DA CTE MINS 7 MARCH 2013
MINUTES
DESIGN ADVISORY COMMITTEE
7 MARCH 2013
THESE MINUTES ARE HEREBY CERTIFIED AS
CONFIRMED
PRESIDING MEMBER’S
SIGNATURE
----------------------------------DATE:----------------------------
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DESIGN ADVISORY COMMITTEE
INDEX
Item
Description
Page
DA24/13 DECLARATION OF OPENING
1 DA25/13 APOLOGIES AND MEMBERS ON LEAVE OF ABSENCE
1 DA26/13 CONFIRMATION OF MINUTES
2 DA27/13 CORRESPONDENCE
2 DA28/13 DISCLOSURE OF MEMBERS’ INTERESTS
2 DA29/13 257 (LOT 30) ADELAIDE TERRACE, EAST PERTH –
PROPOSED ADAPTIVE RE-USE OF AN EXISTING
HERITAGE BUILDING AND THE CONSTRUCTION OF A
20-LEVEL HOTEL DEVELOPMENT INCLUDING 224
ROOMS AND 19 CAR PARKING BAYS – BONUS PLOT
RATIO
3 DA30/13 623 (LOT 1) WELLINGTON STREET, PERTH –
PROPOSED 17 LEVEL COMMERCIAL AND SPECIAL
RESIDENTIAL DEVELOPMENT CONTAINING 118
ROOMS – TRANSFER AND BONUS PLOT RATIO
8 DA31/13 MOTIONS OF WHICH PREVIOUS NOTICE HAS BEEN
GIVEN
12 DA32/13 GENERAL BUSINESS
13 DA33/13 ITEMS FOR CONSIDERATION AT A FUTURE MEETING
13 DA34/13 CLOSE OF MEETING
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Minutes of the meeting of the City of Perth Design Advisory Committee held in
Committee Room 1, Ninth Floor, Council House, 27 St Georges Terrace, Perth on
Thursday, 7 March 2013.
MEMBERS IN ATTENDANCE
Mr Ciemitis
Mr Karotkin
Mr Kerr
Mr MacKay
Mr Woodland
Mr Mileham
-
Presiding Member
-
State Government Architect
Director Planning and Development
-
Chief Executive Officer
Manager Approval Services
City Architect
Coordinator Statutory Town Planning
Senior Planning Officer
Governance Officer
-
Samuel Fardoe Architects
CCN Architects
Hotel Development Pty Ltd
Twin Ocean Property
Managing Director Design Inc.
Associate Director Design Inc.
OFFICERS
OFFICERS
Mr Stevenson
Ms Smith
Mr Smith
Mr Gericke
Ms Kingsbury
Ms Carlucci
GUESTS
Mr Samuel Fardoe
Mr Greg Salter
Mr Raulph Nunis
Mr Tim Jones
Mr Ron Gee
Mr Joseph Keszi
DA24/13
DECLARATION OF OPENING
The Presiding Member declared the meeting open at 4.06pm.
DA25/13
APOLOGIES AND MEMBERS ON LEAVE OF ABSENCE
Mr Sharp
Mr Thierfelder (Deputy)
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DA26/13
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7 MARCH 2013
CONFIRMATION OF MINUTES
Moved by Mr Kerr, seconded by Mr Karotkin
That the minutes of the meeting of the Design Advisory Committee held
on 14 February 2013 be confirmed as a true and correct record.
The motion was put and carried
DA27/13
CORRESPONDENCE
Nil
DA28/13
DISCLOSURE OF MEMBERS’ INTERESTS
Nil
DA29/13
Presentations and Deputations
257 (Lot 30) Adelaide Terrace, East Perth – Proposed Adaptive
Re-Use of an Existing Heritage Building and the Construction
of a 20-Level Hotel Development including 224 Rooms and
19 Car Parking Bays – Bonus Plot Ratio
Presentation A verbal presentation was given by the Administration to the Design
Advisory Committee for item DA29/13. The presentation
commenced at 4.08pm and concluded at 4.20pm.
Deputation
The Presiding Member agreed to accept a deputation for Item
DA29/13 from Mr Samuel Fardoe (Samuel Fardoe Architects) and
Mr Greg Salter (CCN Architects). The deputation commenced at
4.21pm and concluded at 4.55pm.
DA30/13
623 (Lot 1) Wellington Street, Perth – Proposed 17 Level
Commercial and Special Residential Development Containing
118 Rooms – Transfer and Bonus Plot Ratio
Presentation A verbal presentation was given by the Administration to the Design
Advisory Committee for item DA30/13. The presentation
commenced at 4.56pm and concluded at 4.58pm.
Deputation
The Presiding Member agreed to accept a deputation for Item
DA30/13 from Mr Ron Gee (Design Inc.). The deputation
commenced at 4.58pm and concluded at 5.05pm.
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DESIGN ADVISORY
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DA29/13
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7 MARCH 2013
257 (LOT 30) ADELAIDE TERRACE, EAST PERTH –
PROPOSED ADAPTIVE RE-USE OF AN EXISTING
HERITAGE BUILDING AND THE CONSTRUCTION OF A
20-LEVEL HOTEL DEVELOPMENT INCLUDING 224
ROOMS AND 19 CAR PARKING BAYS – BONUS PLOT
RATIO
BACKGROUND:
SUBURB/LOCATION:
FILE REFERENCE:
REPORTING OFFICER:
RESPONSIBLE DIRECTOR:
DATE:
MAP / SCHEDULE:
257 Adelaide Terrace, East Perth
2013/5026
Julia Kingsbury, Senior Planning Officer
Martin Mileham, Director Planning and Development
27 February 2013
Map and colour perspective for 257 Adelaide
Terrace, East Perth
LANDOWNER:
APPLICANT:
ZONING:
Hotel Development Pty Ltd
Hotel Development Pty Ltd
(MRS Zone) Central City Area
(City Planning Scheme Precinct) Adelaide (P13)
(City Planning Scheme Use Area) Office
Residential
$35 million
APPROXIMATE COST:
/
SITE HISTORY:
The subject site comprises of a total area of 1,308m²n and is located south of
Adelaide Terrace, approximately 45 metres from the Adelaide Terrace and Victoria
Avenue intersection. The site is currently occupied by a vacant two-storey former
residence that is included on State Heritage Register as half of a pair of former
residences at 257 and 259 Adelaide Terrace, East Perth.
At its meeting held on 27 April 2011, Council granted conditional approval for the
adaptive re-use of the existing former residence for a hotel lobby, café and
associated uses as well as the construction of an 18-level hotel development at the
rear of the site including 187 hotel rooms and 32 car parking bays. The approval
included a bonus plot ratio of 18.9% or 989m² for the retention and conservation of
the former residence including maintaining a visual and physical link between the
heritage listed pair of former houses, the adaptive re-use of the heritage house and
the activation of the proposed public plaza, located to the front of the heritage
building, to encourage its use beyond the café opening hours.
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DETAILS:
Approval is sought for the adaptive re-use of the existing 2-storey heritage listed
former residence for a café and the construction of a 20-level hotel development at
the rear of the site including 224 hotel rooms and 19 car parking bays. Details of the
proposed hotel include the following:





Pedestrian entry to the hotel will be provided through a portion of the heritage
listed building to a ground floor level lobby and reception area;
Vehicle access to two levels of parking will be provided via the right-of-way
adjacent to the eastern boundary of the site;
Gym, lounge, business and dining areas will be accommodated over the ground
and first floor levels;
A typical floor level is proposed to accommodate 16 rooms ranging in size from
19.5m² to 29.9m²; and
External building materials include in-situ and precast painted concrete panels,
prefinished aluminium composite panels, powdercoated aluminium frames and
shades, stone and tile cladding, and clear and colourback glazing.
COMPLIANCE WITH PLANNING SCHEME:
Land Use
The subject site is located within the Office / Residential Use Area of the Adelaide
Precinct (P13) of the City Planning Scheme No. 2. The precinct will be further
developed as a residential quarter, but will also accommodate offices, functioning as
a secondary, less intensive, general office district and contain a mixture of general
commercial activities of a kind that will contribute to residential amenity.
A ‘Hotel’ falls within the ‘Special Residential’ use group and a ‘Café’ within the
‘Dining’ use group of the City Planning Scheme No. 2 which are Preferred uses
within the Office / Residential area of the Adelaide Precinct (P13).
Development Requirements
The Adelaide Terrace environment will be augmented to contribute to the landscaped
Swan River foreshore and the Causeway gateway to the city. Along Adelaide
Terrace, buildings will be set back and development will incorporate landscaped
forecourts to create an open, spacious character.
The proposal has been assessed against the City Planning Scheme requirements
and the proposal’s compliance with the following development standards is
summarised below:
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Development Standard
Maximum Plot Ratio:
Proposed
4.18:1 (5,468m²)
inclusive of a bonus of
4.5% (236m²) on the
basis of retaining and
restoring a heritage
building and
incorporating a ‘Special
Residential’ use
Required / Permitted
4:1 (5,232m²)
10.2 metres at street
frontage with additional
height after a minimum 8
metre setback to be
contained within a 2:1
height ratio to a total
height of 57.31 metres
1:1 (26 metres) height
ratio at street frontage with
additional height after a
minimum 8 metre setback
to be contained within a
2:1 height ratio.
14 metres (to front of
former residence)
Nil Permitted
Nil
Nil Permitted
1.35 to 3 metres
Nil Permitted
1.83 metres
Nil Permitted
1.9 to 3.4 metres
Nil Permitted
1.5 metres
Nil Permitted
18 bays plus one
disabled bay
112 bays (minimum)
224 bays (maximum)
Building Height:
7 MARCH 2013
6:1 or 50% (7,848m²)
(maximum bonus)
Setbacks:
(New building to rear)
Front – (Adelaide Terrace)
Side (West)
- Basement 3 to ground
floor level
- 1st to 13th floor level
Side (East)
- Basement 3 to ground
floor level
- 1st to 13th floor level
- Rear (South)
Car Parking:
Parking and Access Policy
Perth Parking Policy
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20 bays (maximum)
DESIGN ADVISORY
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Development Standard
Bicycle Parking:
Proposed
7 bays
7 MARCH 2013
Required / Permitted
75 bays (minimum)
COMMENTS:
Bonus Plot Ratio:
Under City Planning Scheme No. 2, developments proposing additional plot ratio
above that specified on the Plot Ratio Plan must incorporate one or more of the
eligible bonus plot ratio categories identified within Clause 28 of City Planning
Scheme No. 2 and detailed within the Bonus Plot Ratio Policy. These bonus
categories are:



Public Facilities and Heritage: Maximum 20% bonus.
Includes public spaces, pedestrian links, conservation of heritage places and
provision of specific facilities on private land.
Residential Use: Maximum 20% bonus.
Special Residential Use: Maximum 40% bonus (20% for special residential use
or 40% for high quality hotel use).
Grounds for Bonus Plot Ratio:
The proposed development has a plot ratio of 4.18:1 or 5,468m² of plot ratio area
which exceeds the maximum plot ratio for the site by 236m², representing a 4.5%
bonus. The applicant proposes the following justification for the proposed plot ratio
bonus:
1.
Provision of a ‘Special Residential’ Use
The proposed development incorporates a ‘Special Residential’ use which has been
designed in accordance with the Bonus Plot Ratio Policy – 7.1 Design Criteria and
the Special Residential (Serviced and Short Term Accommodation) Policy including
the following basic facilities and amenities:



2.
a lobby / reception area;
back of house / administration facilities, including housekeeping areas to enable
a fully serviced hotel to function staff ablution / locker facilities, office space and
storage areas; and
bathrooms within guest rooms which incorporate at a minimum a basin, shower
and toilet. Laundry facilities are not provided within hotel guest rooms.
Heritage
The proposed development incorporates the retention and restoration of the existing
2-storey State Heritage listed former residence in accordance with the existing
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7 MARCH 2013
Heritage Agreement and Conservation Plan. It is also proposed to adapt the existing
vacant building into a separate café tenancy occupying both floors of the building.
The applicant has submitted a copy of the Heritage Agreement including a schedule
of conservation works and a maintenance plan.
Conclusion
The Design Advisory Committee’s comments on the design and the awarding of the
bonus plot ratio of the proposed development was requested.
A verbal presentation was given to the Design Advisory Committee in regards to this
application.
Moved by Mr Woodland, seconded by Mr McKay
That the Design Advisory Committee, having considered the design and
the awarding of bonus plot ratio for the proposed adaptive re-use of an
existing heritage building and the construction of a 20-level hotel
development containing 224 hotel rooms and 19 car parking bays at
257 (Lot 30) Adelaide Terrace, Perth:
1.
supports the awarding of a 4.5% plot ratio bonus (or 236m² of
additional plot ratio floor area) for the proposed retention of the
heritage listed building on the site and for the provision of a Special
Residential Use (hotel);
2.
supports the overall development subject to the following design
details being addressed:
2.1 the facade treatments for the hotel are in need of simplification.
In particular, the design of the front façade, sitting directly
behind the heritage building, is overly complicated and
confuses the relationship between new and old. The design
and pallet of materials should be reviewed;
2.2 the integration of the old and new buildings should be reviewed
to improve the functionality of the hotel at the ground plane;
2.3 the internal layout and planning of the heritage building
requires further review. It is noted that the separate use and
fitout of the heritage building could affect the vitality of the
development and the locality;
(Cont’d)
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2.4 the way in which the new canopy is detailed and its junction
with the heritage building requires further resolution;
3.
notes that the signage for the hotel is required to comply with City’s
Signs Policy.
The motion was put and carried
The Director Planning and Development departed the meeting at 5.25pm and
did not return.
DA30/13
623 (LOT 1) WELLINGTON STREET, PERTH –
PROPOSED 17 LEVEL COMMERCIAL AND SPECIAL
RESIDENTIAL DEVELOPMENT CONTAINING 118
ROOMS – TRANSFER AND BONUS PLOT RATIO
BACKGROUND:
SUBURB/LOCATION:
DA/BA REFERENCE:
REPORTING OFFICER:
RESPONSIBLE DIRECTOR:
623 Wellington Street, Perth
2013/5026
Mark Close
Martin Mileham, Director Planning
Development
19 February 2013
Map and coloured perspective for
Wellington Street, Perth
DATE:
MAP / SCHEDULE:
LANDOWNER:
APPLICANT:
ZONING:
APPROXIMATE COST:
and
621
Shafto Investment Pty Ltd
DesignInc Perth Pty Ltd
(MRS Zone) Central City Area zone
(City Planning Scheme No. 2 Precinct) Citiplace
(P5)
$14.89 million
BACKGROUND
Council, at its meeting of the 28 August 2012, approved a 15 level commercial and
special residential development containing 88 rooms including a transfer of plot ratio
and request for bonus plot ratio at the subject site. The application included 213m2 of
the available plot ratio floor area from 474 (Lots 1-75) Murray Street, Perth, and a
bonus for the integration of a pedestrian facility providing the northern component of
a link between Wellington and Murray Streets.
In considering that application, the Design Advisory Committee (DAC), at its meeting
of 2 August 2012, advised that it:
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“1.
supports the awarding of a 10% plot ratio bonus for the provision of a
2.45 metre wide pedestrian link along the western side of the site given the
strategic importance of the continuation of this link between Shafto Lane and
the City Link project and given the likelihood of the adjoining site (fronting
Murray Street) being developed to incorporate a complementary upgrading of
the existing right of carriageway;
2.
supports the proposed building height in the context of adjacent development
(existing and proposed) and noting the relatively minor extent of the
encroachment into the height plane;
3.
considers that the design is unresolved and requests that more detail be
provided to:
3.1 demonstrate the effectiveness of the louvers as a cladding treatment and
shade device;
3.2 improve the presentation of the relatively blank eastern elevation;
3.3 ensure there is adequate servicing of the building, including provision
of utilities particularly at ground level, back of house facilities, waste
management and air conditioning.”
The applicant provided additional information and plans addressing items 3.1 through
3.3 above. The revised details were considered satisfactory by Council. In this
regard, the applicant demonstrated the effectiveness of the fins, an appropriate and
interesting treatment to the eastern elevation consistent with other high quality
buildings, and ensured servicing does not compromise the visual amenity of the
building or the locality. A waste management plan was a requirement of the approval,
however, a loading bay will be required on Wellington Street for refuse collection,
laundry services and the like given that “Shafto Lane” is a right of carriageway which
cannot legally be impeded by standing vehicles.
DETAILS
The site is 426m2 fronting Wellington Street. The applicant proposes to increase the
height of the approved hotel from 15 to 17 levels and increase the room numbers
from 88 to 118. The amendment proposes an increase in height by six metres from
48.1 metres to 54.1 metres. Other minor internal changes are outlined in the table
below.
The development includes:
Ground Level
A lobby, hotel office, associated facilities, and two commercial
tenancies. The development is set back 2.45 metres from the
neighbouring lot to the west (containing the Telstra Building) to
accommodate a pedestrian link from Wellington Street to the
adjacent site to the south fronting Murray Street. The proposed
modifications to this level are minor reconfigurations only.
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Level 2
A recreational area for hotel patrons including pool facilities and
a health club. The modifications at this level include additional
plant, business meeting rooms and a hotel administration area.
Level 3
The administration offices, a business centre and meeting
rooms for the patrons of the hotel have been replaced with eight
hotel rooms of approximately 32m2 (the standard modular size
throughout).
Level 4
The level four plant, staff and four hotel rooms have been
replaced with eight hotel rooms.
Level 5 – 8
Levels five through eight remain the same incorporating eight
hotel rooms.
Levels 9 – 10
The south western hotel room is deleted to accommodate a
plant area and retains the other seven hotel rooms.
Levels 11 – 17
Contain eight hotel rooms per floor.
Roof Plan
This level includes a 101m2 plant room, including a lift and stair
located centrally on the western boundary.
DEVELOPMENT REQUIREMENTS:
The proposal’s compliance with the City Planning Scheme No. 2 development
requirements is summarised below:
Development Standard
Maximum Plot Ratio:
Proposed
7:1 (2,982m2)
Required / Permitted
Base Plot Ratio
5:1 (2,130m2)
Including:
Transfer of plot ratio
of 10%
Maximum Bonus of 50%
7:5:1 (3,195)m2
Bonus plot ratio approved
previously for pedestrian
link of 10%
Proposed Special
Residential Bonus of 20%
Building Height:
- Wellington Street
A height of 54.1 metres
along the street frontage
with a portion of the
building above 33.25m
projecting above the
height plane.
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Ratio of 1:1 along the
street frontage (33.25
metres) plus additional
height within a 45º degree
height plane.
DESIGN ADVISORY
COMMITTEE
Development Standard
Car Parking:
- 11 -
Proposed
- Commercial Tenant
7 MARCH 2013
Required / Permitted
Nil
Nil (Minimum)
- Eastern
Nil
Nil permitted
- Southern
Nil
Nil permitted
Ground – Level 2
Nil
Nil Permitted
Level 3 – Level 15
1.89 metres
Nil Permitted
2.45 metres
Nil permitted
Nil – 1.02 metres
Nil permitted
Setbacks:
Wellington Street
Western (Shafto Lane)
- Ground
- Level 1 – Level 15
Bonus Plot Ratio:
Under City Planning Scheme No. 2, developments proposing additional plot ratio
above that specified on the Plot Ratio Plan must incorporate one or more of the
eligible bonus plot ratio categories identified within Clause 28 of City Planning
Scheme No. 2 and detailed within the Bonus Plot Ratio Policy. These bonus
categories are:

Public Facilities and Heritage: Maximum 20% bonus.
Includes public spaces, pedestrian links, conservation of heritage places and
provision of specific facilities on private land.
  Residential Use: Maximum 20% bonus.
  Special Residential Use: Maximum 40% bonus (20% for special residential use
or 40% for high quality hotel use).
Bonus for Special Residential
A maximum bonus of 50% on the site which may include a bonus for special
residential development under Clause 28(2)(c)(i). As outlined in the compliance table,
this application seeks a 20% (426m2) plot ratio bonus for the special residential use
in addition to the previously approved 10% (213m2) transfer and 10% (213m2) bonus
granted for the provision of a pedestrian link.
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7 MARCH 2013
The proposal includes the necessary facilities to qualify for a bonus under Section 7
of the revised Plot Ratio Bonus Policy 4.6.1, including a lobby, reception, back of
house and administration facilities, guest room bathroom, and laundry facilities
separate from the guest rooms.
Comments
The Design Advisory Committee was requested to comment on the design of the
proposed development and particularly:
1.
2.
3.
reconfirm support for the 10% bonus plot ratio for the public facility (pedestrian
link previously approved);
the special residential plot ratio bonus request of 20% or 426m2; and
the non-compliance with the Scheme height provisions.
A verbal presentation was given to the Design Advisory Committee in regards to this
application.
Moved by Mr Karotkin, seconded by Mr Woodland
That the Design Advisory Committee, having considered the revised
plans for the proposed 17 level commercial and special residential
development containing 118 hotel rooms, and including transfer and
bonus plot ratio at 623 (Lot 1) Wellington Street, Perth:
1.
reiterates its support for the general design and layout of the hotel;
2.
supports the awarding of a 30% plot ratio bonus (639m² of additional
plot ratio floor area) comprising a 20% bonus for the provision of a
Special Residential Use (hotel) in addition to the previously
approved 10% bonus granted for the provision of a strategic
pedestrian link;
3.
supports the extent of the building height variation, given the
development’s context with adjacent tall buildings.
The motion was put and carried
DA31/13
MOTIONS OF WHICH PREVIOUS NOTICE HAS BEEN
GIVEN
Nil
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7 MARCH 2013
GENERAL BUSINESS
Responses to General Business from a Previous Meeting
Nil.
New General Business
Nil.
DA33/13
ITEMS FOR CONSIDERATION AT A FUTURE MEETING
Nil.
DA34/13
CLOSE OF MEETING
There being no further business the Presiding Member declared the meeting closed
at 5.27pm.
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2013/5069; 257 (LOT 30) ADELAIDE TERRACE, EAST PERTH
2013/5069; 257 (LOT 30) ADELAIDE TERRACE, EAST PERTH
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Maps February/Wellington 623 (Hotel Map) 13-5026.docx
13-5026; 623 (LOT 1) WELLINGTON STREET, PERTH
13/5026; 623 (LOT 1) WELLINGTON STREET, PERTH
PERSPECTIVE – NORTH WESTERN
Maps February / Wellington St 623 (Perspective) 13 - 5026.docx