubic metres in size has been provided in common storage areas for each
apartment which is located on each corresponding floor allowing convenient access without the need to
negotiate stairs or the lift.
While the stOrage units are not consistent with the 8 cubic metres stipulated above, it is important to note
that each apartment incorporates a built in robe to each bedroom, linen cupboard and laundry storage
space, in addition to there being bike storage facilities on the ground level. While the proposal's domestic
storage is not strictly in accordance with the quantifiable requirements of PDC 12, it is my view that
functionally the combined options of storage lockers, storage within the dwellings and bike storage is
consistent with the intent of the provision and appropriate to service residents accommodated in high density
living.
5.3.5 Overlooking/overshadowing
Given the nature of the subject site, which could effectively be seen as an 'island' with road frontages on
each boundary, the impact of overlooking is limited to that across a road reserve generally incorporating
views of an adjacent public reserve and shopping centre. In my view, overlooking beyond the road reserve
will not represent unreasonable impacts, particularly given the Development Plan support for passive
surveillance of public roads.
Overlooking between balconies within the building is considered to be appropriately addressed given they
are separated by fixed screens (walls) between each.
A set of shadow diagrams has not been prepared at this point in time but those involved with the project
including the developers of the Estate, the architect and myself do not consider there will be unreasonable
overshadowing given the shadows cast by the development, albeit 5 storeys high, will predominantly be over
roads and car parks and front yards.
5.3.6 Car parkingivehicle access
Table ChSt/2 of the Charles Sturt Development Plan identifies the following relevant car parking rates:
- I space per residential apartment (2 bedroom apartment 75 metres square to 130 metres square size)
- 0.75 space per residential apartment (1 bedroom apartment <75 metreS square In size)
- Additional parting for vlsltovs at 0.25 spaces per dwelling.
The proposal is consistent with the car parking requirements for the two bedroom apartments in that each is
supplied with one parking space, and is in excess for the one bedroom apartments in that 4 spaces are
supplied for the 4 apartments where the provision suggests a total of 3. In terms of visitor spaces, 4 on site
spaces have been supplied as part of the proposal where the Development Plan calls for 18 spaces, a
shortfall of 14.
A traffic report has been prepared by a qualified traffic engineer Mr Frank Slow which considers the
appropriateness of the level of car parking associated with the development. The report identifies the sites
proximity to effective public transport, cycling and footpaths which allows the master planning of St Clair to
P0 Box 392 Brighton SA 5048 in 0410 147 541 [email protected]
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encourage non-car modes of transport, along with direct access to on street parking from the site,
particularly on Post Parade and St Clair Avenue. It also reviews additional traffic generating guides
produced to forecast car parking requirements. With these considerations, Mr Frank Siow is of the opinion
that the number of car parks incorporated with the proposal is consistent with the intent of the Development
Plan requirements.
Furthermore, Mr Frank Slow also considered in his report vehicle movements, parking space and aisle way
dimensions, traffic generation, safety and convenience. To each of these points, it has been summarised
that on site vehicle movements and the two vehicle access points allow safe and convenient access
consistent with relevant standards.
6.0
CONCLUSION
For all of the above reasons, I conclude:
•
the proposal provides for an orderly and economic form of high density residential development
incorporating an alternative form of higher density apartment living promoting active street
frontages appropriate for the residents of the subject locality;
•
the proposed development is designed with regard to adjoining development in terms of
separation and appropriate landscape buffering and is suitably catered for by infrastructure
(through development of the St Clair) division, car parking and access arrangements;
•
the merit in this application, beyond the care and consideration undertaken to design and siting
of the development with appropriate setbacks, car parking in accordance with the
recommendations of a qualified traffic engineer is the fact the proposed building is
incorporating affordable housing close to public transport, goods and services and public open
space.
•
the proposal does not threaten the attainment of the provisions of the subject Residential Zone,
the Cheltenham Policy Area 22 or the Charles Sturt (City) Development Plan provisions more
generally and does not prejudice the amenity of the locality.
It is therefore submitted that the proposed residential flat development exhibits significant merit to warrant
planning consent subject to notification.
Yours faithfully
Ben Green & Associates
Ben Green, cppi
benqreen(dinternode. on. net
cc
Build Tec Group
P0 Box 392 Brighton SA 5048 ni 0410 147 541 [email protected] An
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LOCALITY PLAN: Allotment 6004 McCloud Street, St Clair
Source Atlas SA
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FRANK SlOW & ASSOCIATES
Traffic and Parking Consultants
P.O. Box 253
Kensington Park 5A 5068
Tel/Fax: (08) 8364 1351
Mobile: 0411 445 438
Email: [email protected]
19 May2015
Mr Ben Green
Ben Green & Associates
P0 Box 392
BRIGHTON SA 5048
Dear Mr Green,
PROPOSED McCLOUD ST APARTMENTS, ST CLAIR
TRAFFIC AND PARKING ASSESSMENT
As requested, I have undertaken a traffic and parking assessment for the above development. The
proposal is shown in Drawing 901-255-DAOI Rev F by Studio Nine Architects.
The proposal comprises of
68 two bedroom apartments;
4 one bedroom apartments; and
76 on-site parking spaces.
The subject site is located in the suburb of St Clair, which is a new master planned community
with mixed uses, medium and high residential land uses, and a new train station.
1.0 SUBJECT SITE
The subject site is located within the Cheltenham Park Policy Area 22 Residential Zone of the City
of Charles Sturt and is in a policy area where mixed use and high density living is envisaged.
The subject site is an irregular parcel of land that is bounded by 3 local streets. Opposite the
subject site on the McCloud Street frontage is a new shopping centre with extensive car parking.
The other boundaries of the subject site have frontages to Post Parade. The local streets include
extensive on-street parking bays.
The subject site is located a very short distance to the new St Clair train station to the south. It is
also located a short distance to bus routes on Cheltenham Parade. When the land division roads
are completed to Torrens Road, residents would also have reasonably convenient access to the bus
routes on Torrens Road.
Traffic Engineering
Traffic & Parking Studies
Road Safety Audits
Bicycle Planning
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The policy area statement describes encouraging the use of public transport, cycling and walking
for the master planned community, through design of the road network and creation of a network
of linked paths. Therefore unlike land divisions of the past, the development of St Clair allows
planners to incorporate many design features into road and land use planning that would
encourage non-car modes of transport.
2.0 PARKING ASSESSMENT
The proposed parking provision on-site would be 76 spaces. The car park would be on the ground
floor with 4 spaces for visitor car parking and the remaining 72 spaces for residents. Resident car
parks would be secured via roller doors. In assessing the parking adequacy issue, I am of the opinion that there are 3 key factors for the
subject site that should be given consideration:
1. Where a development site is close to major public transport services, it is not uncommon to
"discount" the parking requirement in recognition of these factors. Additionally, the provision
of bicycle parking on-site would also encourage the use of non-car modes of transport for
residents and visitors.
2. It is common to have regard to on-street parking availability when assessing the adequacy of
parking for a development, in particular on-street parking that is immediately abutting the
frontages of the subject Site. There are many parking bays constructed in Post Parade and
adjoining streets that could safely and conveniently be utilised by visitors to the development.
Immediately abutting the two frontages of the subject site, I estimate that there are up to 10
on-street parking bays present.
3. Unlike other land divisions in the past, the subject site is located within a greenfield
development, whereby integrated land use planning has been adopted in the design of the land
division. The proximity of high density residential land uses to commercial land uses, such as
shopping centre, and provision of a network of linked paths means that non-car modes of
travel would be encouraged for many of the local trips.
Council's Development Plan Table ChSt/2 identifies the following parking rates for residential land
uses:
• I space per residential apartment (2 bedroom apartment 75m2 to 130m2 size).
• 0.75 space per residential apartment (1 bedroom apartment <75m2 size).
• Additional parking jhr visitors at 0.25 spaces per dwelling.
The proposed mix of residential apartments would be: 68 two-bedroom apartments (75m2 to
I 30m2 size) and 4 one-bedroom apartments (<75m2 size). Based on the Development Plan, I
would estimate that the proposed development would require 71 resident spaces and 18 visitor
spaces, ie total of 89 spaces.
Proposed McCloud St Apartments, St Clair May 2015
Frank Slow & Associates
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Having regard to the considerations of (I) to (3) above, I estimate that the parking required should
be in the region of 80 spaces, given the proximity of the subject site to bus services and a new train
station and the provision of bicycle parking.
The potential parking shortfall would therefore be 4 spaces (ie 80 minus 76). Having regard to the
availability of on-street parking bays, which in my opinion, would be appropriate for visitor
parking, I am satisfied that adequate parking would be provided for the proposed development.
The NSW parking standard, Guide to Traffic Generating Developments, is a document frequently
used by traffic engineers to forecast traffic and parking demands. The parking rates in this standard
have been used for many medium and high density residential developments throughout Adelaide
for many years.
Metropolitan sub-regional centres
• 0.6 spaces per I bedroom unit
• 0,9 spaces per 2 bedroom unit
• Plus I space per 5 units ('visitor parking)
Based on the NSW parking standard, the proposed development would require 64 resident spaces
and 14 visitor spaces, ie total of 78 spaces. Taking into consideration the key factors (1) to (3), 1
would estimate that the parking required for the development would be approximately 70 spaces.
The proposed parking provision of 76 spaces would exceed this requirement.
In summary, having regard to the above assessment and the availability of On-street parking, I am
satisfied that adequate parking would be provided for the development.
3.0 PARKING LAYOUT
AS/NZS 2890.1 -2004 identifies off-street car parking for residential uses as a user class 1A facility.
The minimum car park dimensions for user class 1A are: 2.4m by 5.4m spaces and 5.8m aisleways.
The dimensions for the proposed car park are 2.4m by 5.4m for general spaces and 2.4m by 5.Om
for small car spaces. The proposed car park dimensions would comply with these requirements.
The proposed aisleway widths would be 6.Om to 6.2m, which would exceed the requirement of the
parking standard of 5.8m. Where spaces are adjacent to walls, an additional 0.3m space width
clearance would be provided, as per the parking standard.
Two disabled parking space would be provided in accordance with AS/NZS 2890.6-2009. A
minimum car park head height of 2.2m would be provided, as per ASINZS 2890.1-2004.
Extensive bicycle parking is also proposed within the car park, adjacent to Space 18 and Space 35.
For security purposes, the Applicant proposes that the car park would be closed off to the general
public. However, I understand that based on previous discussions, Council have requested that
some visitors spaces be designated on-site, outside of the secured part of the car park, ie clear of
the car park security door. This is to enable the on-site visitor spaces to be readily accessible at all
Proposed McCloud St Apartments, St CIair May 2015
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Frank Siow & Associates
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times. This requirement has been achieved at the northern access point of the development, with 4
spaces designated for visitors.
While one end space in the visitor portion of the car park does not have the im aisleway
extension, as per the parking standard, access to these end spaces would still be reasonably
convenient. The turn path below shows the access to the end space.
'-I
REFUSE
0000
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=
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ISEZURUM1 -
(A
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26
6 SPACES
RP RKING
28O
isoo 2400
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IN
•
Figure. End space manoeuvrabiiiiy
Based on the above assessment, 1 am satisfied that the proposed car park has been designed to
allow convenient access for all users.
Two access points are proposed to service the car park of the development. The southern access
point would be located slightly offset from the public road that leads to the shopping centre car
park.
While the location of the proposed southern access would not fuily comply with the requirement
of the parking standard, I am satisfied that the proposed location would be acceptable, given that
there is very little likelihood of drivers attempting to drive across between the shopping centre and
the subject site. I also note from my site inspection that most of the exit traffic from the shopping
centre car park turn left towards the Post Parade roundabout direction, which is away from the
southern access point.
Security doors are proposed for both the access points. At the northern access point, access to the
4 visitor parking spaces would be unimpeded, given that the roller door for the secured resident
spaces would be set quite far back from the road.
At the southern access point, where the resident-only access is provided, the security door would
be set back one car length from the kerb, so that the entering resident vehicle can momentarily
store off the carriageway, without blocking through traffic on the street while the security door is
opening.
Proposed McCloud St Apartments, St Clair May 2015
Frank Siow
& Associates
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The above access arrangement would assist in mininiising the impact of the proposed development
on McCloud Street traffic.
Adequate sight lines to pedestrians on the footpath, in accordance with AS/NZS 2890.1-2004,
would be provided for both access points.
I also consider that vehicular sight lines for the exiting driver to view on-coming traffic for the
northern and southern access points would be satisfactory.
More particularly, for exiting drivers of the southern access point looking to the left, the proposed
building would be sufficiently setback to provide adequate sight distance to the intersection of
Post Parade.
In summary, I am satisfied that adequate pedestrian and vehicular sight distances would be
provided for both access points of the development.
4.0 TRAFFIC IMPACT
The proposed development would be a relatively low traffic generator, given that it is a residential
land use.
I would estimate that the proposed development would generate approximately 40 to 50 vehicles
per hour during the peak hour. Given the integrated planning approach for the overall St Clair
development, including the proximity to public transport services and the cycling and walking
networks that have been incorporated into the land division, the estimated peak hour trips
generated would be likely to be much lower than estimated above.
Given the low traffic generating nature of the proposed development, I am therefore of the opinion
that it would not create unacceptable traffic impacts on the adjacent road network.
5.0 SUMMARY
Having regard to the integrated planning approach of the St Clair land division and development,
the proximity of public transport services (buses and trains), the encouragement of non-car modes
of transport (cycling and walking) and the availability of on-street parking on the site frontages, I
am of the opinion that adequate parking would be provided for the proposed development. The
proposed development would provide 76 on-site parking spaces. Convenient parking would also
be available from the existing on-street parking bays in the abutting streets.
The proposed parking layout would have parking space and aisleway dimensions that would
comply with or exceed the requirements of the parking standard. The parking layout has also been
designed to allow convenient and safe access for users. All vehicle movements to and from the
proposed car park would be able to occur in a forward direction. The traffic generated would have
minimal impact on the adjacent roads.
Proposed McCtoud St Apartments, St Clair May 2015
Frank Siow& Associates
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On the basis of the above assessment, I am of the opinion that the proposal would be supportable
from a traffic and parking perspective.
Yours sincerely,
anI Sww
FRANK SlOW
MIEAust MAITPM MIPWEA
Proposed McCloud St Apartments, St Clair May 2015
Frank Siow & Associates
411
17 July 2015
Mr Ben Green
Ben Green & Associates
P0 Box 392
BRIGHTON SA 5048
Dear Mr Green,
PROPOSED McCLOUD ST APARTMENTS, ST CLAIR
TRAFFIC AND PARKING ASSESSMENT
As requested, we have undertaken a traffic and parking assessment for the above development.
The proposal is shown in Drawing 901-255-DAO1 Rev C by Studio Nine Architects.
The proposal comprises of
• 68 two bedroom apartments;
• 4 one bedroom apartments; and
• 80 on-site parking spaces.
The subject site is located in the suburb of St Clair, which is a new master planned community
with mixed uses, medium and high residential land uses, and a new train station.
The original proposal plans were amended following discussions with Council staff. Due to the
access requirements of the Coles shopping centre opposite the subject site, the originally-proposed
south entrance to the resident car park of the development had to be amended to suit this future
Coles access requirement, as directed by Council staff. As a consequence of the Coles access
requirement, the proposed southern entrance of the resident car park has now been shifted further
to the north of Stewards Lane.
Council staff also raised the issue of visitor parking for the development. We understand from
Council that other developments, such as the "Iron Fish" development opposite the subject site
(similar in scale to the subject development), was previously approved with no provision for visitor
parking on-site on the basis of shared parking with other land uses in the area. Notwithstanding
this, Council staff have requested that the minimum parking shortfall acceptable would be 8 visitor
spaces. The revised plan has therefore been amended to accommodate this Council requirement, ie
the provision Of 8 visitor spaces, as required by Council.
21
1.0 SUBJECT SITE
The subject site is located within the Cheltenham Park Policy Area 22 Residential Zone of the City
of Charles Sturt and is in a policy area where mixed use and high density living is envisaged.
The subject site is an irregular parcel of land that is bounded by 3 local streets. Opposite the
subject site on the McCloud Street frontage is a new shopping centre with extensive car parking.
The other boundaries of the subject site have frontages to Post Parade. The local streets include
extensive on-street parking bays.
The subject site is located a very short distance to the new St Clair train station to the south. It is
also located a short distance to bus routes on Cheltenham Parade. When the land division roads
are completed to Torrens Road, residents would also have reasonably convenient access to the bus
routes on Torrens Road.
The policy area statement describes encouraging the use of public transport, cycling and walking
for the master planned community, through design of the road network and creation of a network
of linked paths. Therefore unlike land divisions of the past, the development of St Clair allows
planners to incorporate many design features into road and land use planning that would
encourage non-car modes of transport.
2.0
PARKING ASSESSMENT
The proposed parking provision on-site would be 80 spaces. The car park would be on the ground
floor with 8 spaces for visitor car parking, and the remaining 72 spaces for residents.
In assessing the parking adequacy issue, we are of the opinion that there are 3 key factors for the
subject site that should be given consideration:
1. Where a development site is close to major public transport services, it is not uncommon to
"discount" the parking requirement in recognition of these factors. Additionally, the provision
of bicycle parking on-site would alsO encourage the use of non-car modes of transport for
residents and visitors.
2. It is common to have regard to on-street parking availability when assessing the adequacy of
parking for a development, in particular on-street parking that is immediately abutting the
frontages of the subject site. There are many parking bays constructed in Post Parade and
adjoining streets that could safely and conveniently be utilised by visitors to the development.
Immediately abutting the two frontages of the subject site, we estimate that there are up to 10
on-street parking bays present in close proximity.
3. Unlike other land divisions in the past, the subject site is located within a greenfield
development, whereby integrated land use planning has been adopted in the design of the land
division. The proximity of high density residential land uses to commercial land uses, such as
shopping centre, and provision of a network of linked paths means that non-car modes of
travel would be encouraged for many of the local trips.
22
Council's Development Plan Table ChSt/2 identifies the following parking rates for residential land
uses:
• 1 space per residential apartment (2 bedroom apartment 75n2 to 130m2 size).
• 0.75 space per residential apartment ('1 bedroom apartment <75m2 size).
• Additional parking for visitors at 0.25 spaces per dwelling.
Overall Parking Assessment
The proposed mix of residential apartments would be: 68 two-bedroom apartments (75m2 to
130m2 size) and 4 one-bedroom apartments (<75m2 size). Based on the Development Plan, we
would estimate that the proposed development would require 71 resident spaces and 18 visitor
spaces, ie total of 89 spaces.
Having regard to the considerations of (1) to (3) above, we estimate that the parking required
should be in the region of 80 spaces.
Based on this assessment, in numerical terms, the parking provision on-site (80 spaces) would
meet the Development Plan requirements, ie there would be no shortfall arising from the proposed
development. We are therefore satisfied that adequate parking would be provided for the proposed
development.
The NSW parking standard, Guide to Traffic Generating Developments, is a document frequently
used by traffic engineers to forecast traffic and parking demands. The parking rates in this standard
have been used for many medium and high density residential developments throughout Adelaide
for many years.
Metropolitan sub-regional centres
• 0.6 spaces per 1 bedroom unit
• 0.9 spaces per 2 bedroom unit
• Plus I space per 5 units (visitor parking)
Based on the NSW parking standard, the proposed development would require 64 resident spaces
and 14 visitor spaces, ie total of 78 spaces. Taking into consideration the key factors (1) to (3), we
would estimate that the parking required for the development would be approximately 70 spaces.
The proposed parking provision of 80 spaces would exceed this requirement.
Visitor Parking Assessment
It is proposed that 1 parking space be allocated to each apartment, therefore 72 parking spaces
would be resident parking spaces. The remaining 8 parking spaces would be designated for
visitors. Council staff have advised that the provision of 8 visitor parking spaces on-site would be
acceptable, having regard to the impact of the Coles access issue on the development. The number
of on-site visitor parking spaces provided would therefore meet the requirement specified by
Council staff.
An alternative way to calculate the visitor parking requirement would be to refer to the NSW
standard. Based on this standard, the estimated visitor parking requirement would be 14 spaces.
23
After taking into account discounting of the parking requirement, for the reasons previously
discussed, the visitor parking demand would be likely to be around say 10-12 spaces. As 8 visitor
parking spaces would be provided on-site, the visitor parking shortfall would therefore be very
minor (ie 2 to 4 spaces). We consider such a parking shortfall to be acceptable, having regard to
on-street parking availability in the vicinity of the subject site.
In summary, having regard to the above assessment, we are satisfied that adequate parking would
be provided for the development.
3.0 PARKING LAYOUT
AS/NZS 2890.1-2004 identifies off-street car parking for residential uses as a user class 1A facility.
The minimum car park dimensions for user class 1A are: 2.4m by 5.4m spaces and 5.8m aisleways.
The dimensions for the proposed car park are 2.4m by 5.4m for general spaces and 2.3m by 5.Om
for small car spaces. The proposed car park dimensions would comply with these requirements.
The proposed aisleway widths would be 6.Om to 6.2m, which would exceed the requirement of the
parking standard of 5.8m. Where spaces are adjacent to walls, an additional 0.3m space width
clearance for door opening would be provided, as per the parking standard. A minimum car park
head height of 2.2m would be provided, as per AS/NZS 2890.1-2004.
One disabled parking space in the resident car park would be provided in accordance with
AS/NZS 2890.6-2009. Bicycle parking is also proposed within the car park.
The resident car park would be a secured car park. The security gate would be activated by
remote control. The gate would be located one car length from the edge of kerb, which would
enable the entering vehicle to store off the McCloud Street carriageway for a short duration while
the gate is being opened.
As per Council's request, the visitor car park would be accessible to visitors at all times. This small
car park would also include 4 spaces that would be allocated to residents. These 4 resident spaces
would be secured from the public by roller doors (similar to typical garages).
While one end space in the visitor portion of the car park (Visitor space 8) does not have the 1 m
aisleway extension, as per the parking standard, access to the end space would still be reasonably
convenient, given the widened aisleway in front of this space (7.05m). The turn path below shows
the access to this end space.
24
Lull!
_
-
Figure: End space inanoeuvrability
A widened aisleway at the end of the visitor car park is proposed to provide a turnaround area, in
lieu of losing one parking space as a turnaround. Given Council's requirement to maintain a
minimum of 8 visitor spaces on-site and having regard to the site constraints, it is considered that a
widened aisleway would provide a reasonable alternative to losing one parking space. The
widened aisleway would enable a car to make an additional turn (instead of 3-point turn) to drive
out in a forward direction, should the visitor car park be full (see Figure below).
ohm,
ii I i
Figure. Turnaround movement at the visitor car park
Based on the above assessment, we are satisfied that the proposed car park has been designed to
provide reasonably convenient access for all users.
25
The access point for the resident car park would be located sufficiently far away from the opposite
laneway in accordance with AS/NZS 2890.1-2004. Adequate pedestrian and traffic sight distances
would be provided for this access point, as per AS/NZS 2890.1-2004.
Similarly, the visitor car park access point would provide adequate pedestrian and traffic sight
distances as per AS/NZS 2890.1-2004.
4.0 TRAFFIC IMPACT
Theproposed development would be a relatively low traffic generator, given that it is a residential
land use.
We would estimate that the proposed development would generate approximately 40 to 50
vehicles per hour (two-way) during the peak hour. Given the integrated planning approach for the
overall St Clair development, including the proximity to public transport services and the cycling
and walking networks that have been incorporated into the land division, the estimated peak hour
trips generated would be likely to be much lower than estimated above.
Given the low traffic generating nature of the proposed development, we are therefore of the
opinion that it would not create unacceptable traffic impacts on the adjacent road network.
5.0 SUMMARY
Having regard to the integrated planning approach of the St Clair land division and development,
the proximity of public transport services (buses and trains), the encouragement of non-car modes
of transport (cycling and walking) and the availability of on-street parking on the site frontages,
we are of the opinion that adequate parking would be provided for the proposed development.
The proposed development would provide 80 on-site parking spaces. Convenient parking would
also be available from the existing on-street parking bays in the abutting streets.
The proposed parking layout would have parking space and aisleway dimensions that would
comply with or exceed the requirements of the parking standard. The parking layout has also been
designed to allow convenient and safe access for users. All vehicle movements to and from the
proposed car park would'be able to occur in a forward direction. The traffic generated would have
minimal impact on the adjacent roads.
On the basis of the above assessment, we are of the opinion that the proposal would be
supportable from a traffic and parking perspective.
Yours sincerely,
an& Siøw
FRANK SlOW
MIEAust MAJTPM MIPWEA
26
AMENDED
PLAN
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FIRST FLOOR PLAN
STaLE 1:200
510162:500
SCALE 1:000
LANDSCAPING
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ARRAY SEPARATE LAROSCAPu ELM ROD DETAILS
fl
®
2014 Copyright of these drawings is vested in
studio nine.
All dimensions shall be checked on site, Ann discr epancies
shall be reported to the Architect for c lariffcation. Writtnn
dimensIons Shall take precedencDoer
e
scaled dimensions.
Thnse drawings shall be read in conunction with all
associated Specitications, documents and reports.
I Drawn:
I
55
Checked:
I V.A. Plan. 65
I
I
D.A. Build.
Tender
tonst.
DRAWING AMENDMENTS
Rev Amendment
PLANNING SUBMISSION
A
STURERMA[CESSTOSI4UTE
B
STORE AREAS IIAIN - APTAS NOTED
EARPARK CONFIGURATION
C
CARPARK ENTRY
TRAFFIC REPORT ADJUSTMENTS
APARTMENT PLANS ISSUED
E
CARPARK WALL CLEARANCES
-
Date:
SEPT 15
-
Date
10/MAY16
15/JUNE15
29/JUNE 15
09/JULY iS
22/JULY15
20/JULY15
kd; flf t/
9 Kiog William Street Kentlown SA 5067 Ausfralia
+610 0132 3999 F .61 00363 7499
W studionine.net.au
1LM
F.M
RUM
DRAWING AMENDMENTS
Rem Amendment
F
SPACE 3 SANO36AOJUSTED
6
STAIR 3 ACCESS TO RUBBISH ROOM
H
RECYCLING ROOMS / REFUSE LAYOUT
STORAGE AMENDED
Date
17/AUG15
20/ AUG 15
1 1/SEn 15
Prujeth
SOUL APARTMENTS
McCLOUO STREET
ST [LAIR AD ELAI DE NA 5014
Client:
BUILOTEC GROUP PIT LTD
210 FRANKLIN STADELAIBE
Issue: DA
Scaleatdl 1:200
Sheet 01 o104
Date: APRIL 2015
Drawing Title:
SITE / FIRST 5ECOND FLOOR PLAN
Drawing Number:
901-255-LJA01
Revision:
H
27
AMENDED
/B
/13\
THIRD FLOOR PLAN
FOU
SEALS 100
ROOF PLAN
SEALS i:2
SEALS tEAL
APARTMENT
GROSS AREA
\ APT 01, 18, 35,54
AREA ANALYSIS
GROUNO FLOOR
72 APARTMENTS -72 CARPARKING SPACES
FIR5T FLOOR
CARPARKING AREA
APARTMENT AREA I APTI2-14
LIFT / LOBBY AREA
STAIR/REFUSE/SERVICE RM
2116m2
59m2
55m2
136m2
SUB TOTAL
236Gm2
SITE AREA - 299Gm?
P014 Eoprightotttneve drawing5 is vested in
All dimensions shall be checked on site. Any di5crepand ev
haII be reported to the Architect for clarification. Written
dimensions shall take precedence over scaled dimensions.
These drawings shall be read in conlunction with all
associated Specifications, docomerJs and reports.
Drawn:
I
I D.A.
A Plan. 55
I
I B A Build.
Tender
Const.
I TYPICAL FOURTH FLOOR
1330m2
269m2
60m2
525m2
7Bm2
34m2
APARTMENTAREA 18-34
PRIVATE BALCONY
LIFT / LOBBY AREA
COMMON AREA INC ACCESS
APT STORAGE ROOM
STAIR / UTILITY AREAS
1307m2
272m2
60m?
525m2
78m2
342
APARTMENTAREA3S-S3
PRIVATE BALCONY
LIFT/LOBBY AREA
COMMON AREA INC ACCESS
APT STORAGE ROOM
STAIR/UTILITY AREAS
145Gm2
303m2
6Dm2
525m2
iBm?
34m2
SUBTOTAL
2277m2
SUB TOTAL
2276m2
SUBTOTAL
245Sm2
DRAWING AMENDMENTS
I Rev Amendment
PLANNING SUBMISSION
I A
STORE RM ACCESS TO SAUTE
I
APT 40 / 59 AMENDED/ADD StATE
I
I C
STOREAREAS - MAIN - APTASNOTED
B
APARTMENT AREAS ISSUED
E
APARTMENT WALL ADIUSTMENTS
I H RECYCLING ROOMS / REFUSE LAYOUT
STORAGE AMENDED
I
Date:
R.
1141R0 FLOOR
APARTMENTAREAO1-17
PRIVATE BALCONY
LIFT/ LOBBY AREA
COMMON AREA INC ACCESS
APT 510 RAGE ROOM
STAIR / UTILITY AREAS
55
Checked:
SECONO FLOOR
SEPT15
I
I
I
66m2
APT 02, 19, 36, 55
7Gm2
APT 03, 20, 37, 56
75m2
APT 04, 21,38,57
73m?
APT 05, 22, 39, 58
875m?
•B\ APT 06,23
76.Sm2
APT 40,59
76Gm2
APT 07,24
83m2
H\ APT 41,60 (2 bath ( 78m?
APT 08,
90m2
APT 25,
90m2
APT 42,61 (2 bath ( 95m2
APT 09,
7Gm?
APT -- 26,43,62
76m2
BALCONY
9Gm2
I0.5m2
18Gm?
1 Gm?
1 5.5m?
1Gm2
1 5m2
1 SGml
iSm?
12m2
16m?
16m?
Jim?
16Gm2
STORAGE INT /EXT
2.4m3/S.0M3
3.0m3 / 5.0M3
3.0m3 / 5.0M3
3.0m3 / 5.0M3
3.0m3 / G.0M3
2.9m3/5.0M3
3.0m3 / G.0M3
S.0m3 / 5.0M3
2.7mt3 / 5.0M3
3.0m3/5,0113
3.0m3/5,0M3
3.0m3 / 5.01113
3.0m3/S.0M3
3.0m3 / 5.0M3
APARTMENT
JL
IL
/A
I Project:
Dato
18MAY15
1 5/JUNE 15
kdio ci&'
09/IULY15
2P/IULT 15
28/JULY15
11/SEPT15
I
SEALS
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9 King William Street Kent Town SA 5061 Australia
T+61 881323999 FoUl 80363 1499
W studiomine.net.au
I. D.
v.rov
AL
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-
GROSS AREA BALCONY STORAGE INT /EYJ
API 10, 27, 44,63
APT 11,28,47,66
APT -- 29, 48,67
APT -- 30, 49, 68
APT -- 31,50,69
APT 12
API 13
APT 14
APT 15,3151, 70
APT 16,33,52,71
APT 17,34,53,72
APT --45,64,
APT - 46, 65,
7Gm?
76m?
7Gm2
7Gm?
8?m?
95m?
96m?
9Gm?
74Gm2
75m2
76Gm2
lSm?
7Gm2
15Gm2
17.5m2
19m2
iOm?
13m2
13m2
1Gm2
urn?
iBm?
iBm?
19m2
15Gm2
1 5Gm2
I Issue: DA
Scale atAl 1:200
I
I
SOUL APARTMENTS
I
McCLOUD STREEt
ST CLAIR ADELAIDE SA S014
I
Client:
I
I
I
BUILUTEC GROUP P11 LTD
210FRANKLIN5TADELAIOE
3.0m3 / G.0M3
3.0m3 / 5.0M3
3.0m3 / 5.0M3
3.Onn3 / 5.0M3
3.0m3 / 5.0M3
3.0m3 / 5.0M3
3.0m3/5.0M3
3.0m3 / G.0M3
3.Onn3 /5.0M3
3.Onn3 / 5.0M3
3.0m3 /G.0M3
3.0m3/S.0M3
3.00 / 5.0M3
Sheet B? of 04
Date: APRIL 2015
Drawing Title:
I THIRD FOURTH FLOOR PLAN
I
Drawing Number:
01 -255-OAO
Revision:
H
AMENDED
PLAN
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COMPOSITE ALUMINIUM PANEL - COLOUR ANTHRAZIT GREA lEG
COMPOSITE NIUMiNIAM PANEL - COLOUR ANATURAL RANGE COPPEA 412
VERY ALUMINIUM LOUVRE PANELS - COLOUR OULUO PWO MONUMENT
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SCALE i.Lim
2014
[opyrightorthese drawings is vested in
studio nine.
All dimensions shall be checked on site. Any discrepancies
shall be reported to the Arohitect for clarification. Written
dimensions shall take precedence over scaled dimensions.
These drawings shall be nead in conjunction with all
associated Specifications, documents and reports,
DRAWING AMENDMENTS
Prawn:
Project:
Rev Amendment
[hecked:
Pate:
DV, Plan.
-A B Ui Id
R
-
nORAw
04
B
[
H
Date
PLANNING ISSUE
LARPARK DAT SHOWN EAST ELEV
WENT ELEVATION [ARPARK ENTRY
NTR -EAST ELEVATION [ARPARK WALLS
REFVSEA{[ESSPIONELD[ATED
-
-
18MAY15
29JUNEIS
PM JULY iS
20 JULY15
1SEPT15
9 King William Street Kent Town NA S067 Australia
Tender
[onst.
T.61 881323999 Ps-Al 883631499
W studionine.net.au
I Issue: DA
SOUL APARTMENTS
Scale atAl i:POO
Mc[LOAO STREET
ST [LAIR ADELAIDE SA 5014
DrawiTg Title:
[Vent:
BLIILOTE[ GROUP Pit LTD
210 FRANKLIN STAOELAIDE
Sheet: 03 of 04
Date: APRIL 2015
ELEVATIONS SECTION
Drawing Number:
90 -55-DAO3
Revision:
H
29
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Weed Spraying
Weed spraying to be carried out to all
areas as required
Soil additives
Organic compost 30mm depth and
Gypsum 42 1000g/m2 to be ripped and
cultivated into site topsoil
xisting Street trees
Mass planted gardenbeds with Crepe myrtles
Fence deta Ito have open panel sections
Crepe Myrtles
Topsoil
Sandy loam imported topsoil to be
provided to all planted areas at a depth of
100mm
PLanting
Advanced trees to be supplied in 45L
bags EL stakes using 2 of 50a50xl800mrn
hardwood stakes
Existing Street trees
si[ ii1
Plants to be supplied in 140mm pots EL
planted at a rate of 25 plants per m2
Existing granite footpath
At the time of planting all trees EL plants to
receive Terracottem at the recommended
rates and an mit aLwatering
Creype myrtle plantings
Mu ching
,Jeffries Forest mulch or similar at 75mm
depth to all planted areas as per drawings
10
42
55q
5Cs
Irrigation
Automatic irrigatisn system to all
pLantings System to be controlled by
Hunter controller in steel cabinet ALL
solenoids, fiLters pressure reducing valves
etcto be housed in salve booes pus tioned
in vuitable garden beds. 25mm metered
water take off points with backf Low
prevent on devices to be provided by
others 240v power take-off points IGPOI
to be provided by others in locations to be
determined 100mm diameter irrigation
vlevaes linking irrigated areas to be
provided by otherv under crossovers and
paved areas
0
Existing granite paving
Mass planted gardenbeds
/
)
Advanced Crepe myrtles to help
screen/ filter carparS openings
Existing footpaths S Verge treatment
PLANT SCHEDULE
Raised planters with timber seat ng
Grxund covers
Species
Commxn Name
Pet
Carpobrotus rxssi
Eremophila 'Kalbarri carpet'
Sesecia -nandraliscae
Native pig face
Ems bush
BLue chalk sticks
140mm
140mm
140mm
Etangarox paw
Kangarso paw
Knobby cLub rush
Mat rush
Mat rush
140mm
140mm
140mm
140rpm
140mm
140mm
Buxus lapunica
Cycas revoluta
Eremophila glabra
Rhaphiolepsis ssp.
Santolina chamaecyparissus
Westringia fruticosa
Westringia 'mundi
Zamia furfuracea
Japanese box
Sago palm
Emu bush
Indian Hawthorn
cotton Lavender
CoastaL rosemary
Varigated westringia
Cardboard palm
140m
rp
250mm
140mm
140mm
140mm
140mm
140mm
250mm
Trees
Fraxinus pennsylvanica 'Urbainte'
Lagerstroemia 'Hybrid cultivar'
Pyrus usserinsis
ZeLko serrata 'Green vase'
Ash
Cerpe myrtle
Mantur aL pear
Japaneo elm
400mm
400mm
400mm
400mm
S
ze
-
Landscape entry plaza to transition with
ex sting street scape Continue granite pay
into entry of development.
PROPOSED
APARTMENTS
us
0
Advarced ZeLlzova serratas to define entry
and provide shade in seating arrival area
These trees continue the existing Street
tree character into the deveLopment
Slightly extend paving to accommodate
entry to development
Existing footpath €1 verge treatment
Screening elements as per detail
0
Grasses and Strappy plants
Ariguzanthos 'Amber'
An gozanthos 'b g red'
Carex ssp.
Isopepis nodosa
Lomandra 'Nyalla'
Lomandra 'Tanika'
-
0
Shrubs
Rev
rorcouooiupprvvai
28070015
loose
Dote
//C
Note:
Trees to be supplied in 400mm pots
LCS LANDSCAPES
Defining Spaces
Plants to be Supplied in 140mm pots EL planted at approx 2 5 plants
pe'1m2
Prolect
All garden beds to be dr p irrigated and mulched using recycled water
Soul Apartments
Planting designobjectives relate to Native Plants of Charles Sturt and St
Clair urban des gn guidelines The general theme is to iris hardy native
plants w:yth exotics to pray de a modern p ant ng des gn
Drawing.
Mass planted gardenbeds
Overall Landscape Layout
Existing unit paving
Crepe Myrtles in mass planted garden beds
scaB
1200
Droor.
Checked:
Date
Dog
Exist ng Street Trees
SOUL APARTMENTS
OVERALL LANDSCAPE PLAN - SCALE 1:200 ATA1
OK
22.7 2015
no tO 02215001
sheet: i of 4
Rev
at Al
OF
LANDSCAPE NOTES
Weed Spraying
Weed spraying to be carried out to all
areas as required
Soil additives
Organic compost 30mm depth and
Oypsum 0 1000g/m2 to be ripped and
cultivated into site topsoil
/
/
Topsoil
Sandy loam imported topsoil to be
provided to all planted areas at a depth of
lOOmrri
Planting
Advanced trees to be supplied in 45L
bags S stakes using 2 of 5Ox5Oxl800mm
hardwood stakes
Existing granite footpath
Plants to be supplied in 140mm pots &
planted at a rate of 25 plants per m2
0
0
At the time of planting all treeu S plants to
receive Terracottem at the recommended
rates and an initial watering
I
Rendered and painted
blockwork or similar
Shrub planting in front of
C2
fence
0
Mulching
Jeifries Forest match or similar at 75mm
depth to all planted areas as per drawings
0
Irrigation
Automatic irrigation system to all
plantings System to be controlled by
Hunter controller in steel cabinet All
solenoids, filters, pressure reducing valves
etc to be housed involve boxes positioned
in suitable garden beds 25mm metered
water take-off points with bacl:flow
prevention devices to be provided by
others 240v power take-off points (GPO)
to be provided by others in locations to be
determined 100mw diameter irrigation
sleeves linking irrigated areas to be
provided by otherv tinder crossovers and
paved areas
7/
Existing Zelkova serrata
SOUTHERN FENCING EXAMPLE
APARTMENTS
k7
SIDE ELEVATION CONCEPT 1:50
llft
Carpark screening
elements
walling
Granite paving to be
extended into the entry of
e
the development
Y
.,
Zelkova serrata
-
Raised garden bed with
blade wall to tie in with
screening
<
--
Apr
4
Screening components
(See next page)
T:andlow
:5
A
rv
,7
Advanced trees to
0
i--
\\
\
,)
Rex
app:vvu
1ue
28 072015
A(
Defining Spaces
A
-
Drawa:
Larrdssape Layout Entry Detail
MAIN ENTRYTREATMENT
LANDSCAPE PLAN - SCALE 1:100 ATA1
BLADE ENTRY ELEMENT
ELEVATION CONCEPT 1:50
Scale.
A. shown
Drown. OF
Checked 50
tote: 227.2015
Dwg no L5,022.15 001
Sheet: 2 oF 4
SOUL APARTM ENTS
DETAILS
C
LCS LANDSCAPES
shrubs to raised planters
I
Dose
_
:::: P: l ::
-T
I
'.-,-
LANDSCAPE NOTES
Weed Spraying
Weed spraying to be carried Out to all
areas as required
Soil additives
Organic compost 30mm depth and
Gypsum © 1000g/m2 to be ripped and
cultivated into site topsoil
lvpsod
Sandy loam imported topsoil to be
provided to all planted areas at a depth of
100mm
myrtles
Planting
Advanced trees to be supplied in 45L
bags S stakes using 2 of 50v50e1800mmn
hardwood stakes
Shrub planting approx LOrr
PLants to be supplied in 140mm pots &
planted at a rate of 25 plants per mn2.
Advanced planting of Crepi
1.5rn behind screening elen
At the time of planting all trees & plants to
receive Terracottem at the recommended
rates and an initial watering
Mulching
Jeffries Forest mulch or similar at 75mm
dvpth to all planted areas as per drawings
Perforated screening
element
Irrigation
Automatic irrigatiov system to all
plantings System to be controlled by
Hunter controller in steel cabinet All
solenoids, fitters, pressure reducing valves
etc to be housed in valve boxes positioned
in suitable garden beds 25mm metered
water tube-off points with backftow
prevention devices to be provided by
others. 240v power take-off points (GPO)
to be provided by others in Locations to be
determined 100mm diameter irrigation
sleeves belong irrigated areas to be
provided by others under crossovers and
paved areas
Existing Zelkova serrata
CARPARK SCREENING ELEMENT LARGE
Granite paving to be
extended into the entry of
ELEVATION CONCEPT
the development
Low planting adjacent pat
New advanced Zelkova
serrata
Shrubs and strappys to
1 Ow and under
Shrubs and strappys to
1.0m and under
Reu
Focowsctappsowi
20072015
Issue
Date
ACE
Precast concrete blade
LCS LANDSCAPES
approx. 600mm high
Defirang Spaces
blockworkorsnsi1ar
Perforated screening
Shrub planting in front of
element
Proleot:
fence
Soul Apartments
Drawing
SOUTHERN FENCING EXAMPLE
Landscape Layout Screeoiog detail
SIDE ELEVATION CONCEPT 1:50
Ocaie
As
Drawn:
shown
OF
Oh evked.5 it
Dote 2272015
Owg ox, L5 022.15 001
Sheet. 3 of 4
SOUL APARTMENTS
DETAILS
LANDSCAPE NOTES
Weed Spraying
Weed spraying to be carried out to all
areas as required
Soil additives
Organic compost 30mm depth and
Gypsum C 1000g/m2 to be ripped and
cultivated into site topsoil
Topsoil
Sandy loam imported topsoil to be
provided to all planted areas at a depth of
100mm
Perforation detail
Pattern in steel elements
Natural stone paving
Corten steel with
Brighton Lite concrete low
screen elements
Hardwood timber seating
Planting
Advanced trees to be supplied in 45L
bags & stakes using 2 of 50u50v1800wm
hardwood ntakes
Plants to be supplied in 140mw pots &
planted at a rate of 2.5 plants per m2.
At the time of planting all trees El plants to
receive Terracottem at the recommended
rates and an initial watering
Mulching
Jeffrien Forest mulch or similar at 75mm
depth to all planted areas as per drawings
Irrigation
Automatic irrigation system to all
plantings System to be controlled by
Hunter controller in steel cabinet All
solenoids, filters, pressure reducing valves
etc to be housed in valve boves positioned
in suitable garden beds 25mm metered
water take-off points with backflow
prevention devicev to be provided by
others. 240v power take-off points (GPO)
to be provided by others in locations to be
determined 100mm diameter irrigation
sleeves linking irrigated areas to be
provided by others under crossovers and
paved areas
MATERIALS PALETTE
SOUL APARTMENTS - SCALE 1:200 ATA1
-.
1
.?1
.5
t af
/it
• •'•
1H
•-'-;--
ru
e
-
Furcvvnc!iAppaaai
28072015
Reu
Issue
Date
ACCE
,
4
LCS LANDSCAPES
Defining Spaces
S
•1••••,
Pruject:
-
Seal Apartwenta
PLANTING PALETTE
PRECEDENT IMAGES
Draw:ng
Landscape Layout
tette'
Dream
SF
C beaked:
Date 227 2015
Deg
flu
Sheet
L5.022 15.001
4 of 4
City of Charles Sturt
29.
DAP Report 18/11/15
ATTACHMENT C
[Attachment C consists of 31 pages]
G'
AlIxe
*
•G.GO•
••
I
V
Statement of Representation
Pursuant to Section 38 of the Development Act 1994
1
Under the Development Act 1993, any person may, in accordance with the regulations, make a
representation in writing to the relevant authority in relation to the granting or refusalof consent for al
Category 2 or Category 3 development application. To submit a statement of representation please
j
complete ALL 9 sections of this form and send to council.
Please note that pursuant to section 38(17) of the Development Act 1993, if the application involves a
Category 2 notification and you were not entitled to receive notice of the application in accordance wit
the Development Act 1993 and Development Regulations 2008 you cannot make a representation in
relation to the application.
House No:
Suburb:
18
12
252 /
*1. Development Number
/ /f
Street:
fJbc''
&4E'rQ ,4'97
'"s'4
72
,4rA's
*2. Person(s) making representation:
Street Address:
A'/ 4%'6
/
j'ô,
Postal Address (if different to above):
Email:
4'
'5779t
Name: &Mrs/Ms)
~9o7,2
613
145
C24'4'
4,'d
1
.bc4
'e9/? COft. 04'
Phone:
Mobile:
O4V_?O9.2.2O
Fax:
*3 Please indicate whether you wish to personally present your statement to the Development
Assessment Panel. Your written statement will be provided to the Development Assessment Panel
and to the applicant, and will be considered in making on approval decision. You may choose to
present your statement verbally.
RECE IVERD
fJ Please tick one of the boxes below
z
I do not wish to make a verbal presentation.
1
OCT 201
I will appear personally to make a verbal presentation.
authorise
to make the verbal representation I n my_heIWL_
L
*4 Nature of interest in development (eg adjoining resident, owner of land in vicinity or on
behalf of organisation or company):
7
9cr,'r '4o,Q79
'r'
*5 Issues that I/we would like to raise:
9479 CO
I
*6. These issues would be overcome by (state action sought):
*7 (would like an officer of Council to contact me to discuss my submission
Yes El" No 0
*8. I would like to meet with the applicant to discuss my submission
Yes 0
No
*9 Privacy
I acknowledge that copies of this representation and supporting documentation may be provided to
interested persons in accordance with the Development Regulations 2008 may be made available on
Council's webs ite.
Written representations form part of the reports attached to Council agendas. The agenda, minutes and
accompanying report is made available on Council's website. Information, including names and
addresses recorded in these documents can therefore be searched by the various website search
engines.
Authorised by (insert name):
(5'.9.S71'9-"
4 0 901
Date:
067à4ff'
d.2oc
ALL 9 Sections of this form must be completed.
Representations
Representations must be made in writing, and a Statement of Representation form must be completed
and supplied. The Statement of Representation form requires persons making a representation to state
their name and address, and describe the reasons for their representation and how the issues would be
overcome.
The written statement is more likely to be effective if it refers to the provisions of The Charles Sturt
Development Plan this can be accessed at the City of Charles Sturt website, www.charlessturt.sa.gov.au
Copies of representations are forwarded to the applicant, and the applicant is given the opportunity to
respond in writing to the representation.
It is not necessary to attend a Development Assessment Panel meeting, but you may chose to do so to
make a verbal presentation of your concerns. Please note that the time for making a verbal presentation
will be limited to approximately 5 minutes.
For Category 2 development, the council may determine to allow a representor to appear before council
to present their representation. For Category 3 development, Council must allow a representor to appear
to make their representations. The applicant is also allowed to appear in order to respond to any
representations.
Council advises Representors with notice of its decision. In the case of a Category 3
development, Representors have the right to lodge an appeal against the decision with the
Environmental Resource and Development Court.
2
Statement of Representation - Pursuant to section 38 of Development ACT 1993
City of Charles Sturt
Development Number 252 /1238 /15/
Lot 6004, McCloud Street St Clair 5011
Issues to Be Raised
. Increased traffic congestion at an already-congested location will compound the matter
Parking problems - Occupier Parking / Visitor Parking
. Noise Congestion
• Size of Development - Height and Size of the building.
Possibly consider - 3 Storey as opposed to 5 stories which will reduce issues with additional
parking and look to include gardens in line with St Clair Vision being such a large area at the
entrance area of the Development on Post Parade.
In addition, as mentioned, the land is so large that the developer could consider I
development of a 5 storey on one half of the block closest towards the shopping precinct
and the land towards the roundabout could be used for increased parking and include
garden area for the residence which will enhance the took of the Central Park area as
opposed to all congested high rise buildings in a close proximity of each other.
Within the Soul Apartments complex there is a significant amount of vacant/recreational
space that has been created, also known as the common area which will be accessed by local
residents only. I believe this to be a waste of space limited to those living within the
complex. With so much reserves including a reserve directly
across the road I don't see the need to add to the wasted space and create such sizeable
building which impacts all surrounding residence and commercial business.
The increase in population in this small area will need to be managed from a traffic, parking
and noise perspective. Especially once St Clair is fully established the problem will only be
enhanced based on the points above.
This will also allow the impressive design of the Avenue Apartments to be still under display
by all travelling through St Clair - being a true icoriic upmarket Design in the heart of the St
Clair precinct.
Recent Additions to Initial Explanation of Concern
. Recent discussions with surrounding residents have voiced their dismay with yet another
inclusion of another high rise apartment complex being built within such close proximity of
other completed high rise apartment projects which only adds to the congestion and
detracts those wanting to live in St Clair siting that "St Clair is looking more like another
Mawson Lakes.
Is it the council's objective of building a Lego land of congested high rise apartments etc?
I had always visioned St Clair to be a development that is a Sanctuary in the Making where
those who decide to live here will be able to enjoy the idyllic, waterway and wildlife
sanctuary. It is cited on the St Clair website as follows:
A sanctuary of landscaped gardens... a walking and cycling trail sanctuary.... A playing field....
or a family picnic sanctuary.
St Clair is a living, breathing sanctuary in the making. From 22 hectares of lagoons and
evergreen parklands, to a village square with shops and cafes, your stunning home nestled in
leafy tree lined streets will create a sanctuary amidst life's hustle and bustle.
The elegance and comfort of low-maintenance townhouses, courtyard homes and chic
apartments. You'll love the heritage of the area, the shade of leafy streets and the sparkling
reflections in the myriad of waterways that meander past landscaped gardens and expanses
of green open space.
It's a unique opportunity to live in a sanctuary in the making... at a vibrant, modern, parkland
address in the heart of Adelaide's West.
A Sanctuary in the Making is the vision of St Clair
• It is evident that the Soul Apartment development is about maximising as much profit for
the developer without considering its surrounding neighbours being both residents and
businesses.
• As mentioned previously the building maximises the perimeter of the lands boundaries.
Within the Soul Apartments complex there is a significant amount of vacant/recreational
space that has been created, also known as the common area which will be accessed by local
residents only. I believe this to be a waste of space limited to those living within the
complex. With so much reserves including a reserve directly
across the road I don't see the need to add to the wasted space and create such sizeable
building which impacts surrounding residence.
No consideration has been taken of the impacts of surrounding residents.
e
7
.
It was always our thought that this land development would be used for low rise residential
and commercial premises which would enhance the vibrancy of this corner of St Clair.
S
It is important that the council consider diversification. Within the specific area of concern,
the high concentration of 3 - 4 storey apartments will see the majority of residents being
short term renters thus also being a cause of concern. By saturating the area with this
building type only increases the risk of high turnover and potentially high vacancy rates due
to an increased supply thus impacting the overall growth of the area.
Only need to look at what has occurred in Port Adelaide and Mawson Lakes areas to see the I
failed increase in growth due to increased supply of high rise residential buildings.
S
I believe the council in conjunction with the developer carefully reconsider the building I
proposal by Build Tec Group and the impacts this would have on current surrounding
residents of St Clair and future residents wanting to make the move to St Clair for the
benefits of wanting to make a home for their family.
Keep true to the vision that St Clair is a "Sanctuary in the Making"
It is truly a unique suburb that differentiates itself from many others. Do not turn St Clair
into another high rise building community. We have so many already and with the added
conversion of West Lakes AAMI into another residential development in the West much I
thought needs to go into what the council's direction of how they see St Clair looking both
now and in the future.
G• 4c•
•:•O
G
•
.
G•
..
-t
riy
+
•o •
•G.
•q
•
G
YVL1
T I Statement of Representation
Pursuant to Section 38 of the Development Act 1993
Under the Development Act 1993, any person may, in accordance with the regulations, make a
representation in writing to the relevant authority in relation to the granting or refusal of consent for a
Category 2 or Category 3 development application. To submit a statement of representation please
complete ALL 9 sections of this form and send to council.
Please note that pursuant to section 38(17) of the Development Act 1993, if the application involves a
Category 2 notification and you were not entitled to receive notice of the application in accordance with
the Development Act 1993 and Development Regulations 2008 you cannot make a representation in
relation to the application.
*1. Development Number
House No: 1-01'
0QI
252
Street:
Si C-i-.ftL
Suburb
*2. Person(s) making representation:
Name: (Mr/Mrs/Ms)
j1h,.
Street Address:
q' ,t4.1 sr
'o/
Postal Address (if different to above):
Email:
S/ C1
Awe.
.? k'J gC<S c-r
Sr CIa
/
ir/'l
54
ci 2 c
-
4,1alt*,) Wz•
4rt'
Phone:
Mobile:
Cd7t O.1._39 2-77
Fax:
*3 Please indicate whether you wish to personally present your statement to the Development
Assessment Panel. Your written statement will be provided to the Development Assessment Panel
and to the applicant, and will be considered in making on approval decision. You may choose to
present your statement verbally.
E Please tick one of the boxes below
D I do not wish to make a verbal presentation.
rbal presentation.
D I will appear personally to mak
1
1
OCT 201
.
authorise
~
,l9iQr)_~;I IV
to make the verbal repres
/
-
*4 Nature of interest in development (eg adjoining resident, owner of land in vicinity or on
behalf of organisation or company):
4d
O4j
4A-
*5 Issues that I/we would like to raise:
ce
r,vcs-Jr
L\b
ose-/
'6'
*6. These issues would be overcome by (state action sought):
*7 I would like an officer of Council to contact me to discuss my submission
Yes
*8. I would like to meet with the applicant to discuss my submission
Yes
No 0
0
No El'
*9 Privacy
I acknowledge that copies of this representation and supporting documentation may be provided to
interested persons in accordance with the Development Regulations 2008 may be made available on
Council's website.
Written representations form part of the reports attached to Council agendas. The agenda, minutes and
accompanying report is made available on Council's website. Information, including names and
addresses recorded in these documents can therefore be searched by the various website search
engines.
Authorised by (insert name):
/t4M'rJ
Date:
/'7 /,
/22)/C
ALL 9 Sections of this form must be completed.
Representations
Representations must be made in writing, and a Statement of Representation form must be completed
and supplied. The Statement of Representation form requires persons making a representation to state
their name and address, and describe the reasons for their representation and how the issues would be
overcome.
The written statement is more likely to be effective if it refers to the provisions of The Charles Sturt
Development Plan this can be accessed at the City of Charles Sturt website, www.charlessturt.sa.gov.au
Copies of representations are forwarded to the applicant, and the applicant is given the opportunity to
respond in writing to the representation.
it is not necessary to attend a Development Assessment Panel meeting, but you may chose to do so to
make a verbal presentation of your concerns. Please note that the time for making a verbal presentation
will be limited to approximately 5 minutes.
For Category 2 development, the council may determine to allow a representor to appear before council
to present their representation. For Category 3 development, Council must allow a representor to appear
to make their representations. The applicant is also allowed to appear in order to respond to any
representations.
Council advises Representors with notice of its decision. In the case of a Category 3
development, Representors have the right to lodge an appeal against the decision with the
Environmental Resource and Development Court.
7
*5 Issues that I/we would like to raise
The design of this development will significantly impact the overshadowing of our
property. Our primary form of solar access is via our balcony directly adjoining this
development. With the narrow road way (18meters) between our apartment and
this development the reduction in winter sunlight will be significant.
Overshadowing
9 The design and location of buildings should enable direct
winter sunlight into adjacent dwellings and private open
space and minimise overshadowing of:
(a) windows of main internal living areas
(b) ground level private open space
(c) upper-level private balconies that provide the primary
open space area for dwelling
(d) solar collectors (such as solar hot water systems and
photovoltaic cells)
Another concern is the car parking entrance to this development.
The developer has placed this entrance directly opposite and below the Balconies
of 301 St Clair Avenue apartment's. McCloud St is a thin street used by residents to
access the shopping centre. Vehicles entering and exiting this development will
impact the traffic flow along this street. With the additional vehicles waiting at this
entrance and vehicles queuing behind them, the balconies of 301 St Clair will be
subjected to increased amounts of exhaust and noise pollution.
Multi-storey buildings should:
(a) minimise detrimental micro-climatic and solar access impacts on
adjacent land or buildings, including effects of patterns of wind, temperature,
daylight, sunlight, glare and shadow
(b) incorporate roof designs that enable the provision of rain water tanks
(where they are not provided elsewhere), photovoltaic cells and other
features that enhance sustainability.
10 Green roofs (which can be a substitute for private or communal open
space provided they can be accessed by occupants of the building) are
encouraged on all new residential, commercial or mixed use buildings.
11 Development of 5 or more storeys, or 21 metros or more in building
height (excluding the rooftop location of mechanical plant and equipment),
should be designed to minimise the risk of wind tunnelling effects on
adjacent streets by adopting one or more of the following:
(a) a podium at the base of a tall tower and aligned with the street to deflect
wind away from the street
(b) substantial verandas around a building to deflect downward travelling
wind flows over pedestrian areas
(c) the placement of buildings and use of setbacks to deflect the wind at
ground level.
[ii
Our property currently has views and open access to the green nature strip at St
Clair developed by the City of Charles Sturt. The approval of this development in its
current form will totally remove the view from our property. The height and size of
this development has shown a total lack of empathy for the existing residents of
301 St Clair Avenue. The development application has not addressed any of the
impacts implications on 301 St Clair Avenue or any of the other approved adjoining
properties Unfortunately the developer is only concerned with the island nature
of their development and not the impact on surrounding structures.
*6. These issues would be overcome by
The impact on our adjoining property can only be resolved by significant changes in
the fundamental design of the property. Allowing a 5 story development on this
site after you have approved the design and development of 301 St Clair Avenue is
in my opinion wrong. A lower height (2 stores )less dense development would be
the more appropriate development for the site. This would reduce all the issues I
have referenced.
I
I
I
Statement of Representati
6
6 OCT 2015
or
",
Pursuant to Section 38 of the Development Act 1993
U nd er: the Development Act 1993, any person may, in accordance with the regulations, make a
representation in writing to the relevant authority in relation to the granting or refusal of consent for a
Category 2 or Category 3 development application. To submit a statement of representation please
complete ALL 9 sections of this form and send to council.
Please note that pursuant to section 38(17) of the Development Act 1993, if the application involves a
Category 2 notification and you were not entitled to receive notice of the application in accordance with
the Development Act 1993 and Development Regulations 2008 you cannot.make a representation in
relation to the application.
*1. Development Number
252
House No:
Street:
3\
.
Suburb:
*2. Person(s) making representation:
Name:
(Mr/pn7
•'
-ft
Q& -\
Street Address:
/
Postal Address (if different to above):___________________________________________________________
Email:
Mobile: Q-.\'O''' 1_\
Phone:
Fax:
*3 Please indicate whether you wish to personally present your statement to the Development
Assessment Panel. Your written statement will be provided to the Development Assessment Panel
and to the applicant, and will be considered in making an approval decision. You may choose to
present your statement verbally.
Please tick one of the boxes below
D I do not wish to make a verbal presentation.
ElV
*4
will appear personally to make a verbal presentation.
authorise
S ;-- %NS'\\A \-A
to make the verbal representation on my behalf
Nature of interest in development (eg adjoining resident, owner of land in vicinity or on
behalf of organisation or company):
*5 Issues that I/we would like to raise:
c-
10
*6. These issues would be overcome by (state action sought):
I would like an officer of Council to contact me to discuss my submission
*8. I would like to meet with the applicant to discuss my submission
Yes 0
No
Yes 0
No
0-
*9 Privacy
I acknowledge that copies of this representation and supporting documentation may be provided to
interested persons in accordance with the Development Regulations 2008 may be made available on
Council's webs ite.
Written representations form part of the reports attached to Council agendas. The agenda, minutes and
accompanying report is made available on Council's website. Information, including names and
addresses recorded in these documents can therefore be searched by the various website search
engines.
Authorised by (insert name):
Date:
ALL 9 Sections of this form must be completed.
Representations
Representations must be made in writing, and a Statement of Representation form must be completed
and supplied. The Statement of Representation form requires persons making a representation to state
their name and address, and describe the reasons for their representation and how the issues would be
overcome.
The written statement is more likely to be effective if it refers to the provisions of The Charles Sturt
Development Plan this can be accessed at the City of Charles Sturt website, www.charlessturt.sa.gov.au
Copies of representations are forwarded to the applicant, and the applicant is given the opportunity to
respond in writing to the representation.
It is not necessary to attend a Development Assessment Panel meeting, but you may chose to do so to
make a verbal presentation of your concerns. Please note that the time for making a verbal presentation
will be limited to approximately 5 minutes.
For Category 2 development, the council may determine to allow a representor to appear before council
to present their representation. For Category 3 development, Council must allow a representor to appear
to make their representations. The applicant is also allowed to appear in order to respond to any
representations.
Council advises Representors with notice of its decision. In the case of a Category 3
development, Representors have the right to lodge an appeal against the decision with the
Environmental Resource and Development Court.
11
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F57 Statement of Representation
Pursuant to Section 38 of the Development Act 1993
Under the Development Act 1993, any person may, in accordance with the regulations, make a
representation in writing to the relevant authority in relation to the granting or refusal of consent for a
Category 2 or Category 3 development application. To submit a statement of representation please
complete ALL 9 sections of this form and send to council.
Please note that pursuant to section 38(17) of the Development Act 1993, if the application involves a
Category 2 notification and you wp..not entitled to receive notice of the application in accordance with
the Development Act 1993 and Development Regulations 2008 you cannot make a representation in
relation to the application.
*1. Development Number
O(fr
HouseNo:LJDT
I'hC14)ur.i
Street:
7C7
cclf
SA
LA..A ,(
?
Suburb:
252
*2. Person(s) making representation:
1 AY\)
Name: (Mr/Mrs/Ms )T
Street Address:
cl
40i-j"301
CL,41, AVtijU&,
Sr
C44/9
Postal Address (if different to above):___________________________________________________________
co(c1ni
1dc
Email:
Phone:
.CM
S
.
ou
Mobile:
C) '4
19 ZMLI ti -
7
Fax:
*3• Please indicate whether you wish to personally present your statement to the Development
Assessment Panel. Your written statement will be provided to the Development Assessment Panel
and to the applicant, and will be considered in making an approval decision. You may choose to
present your statement verbally.
LI Please tick one of the boxes below
I do not wish to make a verbal presentation.
I will appear personally to make a verbal presentation.
I authorise
to make the verbal representation on my behalf
*4 Nature of interest in development (eg adjoining resident, owner of land in vicinity or on
behalf of organisation or company):
PRoPe71,
/'I/
*5 Issues that I/we would like to raise:
ivQ
/1
e
77
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*6. These issues would be overcome by (state action sought):
fYO
fli.tp..i,&C—
771iS
Pv
c.-r'i
V C-c, .'71thD
r)vgh.
-
I.'..
*7 I would like an officer of Council to contact me to discuss my submission
fK
Yes;.
No 0
Yes 0
Nog
'flEL
*8. 1 would like to meet with the applicant to discuss my subh'
Q
*9 Privacy
/ acknowledge that copies of this representation and supporting documentation may be provided to
interested persons in accordance with the Development Regulations 2008 may be made available on
Council's webs ite. Written represent ations form part of the reports attached to Council agendas, Th?genda, mInutes and
accompanying report is made available on council's website. Information, including names and
addresses recorded in these documents can therefore be searched by the various website search
engines.
Authorised by (insert name):
Date:
/5
1/0/
r
ALL 9 Sections of this form must be completed.
Representations
Representations must be made in writing, and a Statement of Representation form must be completed
and supplied. The Statement of Representation form requires persons making a representation to state
their name and address, and describe the reasons for their representation and how the issues would be
overcome.
The written statement is more likely to be effective if it refers to the provisions of The Charles Sturt
Development Plan this can be accessed at the City of Charles Sturt website, www.charlessturt.sa.gov.au
Copies of representations are forwarded to the applicant, and the applicant is given the opportunity to
respond in writing to the representation.
It is not necessary to attend a Development Assessment Panel meeting, but you may chose to do so to
make a verbal presentation of your concerns. Please note that the time for making a verbal presentation
will be limited to approximately 5 minutes.
For Category 2 development, the council may determine to allow a representor to appear before council
to present their representation. For Category 3 development, Council must allow a representor to appear
to make their representations. The applicant Is also allowed to appear in order to respond to any
representations.
Council advises Representors with notice of Its decision, In the case of a Category 3
development, Representors have the right to lodge an appeal against the decision with the
Environmental Resource and Development Court.
13
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Stateme nt of R
Pursuant to Section 38 of the Development Act 1993
Under the Development Act 1993, any person may, In accordance with the regulations, make a
representation in writing to the relevant authority in relation to the grantin$ or refusal of consent for a
Category 2 or Category 3 development application. To submit a statement of representation please
complete ALL9 sections of this form and send to council.
Please note that pursuant to section 38(17) of the Development Act 1993, if the application involves a
Category 2 notification and you were not entitled to receive notice of the application in accordance with
the Development Act 1993 and Development Regulations 2008 you cannot make a representation in
relation to the application.
*j Development Number
House No:
Suburb:
252
20k
4J
30.1 -- ~L aE1-
Street:
('iôv
2. Person(s) making representation;
Name: (Mr/Mrsf _1/JT-N6
Street Address:
LliM 1
L)2, \+
h
ciWj
c4-t,
irV
S
P\ 504'3
Postal Address (if different to ahnve)
Email:
1jflltk
vod,ôo
Phone:
coii.Iik
Mobile:
D4) 3
1..t2( (_
Fax;
--
3. Please indicate whether you wish to personally present your statement to the Development
Assessment Panel. Your written statement will be provided to the Development Assessment Panel
and to the applicant, and will be considered in making an approval decision. You may choose to
present your statement verbally.
Please tick one of the boxes below
Y
l do not wish to make a verbal presentation.
I will appear personally to make a verbal presentation.
JJ lauthorise
to make the verbal representajpnon nye,I
*4. Nature of interest in development (eg adjoining resident, owner of land in vicinity or on
behalf of organisation or company):
*5 Issues that I/we would like to raise:
IA
L These issues would be overcome by (state action sought):
7. I would like an officer of Council to contact me to discuss my submission
Yes 13
No 0
B. I would like to meet with the applicant to discuss my submission
Yes 0
No 13"
9. PrIvacy
I acknowledge that copies of this representation and supporting documentation may be provided to
ipterested persons in accordance with the Development Regulations 2008 may be made aiaikib!e on
Council's website.
Written representations form part of the reports attached to Council agenda5. The agenda, minutes and
accompanying report is made available on Council's website. Information, including names and
addresses recorded in these documents can therefore be searched by the various website search
engines.
Authorised by (insert name): iiZiJ'i
LPs"l, CM11'J
Date:
fw:?c/
(.t/(ZD5
2
ALL 9 SectIons of this form must be completed.
P!eSentatiOflS
epresentations must be made in writing, and a Statement of Representation form must be completed
nd supplied. The Statement of Representation form requires persons making a representation to state
eir name and address 1 and describe the reasons for their representation and how the issues would be
vercome.
he written statement is more likely to be effective if it refers to the provisions of The Charles Stun
evelopment Plan this can be accessed at the City of Charles Sturt website, www.charlessturtsa.gov.au
opies of representations are forwarded to the applicant, and the applicant is given the opportunity to
spond in writing to the representation.
is not necessary to attend a Development Assessment Panel meeting, but you may chose to do so to
iake a verbal presentation of your concerns. P'ease note that the time for making a verbal presentation
ill be limited to approximately 5 minutes.
r Category 2 development, the council may determine to allow a representor to appear before council
present their representation. For Category 3 development, Council must allow a repre5entor to appear
make their representations. The applicant is also allowed to appear in order to re5pond to any
presentatlons.
ouncil advises Representors with notice of its decision. In the case of a Category 3
evelopment, Representors have the right to lodge an appeal against the decision with the
nvironmental Resource and Development Court.
ii:
I'.
•4r?•
••
•
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f.J Statement of Representation
Pursuant to Section 38 of the Development Act 1993
Under the Development Act 1993, any person may, in accordance with the regulations, make a
representation in writing to the relevant authority in relation to the granting or refusal of consent for a
Category 2 or Category 3 development application. To submit a statement of representation please
complete ALL 9 Sections of this form and send to council.
I
Please note that pursuant to section 38(17) of the Development Act 1993, if the application involves a
Category 2 notification and you were not entitled to receive notice of the application in accordance with
the Development Act 1993 and Development Regulations 2008 you cannot make a representation in
relation to the application.
*1. Development Number
House No:
Suburb:
252 /
I
/ iS
AS5
4re.th
t'4 CZt ooct
L" (yOoI+ Street:
1aA.c S. A
f'o
*2. Person(s) making representation:
Name:
'J
amrs/a)
io/3o' SCtcu('
Street Address:
41
L4'1S Mi\s4 1C.
(2 b i cA'j S1c- (
Postal Address (if different to above):
J
Email:
Phone:
cC-A
'*f4Or-
ir
0 L+2 ''& 1
I
7
J4V
Mobile:
roiJ
,1Clojc
516b&JD
d
Fax:
*3 Please indicate whether you wish to personally present your statement to the Development
Assessment Panel. Your written statement will be provided to the Development Assessment Panel
and to the applicant, and will be considered in making an approval decision. You may choose to
present your statement verbally.
fl Please tick one of the boxes below
E10 not wish to make a verbal presentation.
El I will appear personally to make a verbal presentation.
EJ I authorise
to make the verbal representation on my behalf
*4 Nature of interest in development (eg adjoining resident, owner of land in vicinity or on
behalf of organisation or company):
1LoPO
Oi1 PcCP-OS ¶k
5. Issues that I/we woUld like to raise:
ro
¶M
Do Mo1
ITS &oe
cv\rt J TO
¶s
r .V.-'FI k t uI
cAjaoP M'1
s..i'
,
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pu i2
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o i1-oY
cI-iEm
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*6. These issues would be overcome by (state action sought):
we
i OU t-f E& E6T@2- Su I Tv9
JCUD
- 10 r4AL —rWO 510-i 1Jr 1*DUSES Or.Lj - Ths
1Therr
cF
ç3
n-e 6jM&s1
-su aeo
'T UAi.
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t'1
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*7• I would like an officer of Council to contact me to discuss my submission
Yes ISV' No 0
*8. I would like to meet with the applicant to discuss my submission
Yes 0
No
Mz
*9 Privacy
I acknowledge that copies of this representation and supporting documentation may be provided to
interested persons in accordance with the Development Regulations 2008 may be made available on
Council's webs ite.
Written representations form part of the reports attached to Council agendas. The agenda, minutes and
accompanying report is made available on Council's website. Information, including names and
addresses recorded in these documents can therefore be searched by the various webs ite search
engines.
Authorised by (insert name):
Date:
ALL 9 Sections of this form must be completed.
Representations
Representations must be made in writing, and a Statement of Representation form must be completed
and supplied. The Statement of Representation form requires persons making a representation to state
their name and address, and describe the reasons for their representation and how the issues would be
overcome.
The written statement is more likely to be effective if it refers to the provisions of The Charles Sturt
Development Plan this can be accessed at the City of Charles Sturt website, www.charlessturt.sa.ov.au
Copies of representations are forwarded to the applicant, and the applicant is given the opportunity to
respond in writing to the representation.
it is not necessary to attend a Development Assessment Panel meeting, but you may chose to do so to
make a verbal presentation of your concerns. Please note that the time for making a verbal presentation
will be limited to approximately 5 minutes.
For Category 2 development, the council may determine to allow a representor to appear before council
to present their representation. For Category 3 development, Council must allow a representor to appear
to make their representations. The applicant is also allowed to appear in order to respond to any
representations.
Council advises Representors with notice of its decision. in the case of a Category 3
development, Representors have the right to lodge an appeal against the decision with the
Environmental Resource and Development Court.
17
.•....
v••v
.
..,.
.•
v
V.
Statement of Representation
Pursuant to Section 38 of the Development Act 1993
Under the Development Act 1993, any person may, in accordance with the regulations, make a
representation in writing to the relevant authority In relation to the granting or refusaP of consent for a
Category 2 or Category 3 development application. To submit a statement of representation please
complete ALL 9 sections of this form and send to council.
Please note that pursuant to section 38(17) of the Development Act 1993, if the application involves a
Category 2 notification and you were not entitled to receive notice of the application in accordance with
the Development Act 1993 and Development Regulations 200 you cannot make a representation in
relation to the application.
*L Development Number
252
,
Lc( xOO4- Street:
Suburb:Sk CiOJcL
House No:
I?3
,' _ii..
i..&c.C1ft-
*2. Person(s) making representation:
Name:ss)
IP $(
T1WST
Street Address:
Postal Address (if different to above);
-
tn SLYJVL LAkO2 LLw)Lmf
Phone: cr ' ' 2 (2
Mobile;
Email:
Fax:
*3 Please indicate whether you wish to personally present your statement to the Development
Assessment Panel. Your written statement will be provided to the Development Assessment Panel
and to the applicant, and will be considered in making an approval decision. You may choose to
present your statement verbally.
D Please tick one of the boxes below
V
do not wish to make a verbal presentatIon.
fl I will appear personally to make a verbal presentation.
2_4.ç$ - to make the verbal representation on my behalf
El I authorisec6ata1.iJt
*4, Nature of interest In development (eg adjoining resident, owner of land In vicinity or on
behalf of organisation or company);
45• Jssuas that I/we would like to raise:
ct c3LO12kIQ,Jc3
rM
C ocxc ej\2,Jd
k0
OLMLLLJ
kc.c
ea (9tLSlAJZ
I
i These issues would be overcome by (state action sought):
&iLQkQJQ1/v\Ql
. I would like an officer of Council to contact me to discuss my submission
I would like to meet with the applicant to discuss my submission
Yes 0
No
Yes 0
No 0,"
). Privacy
I acknowledge that copies of this representation and supporting documentation may be prowded to
interested persons in accordance with the Vevelopment Regulations 2008 may be made rival/able on
Council's website.
Written representations form part of the reports attached to Council agendas. The agenda, minutes and
accompanying report is made available on Council's website. information, including names and
addresses recorded in these documents can therefore be searched by the various website search
engines.
Authorised by (insert name):
/12
E 'FRi S1
Date:
(O
iS
ALL 9 SectIons of this form must be completed.
Dresentations
presentations must be made In writing, and a Statement of Representation form must be completed
id supplied. The Statement of Representation form requires persons making a representation to state
eir name and address, and describe the reasons for their representation and how the issues would be
ercome.
ie written statement is more likely to be effective if it refers to the provisions of The Charles Sturt
evelopment Plan this can be accessed at the City of Charles Sturt website, www.chariessturt.sagovau
pies of representations are forwarded to the applicant, and the applicant is given the opportunity to
spond in writing to the representation.
Is not necessary to attend a Development Assessment Panel meeting, but you may chose to do so to
ake a verbal pmesentation of your concerns. Please note that the time for making a verbal presentation
ill be limited to approximately 5 minutes.
w Category 2 development, the council may determine to allow a representor to appear before council
present their representation For Category 3 development, Council must allow a representor to appear
o make their representations. The applicant is also allowed to appear in order to respond to any
presentations.
uncil advises Representors with notice of its decision. In the case of a Category 3
evelopment, Representors have the right to lodge an appeal against the decision with the
nvironrnental Resource and Development Court.
'v'cj
'
4.
vc
VVV VV
•
GO
0
•
[j.Statem.ent of Representation
Pursuant to Section 38 of the Deve/opment Act 1993
Under the Development Act 1993, any person may, in accordance with the regulations, make a
representetion In writing to the relevant authority In relation to the granting or refusal of consent for a
Category 2 or Category 3 development application. To submit a statement of representation please
complete ALLaectlons of this form and send to council.
Please note that pursuant to sectIon 38(17) of the Development Act 1993? If the applIcatIon Involves a
Category 2 notifIcation and you were not entitled to receive notice of the application in accordance with
the lJeveloprrient Act 1993 and Development Regulations 2008 you cannot make a representation In
relation to the application.
1. Development Number
252 / 1 3
House ND:
2
/ 1
Street:
Suburb:
*2 Person(s) making representation:
Name: (Mr/Mrs/Mi)
Street Address:
1)r
I
S*
CLr
Postal Address (if different to above);___________________________________________________________
Email:
tivic
11
g(.
Phone:
rjq'16bIl: ?'1 1 f
12
Fax:
--
*3 Please indicate whether you wish to personally present your statement to the Development
Assessment Panel. Your written statement will be provided to the Deve!opmenMssessment Panel
rind to the app1icqn, and will be considered In mqklng on oppro vol ckcision You may choose to
present your statement verbally.
Please tick one of the boxes below
D I do not wish to make a verbal presentation.
El I will appear personally to make a verbal presentation.
.
to m*ke the vethJ
..........
*4, Nature of Interest in development (eg adjoining resident, owrur of land In vicinity or on
behalf of organisation orcornpany);
*5 Issues that i/we would like to raise:
I-
#. a_%
.o•••
•.o.
,.
• •o
GG•0•
GO 0.00
•
104
.
.0 •0 0
000• •
0
0
Statement of Representation
Pursuant to Section 38 of the Development Act 1993
Under the Development Act 1993, any person may, in accordance with the regulations, make a
representation in writing to the relevant authority in relation to the granting or refusal of consent for a
Category 2 or Category 3 development application. To submit a statement of representation please
complete ALL 9 sections of this form and send to council.
Please note that pursuant to section 38(17) of the Development Act 1993, if the application involves a
Category 2 notification and you were not entitled to receive notice of the application in accordance with
the Development Act 1993 and Development Regulations 2008 you cannot make a representation in
relation to the application.
*1. Development Number
House No:
Lot 6004
Suburb:
St. Clair
252 / 1738
/
Ic
McCloud Street
Street:
SA 5011
*2. Person(s) making representation:
Name: (Mr/Mrs/Ms)
Street Address:
Mrs Naomi Schwartz
5 Burford Road Henley Beach South SA 5022
Postal Address (if different to above):_____________________________________________________________
Email:
[email protected]
Phone: 08 83553312
Mobile:
0411026173
Fax:
*3 Please indicate whether you wish to personally present your statement to the Development
Assessment Panel. Your written statement will be provided to the Development Assessment Panel
and to the applicant, and will be considered in making an approval decision. You may choose to
present your statement verbally.
Please tick one of the boxes below
ill do not wish to make a verbal presentation.
I will appear personally to make a verbal presentation.
I authorise
to make the verbal representation on my behalf
*4 Nature of interest in development (eg adjoining resident, owner of land in vicinity or on
behalf of organisation or company):
I am the owner of 105/301 St. Clair Avenue, St. Clair 5011
*5 Issues that I/we would like to raise:
This dvinpmnt
pdversely affects my investment property 1) Obstructs the view: 2) overshadows my apartment, making it
3) Privacy is affected by facing balconies/windows;
4)Creates a Glut in apartment rentals. The area would be more
enhanced by a mix of high rise and low rise living.
drkr;
21
titIitllhliHW
Statement of Representation Form
Pursuant to SectIon 38 of the Development Act 1993
Please complete all mandatory fields marked with (')
Under the Development Act 1993, any person may, in accordance with regulations, make a representation in
writing to the relevant authority in relation to the granting of a refusal of consent for a Category 2 or Category 3
development application.
Please note that pursuant to section 38(17) of the DevelopmentAct 1993, if the application involves a Category 2
notification and you were not entitled to receive notice of the application in accordance with the DevelopmentAct
1993 and Development Regulations 2008, you cannot make a representation in relation to the application.
Representations:
Representations must be made in writing and a Statement of Representation form must be completed and
supplied. The Statement of Representation form requires persons making a representation to state their name and
address and describe the reasons for their representation and how the issues would be overcome.
The written statement is more likely to be effective if it refers to the provisions of the Charles Sturt Development
Plan. This can be accessed at the City of Charles Sturt website, www.charlessturt.sa.gov.au
Copies of representations are forwarded to the applicant and the applicant is given the opportunity to respond in
writing to the representation.
It is not necessary to attend a Development Assessment Panel meeting, however you may choose to do so to make
a verbal presentation of your concerns. Please note that the time for making verbal presentations will be limited to
approximately 5 minutes.
For Category 2 development, the Council may determine to allow a Representor to appear before Council to
present their representation. For Category 3 development, Council must allow a Representor to appear to make
their representations. The applicant is also allowed to appear in order to respond to any representations.
Council advises Representors with notice of its decision. In the case of a Category 3 development, Representors
have the right to lodge an appeal against the decision with the Environment, Resources and Development Court.
1.
Development Application N um ber* : (eg
1.1. Development Address* :
2. Person Making Representation:
Name*: (ComPanY/Dr/Missf3*v1rs/Ms)
Address*:
Avc
Postal Address (if different to above):
tcJ PA4k
U. CA(lou
CL
~
Phone1:
041i 817
)-*-
cr
6A j(j
3A
Sôt
Email 4 : (for Council to use to contact)
S-IS9
brthl-.
'D aaw.
cL
Phone2:
City of Charles Sturt 72 Woodville Road, Woodville, South Australia 5011 108 8408 1111 FOB 8408 1122
www.charlessturt.sa.Rov.au22
3.
Please indicate whether you wish to personally present your statement to the Development Assessment
Panel *: (your written statement will be provided to the Development Assessment Panel and to the applicant, and will be considered
when mokina a dedcian an thp anniltatian Vata mm, rhnnc, tn nrg.cont ,,n,w efntniont
I do not wish to make a verbal presentation
-
I authorise the following person to make the verbal
presentation on my behalf
1
I will appear personally to make a verbal
presentation
Authorised Person:
gA.)\,7
53/TIe'\ J
4. /Nature of interest in devekrnment*
1Y Adjoining resident
O On behalf of owner
O Other:
5.
Owner of land in vicinity
Issues that I/we would like to raise*: (,f insufficient space, please add remainder to covering email)
12J?IeL
6.
0
PCtkS
These issues wøukl be
PoiSi
li1
r4
oc
OJr.1C1L
Overenme b
Icintp nrtinn cn,,nhtl
SCitc
VtsrroQ
2Mv1PLA-'-i
SP4cE
2 EcErS
19A24L-
7. I would like an officer of Council to contact me to discusspiy submissi on * :
IDives
INo
I would like to meet with the applicant to discuss my submission* :
I'INo
IDives
8.
9. Acknowledge ment* :
I acknowledge that copies of this representation and supporting documentation maybe provided to interested
persons in accordance with Development Regulations 2008 and may be available on Council's website.
Written representations form part of the reports attached to Council agendas. The agenda, minutes and
accompanying report is made available on Council's website. Information, including names and addresses recorded
in JJiese documents can therefore be searched by various website search enqines.
10. Privacy P olicy* :.
By submitting this form, / consent to the City of Charles Sturt collecting, retaining and using my personal
infprmation provided in line with Council's Privacy Policy.
Signed*
Date * :
Page2of2
23
Development No 252/1238/15
I refer to the development proposed for Lot 6004 McCloud Street, St Clair.
I wish to lodge an objection against this proposal in relation to parking and traffic issues which I do
not believe have been adequately addressed against the council's development plan requirements.
Whilst the number of on-site parks for residents have been provided for in line with the
requirements of the council development plan, visitor parking has not.
I note the council development plan requires the provision of 18 visitor parks. The application for
development dated 19 May 2015 only proposes 4 visitor spaces, a shortfall of 14 spaces, although it
appears there may have been some adjustment proposed with site plans now showing 8 visitor
spaces, still a shortfall of some 10 spaces.
I note a report from traffic engineers was completed on 17 July 2015. In this report there is
representation that the shortfall of 10 visitor spaces is justified.
Several points used in justification relating to proximately to public transport may lead to a reduced
vehicle demand of residents. But this would seem to have already been taken into account in the
council development plan which already reduces parking requirements for housing near train
stations, district centres.
The justification for the shortfall in visitor parking is said to be due to nearby off street parking. It is
noted the traffic report was prepared in July 2015. Since this time there has been a significant
increase in the number of residents having moved into this area following completion of several
other developments. There are also a number of other multi story developments underway. It is
understood that visitor parking dispensation had been given for at least one other development
already, meaning that the actual demand for off-street parking has grown in real terms since
completion of the traffic report. The adequacy of which may no longer be appropriate.
The report also makes reference to a NSW traffic standard and makes claims this should guide
should be used as an alternative to calculate visitor parking requirements of 14 spaces. Such a claim
dismisses the validity of the council's own development plan requirements and therefore should not
be considered.
I thank you for considering these matters.
Brett Simes
24
BN
GREEN
&AssocIates
28 October 2015
City of Charles Sturt
Attention: Ms Rebecca Freeman, Planning Officer - Major Planning Assessment
P0 Box 1
WOODVILLE SA 5011
By Email - rfreeman(acharlessturt.sa.gov.au
Dear Rebecca
RESPONSE TO REPRESENTATIONS
DA Number:
Applicant:
Location:
Proposal:
1.0
252/1238/15
Build Tec Group
Allotment 6004 McCloud Street, ST CLAIR
Five storey residential flat building comprising 72 apartments with
associated car parking and landscaping
INTRODUCTION
I refer to your correspondence, dated 19 October 2015, to the Applicant, Build Tec Group,
providing a copy of the ten representations received by Council, following public
notification of the above mentioned application (for a second time). I have been requested
by the applicant to review the representations and provide a response to Council as
appropriate.
In providing this response, I can confirm that I have reviewed the proposed plans and
accompanying documentation along with the most pertinent provisions of the City of
Charles Sturt Development Plan. I have also inspected the subject land and its locality.
I advise of my opinions and findings as follows.
2.0 CONSIDERATION OF THE REPRESENTATIONS
I have considered the ten representations received by Council, which each raise some
queries and concerns with the proposal. I note that a couple of the representors desire to
make a verbal presentation to the Panel.
An overview of the representations is provided below (1)Belinda Grant, 401/301 St Clair Avenue, St Clair
(2)AP & E Trust, 21 Historic Drive, Highbury (adjoining land owner)
(3)Andrew McMahon & Rebecca Brown, 210/301 St Clair Avenue, St Clair
(4) Wing Lam Chan, 2/14 Jacob Street, Marion (adjoining land owner)
(5) Bateman, 404/301 St Clair Avenue, St Clair
(6) Kevin Kirby Wilson, 626/33 Warwick Street, Walkerville (adjoining land owner)
(7) Naomi Schwartz, 5 Burford Road, Henley Beach (owner: 105/301 St Clair Avenue, St
Clair)
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(8)Brett Simes, 412/ St Clair Avenue, St Clair
(9)Martin and Melissa Couzner, 408/301 St ClairAveune, St Clair
(10) Sebastian Baluyot, 406/301 St Clair Avenue, St Clair
The concerns with the project raised are summarised below • Too close to the adjoining "Avenue' apartment building
• Overshadowing
• Blocking views from adjacent apartments
• Creates a glut in apartment rentals
• A reduction in property values
• Increased traffic congestion, noise and demand for on street car parking
• The impact of exhaust fumes due to the car park entrance location
• The height and size of the building
• The building will detract from the attractiveness of the 'iconic' Avenue Apartment
building
• Overlooking of the adjacent apartment building
The concerns of the representors would be overcome by:
• Reducing the apartment to 2 or 3 storeys
• Relocation of the building construction site
• Incorporate the 5 storey element only on the land towards the shopping precinct
• increasing the built form setback from the 'Avenue' apartments
• Provision of sufficient visitor parking in accordance with Development Plan
requirements
A response to the issues raised within the representation is provided below.
2.1
Building height, size, setbacks and the visual impact on the 'Avenue
Apartments'
High density residential development is envisaged within the Cheltenham Park Policy Area
22, particularly with consideration of the master planning for St Clair, a strategically
important transport orientated development site consistent with State Government thinking
of supporting public transport infrastructure in close proximity to the CBD. In addition,
buildings greater than 4 storeys are contemplated where the site is in close proximity to
public facilities, appropriate built form setbacks are adhered to and undercroft car parking
is incorporated within the design
The site is located directly adjacent to a new shopping centre, in close proximity to St Clair
train station to the south and to the frequent bus services available on Cheltenham Parade
to the west. In addition, numerous public reserves are located within a short walking
distance of the site, in particular one directly adjacent to the north east. In terms of
proximity to public facilities and transport infrastructure, the subject site is ideally located to
take advantage of these services and as such, is generally supported by Policy Area
provisions as an appropriate site for a 5 storey residential building.
Furthermore, given the unique attributes of the site, in particular its size and 'island' form
with each elevation having a street frontage, the scale of the 5 storey building is able to be
appropriately proportioned on the site without unreasonable impacts on allotments directly
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adjacent. In particular, the separation distance from the 'Avenue Apartments' is
considered to be ample to allow each building its own identifiable characteristics while
providing a sympathetic scale contrast between the buildings.
The appropriateness of the building's proportion and scale is further advanced by its
general compliance with built form setbacks (with the exception of minor intrusions by the
corners of the building) and the inclusion of car parking under the building at the ground
floor level.
In my view, the building height, scale, design and siting are in accordance with the built
form intent of the Policy Area for a site such as this, and also sympathetic in scale and
proportion with the adjacent 'Avenue Apartments', a residential building of substantial size
in its own right.
2.2
Overshadowing I Overlooking
Given the nature of the subject site, which could effectively be seen as an 'island' with road
frontages on each boundary, the impact of overlooking and overshadowing is limited to
that across a road reserve, with the greatest potential for overshadowing only impacting on
a shopping centre car park located to the south east.
Concerns have been raised in relation to the potential overlooking from the apartments into
the existing adjacent 'Avenue Apartments'. Importantly, the Avenue Apartments are
located across a public road reserve from this proposal, resulting in a substantial
separation distance between the buildings. While it is acknowledged that there will be
some opportunity for distant views to be obtained between the apartments, this would be
the outcome for any form of apartment living on this site given the Policy Area provisions
encouraging dwellings that address the street, be it 5 storey or 2 storey. Furthermore,
given the Policy Area offers strong support for high density residential development in such
a location, which is to incorporate an active street frontage and the ability for passive
surveillance of public roads, the resulting incidental overlooking across a road reserve is
considered reasonable within the context of the 'urban' locality.
In considering overshadowing, a set of shadow diagrams have been provided and confirm
that the shadows cast by the development, albeit 5 storeys high, will predominantly be
over roads and car parks. While the concerns of the representers residing in the 'Avenue
Apartments' are acknowledged, given the considerable separation distance between the
two buildings and the relative height of the Avenue apartment building, the overshadowing
impacts of the proposal are not considered to be unreasonable. There also needs to be a
balance struck between the shadows cast by this development in this development in the
morning on the residential property to the west in lieu of the shadows cast by the
residential development to the west on the proposal in the afternoon.
2.3
Blocking of views
The 5 storey residential proposal is anticipated to have some impact on the existing distant
views currently obtained by those residing at the 'Avenue Apartments' given the height of
the building. Importantly, the buildings height is supported by the Policy Area and is one
which would have been reasonably anticipated by adjacent land owners. As such, the
Development Plan endeavour for a building of such a height and scale is an important
consideration in assessing its relevant impact on views.
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BEN GREEN
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Furthermore, the potential impact on existing views has been heard on numerous
occasions by the Courts who consider it represents a part of an amenity assessment, as
was the case in Hutchens v City of Holdfast Bay [2007] SASC 238, Debelle J in which it
was concluded that:
'Pro visions which refer to the preservation or protection of the amenity of the
neighbourhood (or locality) will, as a general rule, be sufficient to require a planning
authority to have regard to views enjoyed by residents which might be obstructed by the
proposed development.'
Hutchens was concerned with a proposal for a three-storey building on the Esplanade at
Seacliff. The effect of this development would have been to cause the Appellant, who
owned a property to the east of the subject land, to lose all:
but the barest glimpse of the sea and the horizon on either side of the proposed
building. Instead of a pleasant view, they will look directly at the rear walls and roof of the
proposed building. To all intents and purposes, they will lose their view to the west. It will
be an extreme loss of the view they currently enjoy.'
Importantly, the proposal considered in Hutchens v City of Holdfast Bay represented two
residential buildings in very close proximity to one another in which it was considered that
the construction of the proposal would result in an 'extreme loss of the view they currently
enjoy'.
In my view, given the substantial built form setback of this proposal from the 'Avenue
Apartments', located across a wide road reserve, and the Development Plan intent for a
building of this size and scale, the resulting impacts on views will not be an 'extreme loss
of the view' given the extent of views remaining on either side of the proposal and that it is
a built form to be reasonably anticipated by adjacent land owners.
2.4
Concentration of apartment developments and property values
Concerns have been raised as to the high concentration of apartments in the area and how
that saturation will impact on relevant vacancy rates and property values.
Importantly, the developer has undertaken a detailed feasibility study in formulating the type
of dwelling to be incorporated in the proposal, which has resulted in a predominance of two
bedroom dwellings in addition to four single bedroom dwellings. The resulting mixture is the
result of a market focused decision made by the developer which is not a consideration of
the Development Plan. In my view, the dwelling mix is one consistent with that of the
Development Plan, representing a marketable residential product for which the developer is
confident there will be strong demand.
Furthermore, the assertion that property values in the area will be reduced by the approval
of a development is often raised in representations against development proposals and
equally so, the counter assertion that the value of existing properties can be increased.
In a judgement from the ERD Court, it has been said that Development Plans in South
Australia ". . .do not refer to land values except in the most oblique and inferential way here
and there and the demonstration of any link, it if is possible, could only be made by very
specialised evidence from a range of experts including planners, valuer's, land economists
and the like" (Meyer and Northern Areas Council and Broughton Hills (1998)).
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This position was reinforced in St Raphael's School v Unley City Council [1995] where it was
stated that "Fear of, even actual reductions in property value are rarely relevant in deciding
a development application"
The Development Plan makes no reference to the matter, it is therefore with respect not a
valid/relevant consideration.
2.5
Traffic congestion and parking
The proposal is consistent with the car parking requirements for the two bedroom
apartments in that each is supplied with one parking space, and is in excess for the one
bedroom apartments in that 4 spaces are supplied for the 4 apartments where the
provision suggests a total of 3. In terms of visitor spaces, 8 dedicated on site spaces have
been supplied as part of the proposal where the Development Plan calls for 18 spaces, a
shortfall of 10.
A traffic report has been prepared by a qualified traffic engineer Mr Frank Siow which
considers the appropriateness of the level of car parking associated with the development.
The report identifies the sites proximity to effective public transport, cycling and footpaths
which allows the master planning of St Clair to encourage non-car modes of transport,
along with direct access to on street parking from the site, particularly on Post Parade and
St Clair Avenue. It also reviews additional traffic generating guides produced to forecast
car parking requirements. With these considerations, Mr Frank Siow is of the opinion that
the number of car parks incorporated with the proposal is consistent with the intent of the
Development Plan requirements and will not unreasonably impact on the existing on street
parking provided.
Furthermore, the subject site is directly adjacent to a large shopping centre and within a
short walking distance of effective public transport options, it is ideally located for residents
to undertake their day to day shopping, conveniences and commuting without requiring the
use of a vehicle. As such, while the proposal will incorporate additional vehicles
movements on the local road network, the pedestrian convenience of the location will
ensure it will not result in the unreasonable congestion of the public roads.
2.6
Exhaust fumes emanating from the car park entrance
Concerns have been raised regarding the potential amenity impact of vehicle exhaust
fumes on the balconies of the adjacent apartment building due to extended vehicle idling at
the entrance point of the apartment building.
Qualified traffic engineer Frank Siow has undertaken a detailed assessment of the vehicle
movements to and from the site and is of the opinion that the vehicle access to the
development is able to be undertaken in a safe and convenient manner for which the
existing public road network will not be unduly impacted. While it is recognised that there
will be frequent movements through the new vehicle access point, it's design is considered
to be appropriate to accommodate those movements without excessive vehicle idling,
which will not unreasonably impact on the adjacent apartment building or associated
balconies.
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3.0 CONCLUSION
After careful consideration of the issues raised within the representations, it is my view, the
application is not 'seriouslyat variance' with the provisions of the Development Plan and for
all the above reasons, I conclude:
•
the proposal provides for an orderly and economic form of high density
residential development incorporating an alternative form of higher density
apartment living promoting active street frontages appropriate for the
residents of the subject locality;
•
the proposed development is designed with regard to adjoining development in
terms of separation and appropriate landscape buffering and is suitably
catered for by infrastructure (through development of the St Clair) division,
car parking and access arrangements;
•
the merit in this application, beyond the care and consideration undertaken in
the design and siting of the development with appropriate setbacks, car
parking in accordance with the recommendations of a qualified traffic
engineer is the fact the proposed building is incorporating affordable housing
close to public transport, goods and services and public open space.
•
the proposal does not threaten the attainment of the provisions of the subject
Residential Zone, the Cheltenham Policy Area 22 or the Charles Sturt (City)
Development Plan provisions more generally and does not prejudice the
amenity of the locality.
It is therefore submitted that the proposed residential flat development exhibits significant
merit to warrant planning consent.
Yours faithfully
Ben Green & Associates
Ben Green,
CPP MPIA
bengreen(.internode. on. net
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Build Tec Group
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Client:
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BUILOTEC GROUP PlY (TO
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City of Charles Sturt
30.
DAP Report 18/11/15
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