A TTACHMENT A [Attachment A consists of 12 pages] · PDF file11 Water Sensitive Urban Design systems, including the harvest and reuse of storm water, will be integrated throughout

City of Charles Sturt 24. DAP Report 2/09/15

A TTACHMENT A

[Attachment A consists of 12 pages]

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DEVELOPMENT PLAN PROVISIONS - CONSOLIDATED 25 September 2015

Urban Core Zone Desired Character

The zone applies to both the Bowden Urban Village site as defined on Concept Plan Map ChSt/23 - Complies Bowden Urban Village and the West Lakes site as defined on Concept Plan Map ChSt/25 - West Lakes Urban Core Zone.

This zone supports housing at medium and high densities and a range of dwelling types, including detached dwellings which are conveniently located in proximity to high frequency public transport

services, recreation, commercial, education, shop, office and other mixed use activities. Development within this zone will also result in significant employment generating activity closely aligned to nearby public transport infrastructure and services.

Medium and high density housing, primarily in the form of row dwellings, residential flat buildings and

mixeduse buildings will be developed in the zone. Development will be encouraged to achieve the desired minimum average site density as shown on Concept Plan Map ChSt/23 - Bowden Urban Village and Concept Plan Map ChSt/25 - West Lakes Urban Core Zone. In the case of integrated development areas containing multiple development sites, the aim should be to achieve the desired minimum

average site density across all stages of the development where individual building sites may be above or below the average.

Development in the zone will achieve high quality urban design in both the public and private realm.

Buildings will contribute to the provision of a coherent public realm by shaping the street space and, in

particular, the physical and functional character of development fronting a key arterial road or public transport corridor.

As development intensifies, overlooking, overshadowing and noise impacts will be moderated through

good design and noise attenuation techniques. Impacts on adjoining zones will also be addressed

through appropriate building envelopes, transition of building heights, design and location of windows

and balconies, and use of landscaping. Buildings will also be designed to maximise solar access within the development site.

0= Objective PDC = Principle of Development Control

Development will contribute positively to the quality of the public realm by articulating buildings with

canopies, modelled facades and balconies that make use of light and shade and by providing

architectural detail. Solid material will be balanced with glazed areas and plant and service equipment

will be enclosed and out of view from the street and neighbouring sites.

A proportion of the public open space will be sited away from transit corridors to ensure that residents and workers have a quiet tranquil outdoor place to relax in.

A range of setbacks will be provided in the zone to accommodate development fronting a primary and /

or secondary road frontage and will be critical in softening the continuous edge of new built form and

provide a higher amenity streetscape and pedestrian environment which is shaded by street trees and other forms of mature vegetation.

Where appropriate, landscaping features including public art, street furniture, bicycle parking rails and

higher quality and recycled materials should be used to create high amenity spaces that establish a

sense of place, a connection to heritage and promote community cohesion.

Wide footpaths and innovative use of landscaping will help define the street encouraging the

development of active land uses at street level along key thoroughfares. Where opportunities exist,

consideration should be given to the development of human-scale shared streets without demarcation

or kerbing separating users, promoting voluntary behavioural change of all street users.

Cycling routes and pedestrian pathways and high amenity public open space will create an attractive

living environment as well as providing convenient and accessible pathways to integrated public

transport stops. Public open space will include a range of forms and sizes including smaller intimate

spaces and formal plazas. Spaces will be designed as safe and attractive places for a range of community activities as well as water management.

On-site parking areas will be consolidated, shared and, where possible, not visible from the street or public spaces.


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Water Sensitive Urban Design systems, including the harvest and reuse of storm water, will be

integrated throughout the area at the neighbourhood, street, site and building level. Harvested storm

water will improve the aesthetic and functional value of open spaces, including public access ways and

greenways. Opportunity to explore connectivity to Council initiatives towards improving stormwater management systems is anticipated. Retention and reuse of all stormwater from the development

should be aspired to through the stormwater management system. This would utilise a range of treatment and storage devices to achieve the most productive end use of the water.

Objective 1 A mixed use zone accommodating a mix of employment generating land uses and medium to high Complies density residential development in close proximity to a high frequency public transport corridor.

Objective 2 Development within a mixed use environment that is compatible with surrounding development and Complies which does not compromise the amenity of the zone or any adjoining residential zone.

Objective 3 Smaller dwellings, including innovative housing designs located close to local services and public transit Complies stops.

Objective 7 Development that contributes to the desired character of the zone. Complies PDC 1 The following forms of development, or combination thereof, are envisaged in the zone: Complies

• affordable housing

• aged persons' accommodation • art gallery

•hall

• parking facility • community centre

• consulting room

• dwelling

• educational establishment • licensed premises

• nursing home

• office

• pre-school

• primary_school_(excluding_West_Lakes)

0= Objective

PDC = Principle of Development Control

• railway station and associated infrastructure (excluding West Lakes) • residential flat building

• retirement village

• shop or group of shops

• supported accommodation

• tram station and infrastructure.

PDC 10 Development should be consistent with the desired character for the zone. Complies PDC 11 Residential development (other than residential development in mixed use buildings), should achieve a Complies

target minimum net residential site density in accordance with Concept Plan Map ChSt/23 - Bowden Urban Village and Concept Plan Map ChSt/25 - West Lakes Urban Core Zone, recognising that the target minimum net residential site density may comprise a series of developments or buildings that do not all

individually achieve that target minimum. PDC 12 Residential development in a mixed use building should aim to achieve a minimum net residential site Complies

density of 60 dwellings per hectare. PDC 25 Except where airport building height restrictions prevail, building heights (excluding any rooftop located Complies

mechanical plant or equipment) should be in accordance with one of the following: (a) the Concept Plan Map ChSt/23 - Bowden Urban Village where the building is located within the Bowden Urban Village

0= Objective


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[Designated Area Minimum building height Maximum building height

Core Area 4 storeys. 8 storeys and no more than (except the area at West Lakes within the 32.5metres portion of the Core Area adjoining the Residential Zone along West Lakes Boulevard and bounded by the Main Street Policy Area 24 to the East, the 'sports facilities' and the 'Public Sporting GroundsIReseve' at the north of the Core Area as depicted on Concept Pan Map CStf25 - Wesf Lakes Urban Core Zone where a transition of buildings heights is required as described in the Desired Character Statement)

Any area not designated by the above 2 storeys 4 storeys and no more than 16.5 metres

PDC 26 Buildings (excluding verandas, porticos and the like) should be set back from the primary road frontage Complies in accordance with the following parameters:

General Location Designated Area Minimum setback Maximum from the primary setback from the road frontage primary road

frontage

Bowden Urban Urban Core Zone, except where No minimum 3 metres Village located along Chief Street, south of the

rail comclor

West Lakes Core Area No minimum 5.5 metres

West Lakes Main Street Policy Area 24 No minimum 5.5 metres

West Lakes Any area not designated by the above No minimum 5.5 metres

PDC 28 Buildings (excluding verandas, porticos and the like) should be set back from side boundaries in Complies accordance with the following parameters:

0= Objective


General Location Designated Area Minimum setback from side boundaries

&wden thiban VIage All of the Lfrban Core Zone No ml iimum

West Lakes Core Area No minimum

West Lakes Main Street Policy Area 24 No minimum

West Lakes Any area not designated by the above 09 metres

PDC 30 Buildings (excluding verandas, porticos and the like) should be set back from all rear allotment Complies boundaries in accordance with the following parameters:

Designated Area Mmrmutn set back from a rear allotment boundary

Bowden Urban Village 5 metres except where: development abuts the wall of an existing or siniultaneousy consiructed building on the adjoining land a building envelope plan exists for the adjoining land that proposes a wall on the rear boundary be constructed to the same or lesser length and height as provided for by that plan

West Lakes 0 metres where the subject land directly abuts an allotment of a different zone

0 metres in all other cases except where development abuts the wall of an existing or simultaneously constructed building on the a*ioining land

PDC 33 Except where incentives apply, vehicle parking should be provided at the following rates: Complies (a) for residential development in the Bowden Urban Village, 0.75 car parking spaces per dwelling.

Crime Prevention

Objective 1 A safe, secure, crime resistant environment where land uses are integrated and designed to facilitate Complies community surveillance.

PDC 1 Development should be designed to maximise surveillance of public spaces through the incorporation of Complies clear lines of sight, appropriate lighting and the use of visible permeable barriers wherever practicable.

PDC 2 Buildings should be designed to overlook public and communal streets and public open space to allow Complies

0= Objective


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casual surveillance. GENERAL SECTION Design and Appearance -

Objective 1 Development of a high architectural standard and appearance that responds to and reinforces positive Complies aspects of the local environment and built form.

PDC 1 Buildings should reflect the desired character of the locality while incorporating contemporary designs Complies that have regard to the following:

building height, mass and proportion

external materials, patterns, colours and decorative elements roof form and pitch

façade articulation and detailing

verandas, eaves, parapets and window screens. PDC 3 The external walls and roofs of buildings should not incorporate highly reflective materials which will Complies

result in glare to_neighbouring_properties,_drivers or_cyclists. PDC 5 Balconies should: Complies

be integrated with the overall form and detail of the building

include balustrade detailing that enables line of sight to the street

be recessed where wind would otherwise make the space unusable. PDC 13 Buildings (other than ancillary buildings, group dwellings or buildings on allotments with a battle axe Complies

configuration) should be designed so that their main façade faces the primary street frontage of the land on which they are situated.

Energy Efficiency

Objective 1 Development designed and sited to conserve energy and minimise waste. Complies PDC 1 Development should provide for efficient solar access to buildings and open space all year around. Complies PDC 2 Buildings should be sited and designed so that the open spaces associated with the main activity areas Complies

face north for exposure to winter sun. PDC 3 Buildings should be sited and designed to ensure adequate natural light and winter sunlight is available Complies

to the main_activity_areas ofadjacent_buildings. PDC 4 Roof pitches should facilitate the efficient use of solar hot water services and photovoltaic cells. Complies PDC 5 Development should be designed to minimise consumption of non-renewable energy through designing Complies

the roof of buildings with a north facing slope to accommodate solar collectors

0= Objective


Medium and High Rise_Development(3_or more_storeys) Objective 1 Medium and high rise development that provides housing choice and employment opportunities. Complies Objective 2 Residential development that provides a high standard of amenity and adaptability for a variety of Complies

accommodation and living needs. I

Objective 4 Residential development that provides a high standard of amenity and adaptability for a variety of Complies accommodation and living needs.

PDC 1 Buildings should: Somewhat Complies - Building achieve a human scale at ground level through the use of elements such as canopies, verandas or does not provide shelter over

building projections footpath provide shelter over the footpath where minimal setbacks are desirable

ensure walls on the boundary that are visible from public land include visually interesting treatments to break up large blank façades.

PDC 3 Entrances to multi-storey buildings should: Complies be oriented towards the street

be clearly identifiable

provide shelter, a sense of personal address and transitional space around the entry

provide separate access for residential and non-residential land uses. PDC 4 The visual privacy of ground floor dwellings within multi-storey buildings should be protected through Complies

the use of design features such as the elevation of ground floors above street level, setbacks from the street and the location of verandas, windows, porticos or the like.

PDC 5 Residential buildings (or the residential floors of mixed use buildings) should: Complies have adequate separation between habitable room windows and balconies from other buildings to

provide visual and acoustic privacy for dwelling occupants and allow the infiltration of daylight to interior and outdoor spaces

ensure living rooms have, at a minimum, a satisfactory short range visual outlook to public or communal space.

PDC 12 Dwellings should provide a covered storage area of not less than 8 cubic metres in one or more of the Storage details not provided, following areas: however ample opportunity is

in the dwelling (but not including a habitable room) available for storage within the in a garage, carport or outbuilding terrace housing and year yards.

(c)_within an on-site communal_facility.


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PDC 14 Development should provide a dedicated area for the on-site storage, collection and sorting of Complies recyclable materials and waste that is consistent with the following: (a) easily and safely accessible to the collection point

b) easily and safely accessible to residents and collection service providers

well screened and secure to prevent vandalism and theft designed to reduce odour and discourage vermin.

GENERAL SECTION Residential Development Objective 2 A diverse range of dwelling types and sizes available to cater for changing demographics, particularly Complies

smaller household sizes and supported accommodation. Objective 3 Medium and high density residential development in areas close to activity centres, public and Complies

community_transport_and_public_open_spaces. PDC 2 Residential allotments should be of varying sizes to encourage housing diversity. Complies PDC 3 Dwellings and accommodation at ground floor level should contribute to the character of the locality Complies

and create active, safe streets by incorporating one or more of the following:

front landscaping or terraces that contribute to the spatial and visual structure of the street while maintaining adequate privacy for occupants

individual entries for ground floor accommodation (c)_opportunities_to overlook_adjacent_public_space.

PDC 4 Residential development should be designed to ensure living rooms have an external outlook. Complies PDC 5 Entries to dwellings or foyer areas should be clearly visible from the street, or access ways that they face Complies

to enable visitors_to_easily_identify_individual_dwellings. PDC 11 Site coverage should be limited to ensure sufficient space is provided for: Complies

pedestrian and vehicle access and vehicle parking domestic storage

outdoor clothes drying

a rainwater tanks

private open space and landscaping

convenient storage of household garbage and recycling receptacles. PDC 12 Private open space (available for exclusive use by residents of each dwelling) should be provided for Complies for terrace housing -

each dwelling and should be sited and designed: Does not comply for mews

0= Objective


to be accessed directly from the internal living areas of the dwelling dwellings to be generally at ground level (other than for residential flat buildings) and to the side or rear of a

dwelling and screened for privacy

to take advantage of, but not adversely affect, natural features of the site

to minimise overlooking from adjacent buildings

to achieve separation from bedroom windows on adjoining sites

to have a northerly aspect to provide for comfortable. year round use

not to be significantly shaded during winter by the associated dwelling or adjacent development

to be partly shaded in summer .

to minimise noise or air quality impacts that may arise from traffic, industry or other business activities within the locality

to have sufficient area and shape to be functional, taking into consideration the location of the dwelling,_and_the_dimension_and_gradient_of the_site.

PDC 13 Except where otherwise specified, dwellings at ground level should provide private open space in Complies accordance with the following table:


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Site area per Mmtmum area excludmg any Mmunum dimension Mtnimum area dwelling area at ground level at the front (metres) provided at the rear or (square meters) of the dwelling side of the dwelling,

(square metres) directly accessible from a habitable room (square metres)

500 80, of which 10 may compnse 4 24 balconies, roof patios and the like, provided they have a minimum dimension of 2 metres.

300500 60, of which 10 may comprise 4 16 balconies, roof patios and the like, provided they have a minimum dimereion of 2 metres.

<300 24, of which 8 may comprise 3 16 balconies, roof patios and the like, provided they have a minimum dimension of 2 metres.

PDC 17 Dwellings located above ground level should provide private open space in accordance with the Does not comply following table:

[Dwelling type Minimum area of private open space 1 Studio (whee there is no separate bedroom) No minimum requirement

One bedroom dwelling: 8 square metres

Two bedroom dwelling t i square metres

Three + bedroom dwelling 15 square metres

PDC 18 Private open space located above ground level should have a minimum dimension of 2 metres and be Does not comply directly accessible from a habitable room.

Orderly, and SustäinableDevelopmeñt Objective 1 Orderly and economic development that creates a safe, convenient and pleasant environment in which Does not Comply

0= Objective


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to live.

Transportation & Access PDC 22 Development should have direct access from an all-weather public road. Complie PDC 23 Development should be provided with safe and convenient access which: Does not comply with garage

avoids unreasonable interference with the flow of traffic on adjoining roads location of dwelling 8— See provides appropriate separation distances from existing roads or level crossings report for further discussion accommodates the type and volume of traffic likely to be generated by the development or land use

and minimises induced traffic through over-provision

is sited and designed to minimise any adverse impacts on the occupants of and visitors to neighbouring properties.

PDC 39 Development should be consistent with Australian Standard AS 2890 Parking facilities. Does not comply with garage

location of dwelling 8 - See report for further discussion

0= Objective


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ATTACHMENT B

[Attachment B consists of 73 pages]

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1

Development Application Form Office Use Only 252/ _1 ' /15

I PropertyNo: 17 I 274 - Development Act 1993

: Date Lodged: ___ i Received By ___

To submit an application, sections 1-15 of this application must be completed. Please use block letters and black or blue pen. The completed form must be accompanied by all required documents as specified in the "Requirements Checklists" (Planning Consent and Building Rules Consent) andthe applicable fees.

Applications submitted that do not include the prerequisIte Information listed In the "Requirements Checklists" will be returned for resubmlsslon by the applicant once they are complete.

1 Application Type

O Complying Development D Building Rules Consent - Building Only

121 Development Plan Consent - Planning Only (Includes to approval prune or remove a regulated

- o Development Approval - Both Planning and

Building - or significant tree)

D Non-Complying

2 Location of Proposed Development

No: Street: _SD( 'fti SIRCr( Suburb: ___ Postcode: .__02___. (or) Lot No: 17 19 DP: Section No: (Full/Part) lid:

Certificate of Title: Volume: Folio:

3 Detailed Description of Proposed Development 'Iwo X651,60117A L, fl_kr 6uuiW6ç

4 Cost of the Proposed Development (excluding fit-out costs such as furniture)

$ ', (iO, OO() — Please note; Council may require written Justification to verify costs.

5 Details of Parties – Sections marked * must be completed. (Please note that all correspondence will be addressed to the Applicant. In the event of multiple applicants the addressee will be the first named)

*Applicant Name (Mr/Mrs/Ms/Company): btrE?'(C.( ,'1vWii/ó 6frc14Ll4

Email: kAtu'. 64r bcZd Postal Address: L eVia 3 I Phone: o! 117 3(13

Mobile: O.411 t46 Fax:

*BuOder: Licence No:

Email:

Postal Address:

Phone: Mobile: Fax:

*Owner(s)pf Subject Land:(MrfMrs/Ms) Email: i %i - S4 QV. . LI

PostalAddress: Wo A g000 Phone: OS 9a.07 jZ3o Mobile: Fax:

City of Charles Stun 72 Woodville Road, Woodvilie, South Australia 5011 T 088408 1111 F 08 8408 1122 www,charlessturt.sa.gov.au

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6 Has the Construction Industry Training Fund Act 1993 Levy been paid? Yes 0 No

7 Does a regulated tree exist on the site or on adjoining land which might be affected Yes 0 No 12( (including damage to tree roots) by the propstdeveiopment? - - - - -

New Dwellings and Dwelling Additions (Sections 8 and 9 only)

8 Site Declarations - New Dwellings Only

8.1 Was the allotment created on or after 1 September 2009? Yes No El 8.2 Does the site have connection to or is capable of being connected to a sewage system or Yes No 0

waste control system which complies with the Public and Environmental Health Act, 1987?

8.3 Was the site, to the best of your knowledge and belief, subject to site contamination as a Yes 0 No El result of a previous use of the land or a previous activity on the land?

9 Site Declarations - New Dwellings, Dwelling Additions and Carports/Garages

9.1 If the proposed building includes a garage/carport, does It gain driveway access from: 0 (if not applicable)

9.1,1 an existing driveway or authorised access point; or Yes LI No LI 9.1.2 a mountable or rollover kerb; or Yes No

9.1.3 a driveway access point Illustrated as part of an approved land division; or Yes El No 0 9.1.4 a driveway access point that is not located within 6 m of an intersection or a Yes 0 No 0

pedestrian actuated crossing and will not interfere with a tree, street furniture, or other infrastructure?

9.2 Is there a tree on council land In the way of works, or within 2m of the proposed works? Yes 0 No

If Yes,

Approximate height of tree: metres

Approximate Trunk CIrcumference: metres

* All trees will be assessed by Council's Technical Arborlculture Officer; if the tree is required to be removed all removal costs will be charged back to Applicant. All removal works will be done by Council's Arboricutture Team.

9.3 if you have answered 'No' to 9.1.1-9.1.4 of the above, please complete the following information:

Driveway Crossover Required Width: metres

Material Type to be used:

O Hotmix

O Concrete Colour Style

0 Paved Colour Style

10 *Contact Person for Further Information (if other than the applicant)

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Fax:

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11 Current Land and Property Use (e.g. dwelling, shop, industry, warehouse)

Historic Use of Land

Are there any easements on the land? Yes 0 No 0 Are there any significant trees on the land or adjacent land? Yes 0 No 0 Is there a brush fence withIn 3 metres of the Yes 0 No proposed building work?

12 BuIlding Classification Details

Building classification sought: Present classification(s):

Commercial/industrial applications:

Number of employees: Male: Female:

institutional buildings: Number of persons accommodated:

Assembly buildings: Number of occupants:

13 DecisIon Notification Distribution

Decision Notices and associated documentation will be distributed by email if the applicants email address is included in the Applicant Details section on page 1 of this form. When distributing large size documents the decision documentation will be distributed via a downioadable link sent to your email unless a paper copy is specifically requested.

Please send a paper copy of the decision documentation by post.

14 Privacy Policy

I acknowledge that copies of this application and supporting documentation may be provided to interested persons In accordance with the Development Regulations 2008 and Development Act 1993 and where public

S notification is required may be made available on Council's website. Information Included within this application will be publicly available on Council's website within the Development Application Register and Online Development Application Tracking system.

Details provided by the applicant, written representations and other technica) reports 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 ke search engines.

15 *signed: T'Ac7€-' *Date: /7

0 Applicant

D Owner

0 Authorised Person

O-&

f€'3 <.-c- Aç-tA

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Development Application Fees - Current at July 2015

ig Lodgement (exduding Swimming Pool/Spa and/órSMety Fencé) -

If the development cost is <$5,000 $60.00

If the development cost Is '$S,OOl $128.00

If the development is Non-complying add $96.50

if this Is a secondary lodgement (i.e. building approval separate to planning approval), add: $60.00

Lodgement-Swimming Pool/Spa and/or Safety Fence

For a Swimming Poolflpa/Safety Fence only application $239.00

For a Swimming PooiJSpaISafety Fence application Sstociated with other building works if the development cost is <$5,000 $239.00 if Ihe development cost is >$5,001 $307.00

Schedule la Application Fee (Building Rules Only) $50.00

Certificate of Title Search (if Certificate not supplied) $40.00

Planning Consent

Complying

Consent 0ev cost <$10,000 $37.50

0ev cost <$100,000 $103.00

0ev coSt >$100,000 cost x 0.125%

Non ComplyIng 0ev cost <$10,000 $51.50

0ev cost 4100,000 $122.00

Devcost>$100,000 costxO.125%

Notification Category 2/3 public notification $103.00

'Advertising fee (651 inc.) $610.00

Non Complying $122.00

Referral to Government Agencies <$1000 000 $213.00 Referral to Government Agencies ,$1000 000 $357.00

- Affordable Housing Airport Building Height - Coast Protection - DAC • EPA - Ground Water • Heritage SA - Liquor and Gambling

• Poweriine Clearance Technical Regulator - Transport SA

Referral EPA (22 1(b) 2(3) 2(7) 2(8) 2(10) 3(3() $357.00

Other

Building Consent (5ST inc.)

Class 1,2 & 4 (Detached dwelling/additions, apartment building, habitable outbuilding, multiple m2 x $2.90 dwelllng/addltlons)

Class 3, 5 & 6 (boarding house/additions; offices/addItIons, hotels and shops/additions) m2 x $3.86 Class 7 & 8 (Warehouse/addItions, facto ries/addltIons) ,n2 x $2.56 Class 9a & 9c (lnstliutlonal buildings) m2 x $4.37 Class 9b (Assembly bulldings/addldons) m2 x $3.84 (lass ba & lob (Garages, verandohe, swimming pools, signs, air-condition Ing spedal structures, m2 x $0.87 freestanding walls)

Minimum $6550

if the application is for a Demolition 0.2 a class fees

if the application is for a Change of Ciassiflcatlon 0.8 a class fees

Minimum $65.50

If a Certificate of Occupancy is required $43.00

The Construction Industry Training Board (CITB) Levy Dcv cost a 0.25%

Application to extend the application approval . $96.50

TàtbliCóflbinad

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Powerline Clearance Declaration of Applicant Form Pursuant to Clause 2A(1) of Schedule 5 of the Development Regulations 2008

Please complete all mandatory fields marked with (*)•

Note 1: This declaration Is only relevant to those development applications seeking authorisation for a form of development that involves the construction of a building (there is a definition of 'building' contained in sectIon 4(1) of the Development Act 1993).

. Note 2: The requirements of section 86 of the ElectricityAct 1996 do not apply in relation to:

a fence that is less than 2.Om in height; or a service line installed specifically to supply electricity to the building or structure by the operator of the transmission or distribution network from which the electricity is being supplied.

Note 3: A Building Safely Near Powerlines brochure has been prEpared by the Technical Regulator to assist applicants and other interested persons. Hard copies of this brochure are available from councils and the Office of the Technical Regulator. The brochure and other relevant information can also be found at www,technicalregulator.sa.ggv.au .

ApplIcant Details: Name: (ComponyfDr/MFss/MrfMrs/Ms)

bFPICE touI4 4 vsfg,s. Ii\ Postal Address* : (please provldefullpostaloddress) LEVR 3, IZo F,,1Y 5TE7, Pottr tla.8ot4UJC

i/Ic. 3.7 Email* : (for council to use to contact) I Phone 1* :

O! 1117 1113 Phone2:41

o Fax:

Development Details: 2.1. Develooment AD Number:

2.2. Date of

2.3. LocatIon of

City of Charles Sturt 72 Woodville Road, Woodvifle, South AustralIa 5011 T 08 8408 1111 F 088408 1122 www.charles5turt.sa .govau

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elkistics 24 July 2015

REF No.:00167-004

Paul Sutton

Acting CEO

City-of Charles-Stu.rt

P0 Box 1

WoodvilleSA5011

Dear Sir,

RE: DEVELOPMENTAPPLICATION FOR A PROPOSED RESIDENTIAL DEVELOPMENTAT LOTS 17 & 18

SIXTH STREET, BOWDEN

Please find enclosed a Development Application for a proposed residential development to be located at Lots 17

& 18 Sixth Street, Bowden.

The documentation submitted in support of this development application includes:

• A completed development application form (including power line declaration); and

• A comprehensive Planning Statement together with the following appendices:

>> Appendix 1: Certificate of Title;

Appendix 2: Proposed Plans and Elevations;

,> Appendix 3: Traffic Impact Assessment;

In relation to the application fees, we will provide credit cards details soon to cover the lodgement fee and

request that the City of Charles Sturt issue a taxation invoice for the balance of the relevant fees for direct

settlement by Defence Housing Australia. This invoice can be sent to:

Shaun Barber

Defence Housing Australia

Level 3, 120 Bay Street

Port Melbourne, Vic 3207

We trust that the information above is sufficient to enable the City of Charles Sturt to commence processing of

the Development Application, however please do not hesitate to contact the undersigned on 08 7231 0286

should you require any additional information or should you wish to discuss any aspect of the proposed

development.

Yours Sincerely

/h Kieron Barnes

Associate

de(:EKlS-TICS(nounJ:The Science 01 Hymen Settlements...

Pt) lJos 32, tioodwood SAW34 10 3,11., v,cdan Ave, Adr'licJc, sA 5001) p08 11310286 e ronlzsct@ kitics.cons.au w c'kitics.coniu ABN 34 918 250 862

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d flcrintion of Pronosed Develonment*:

(*)Singlestorey row dwellings - 0 () Singie-storey group dwellings Amended Applications (Amendment to DA Carport

o 252/ .... /... for include the full title of original IJ - application then to and list all of the amendments)

Demolition of existing dwelling and associated Domestic garage structures

O Fence 0 Free standing illumInated sign/wall sign/fascia sign Land division - boundary re -alignment Mixed use development comprising (*) dwellings,

o 0 () retail floor space, (*) office floor space, over (1 above ground floors, with (*) car parking and access to (insert road name) and landscaping

o Office Removal/Pruning of a significant/regulated tree -

(insert biological & common name of tree) El Restaurant 0 Shop 0 Shop fit out U Single-storey detached dwelling

Single-storey dwelling addition Single-storey residential flat building comprising • (*) dwellings

Staged Development (Full description of the original Store building with ancillary landscaping and car O application followed by -Stage 1 and the descrIption 0 parking

of the stage) Swimming Pool Torrens/Strata/Commurilty Land division

lJ 0 comprising (*) allotments, public road and • reserves

fl Two singie-storey semi-detached dwellings 0 Verandah Warehouse or Industry and associated office with

- ancillary landscaping and car parking

9' Other: Iwp &ecIt,eNTI#'t-(.. PL4T &iILOltI65

2.4.1, Further Details of proposed Development:

Declaration': i 5MA-.J ('-i P; AZ.; E-2-. being the applicant for the development described above, declare that the proposed development will involve the construction of a building which would, if constructed in accordance with the plans submitted, not be contrary to the regulations prescribed for the purposes of section 86 of the Electricity Act 1996. F make this declaration under Clause 2A(1) of Schedule 5 of the Development Regulations 2008.

I 1 Accept'

Privacy Policy* :

By submitting this form, / consent to the City of Charles Sturt collecting, retaining and using my personal information provided in i/ne with Council's Privacy Pc/ky.

Signed*: '"

Date* : 24 /-7 /-a

4'7 Page 2 of 2

IF

C

7

ekistics 27 July 2015

REF No.:00167 005

Paul Sutton

Acting CEO

City of Charles.Sturt - -

P0 Box 1

Woodville SA 5011

Dear Sir,

RE: DEVELOPMENTAPPLICATION FOR A PROPOSED RESIDENTIAL DEVELOPMENT AT LOTS 17 & 18

SIXTH STREET, 80 WOEN - ADDITIONAL COPIES OF PLANS AND DOCUMENTS

Further to the Development Application which was lodged on Friday 24 July 2015 for a proposed residential

development to be located at t.ots 17 & 18 Sixth Street, Bowden, please find enclosed two additional copies of

the documentation submitted in support of this development application including:

A comprehensive Planning Statement together with the following appendices:

Appendix 1: Cell ificate of Title;

* Appendix 2: Proposed Plans and Elevations;

* Appendix 3: Traffic Impact Assessment;

Please contact the undersigned on 08 7231 0286 should you require any additional information or should you

wish to discuss any aspect of the proposed development.

Yours Sincerely

4W Associate

I RLCUVEU

28 JUL 2015 cr' (' V&JAI. C.

, s Ti s. .,,. ., .' ,.... It

- 8

S

17& 18 SIXTH ST BOWDEN PLANNING STATEMENT

Proposed Residential

Development

Prepared for Date:

Defence Housing Australia July 2015

14

Propr€tary Information Statenitnt

&' IiI It t(,' .IIIft 1 1fl ItP1 1 rr1i f S

ii(l1it.ft Iuv i. I r - .in' tirr - ,rj .&.ho mV i- yiipnn ft..

.

Document Control

Revision Description Author Date

I [

Appr •cl by

10

ekistics

Con te ills

EXECUTIVE SUMMARY

INTRODUCTION AND CONTEXT

T. THE SUBJECT LAND AND LOcAuTY

3.1 THE SUBJECT LAND

3.2 THE LocAirry

1. PROPOSED DEVELOPMENT

4.1 LAND USE

4.2 BUILT FORM

S. PROCEDURAL REQUIREMENTS

5.1 RELEVANT AUTHORITY

5.2 NATURE OF DEVELOPMENT

5.3 PUBLIC NOTIFICATION

5.4 AGENCY REFERRALS

6. DEVELOPMENT PLAN ASSESSMENT

6.1 OVERVIEW

6.2 ZONE AND CouNcil. WIDE PROVISIONS

• Ruciru NTIH 1 rINIT'

cc Ar, PARKINC

A ppeiìd ices

'I /'/'eln/,\ I ( r !//hatc ('I I iFI•

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ha/lit /rnp.hl 1 s nwnt ( I I ( 'n , u/(in,..'

/Ii4t/rc.s' Figure 3 1 Suh1ttt kinda-s twited /i 'in 1/n. .c 'u/Inn nIr 'I Si t1, Sf, uuf

Figure 3 2 Sutijec f I and and (or ijlrtv

Figure 61 inning and PQh(VAtCQS

3

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5

6

7

7

8

9

9

9

9

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10

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11

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C ate oor Details

PROJECT Ret demI development at Bowden

ADDRESS ( 1 5 ri & I 5 ixth Street tiowder,

JERTIFlCAT IF Hi 84

11F AREA :00mW (aroximatety

FRONTAGE o)n (appn:rnatc'y)

EPTH :2m )approairnatyt

AL 'OVERNM1 N ity at Cbar!e Shirt

RELEVANT AUI HaL IT :celopment Assessmert Jurimissn DAC

"E CDGEMENT MEETINGS 'Al - 2 luly 2015

o[ VELUP,Mt LAN .ty 4 Charles Stijrt N cflsoidrited . 7eptcrrher tUl 4)

ONING Irban Core

I ICV ARE NPRECINCT ri

XISTNG J5[ irrt

A 8 three storey 'terrice dwerigs fronting sim Street

mew weringc ocated above the garages ervciri1 e

terrace dwellings

I- I I g deiew Fans Aprovrdon 25 March 2015

REFERRAL ityofCha,Ie toi

I', lBLl( N(,TirlL. ION tr(rv 1

APPI sANT .)efence H org Auctral a

NTA(T PERSON ieron Barrre Eki , or ar org and Design - (08) 773 7 57

UP REFERENCI y7

11 md ltd U it) itid ( tUtu

Ft ste Planning & Design has been enggod L 1 Defense Hcurarig Ai. Jr a IA) to prepare a plannir

tatement in relation to a proposed residential development at Lits 17 & 18 Sixth Street Bowderi

[il-IA is pursuing air inrlowiuvr medium density resideotoil ni velopment protect in Bowden an inner western

srIurb of Adelasli within close proximity to the Lentral Business District This pro1eor silI invol\ & the

iStructicn if S terace dwellings fronting Srxth Street and 4 mews dwellrrgr or 'Foniie Flats located above

the garages ericing the :errace dwellings Th project is consistent with [)HAs core business which.

ar ci ding P it webote. is to provide

ua/ity housing rind teloted cen'ices to /iefence meriibes und their famihec lo meet our Defence Piousrng

c;tr/igation e are ocrrve in Auslwf,wi revdr'n?raf ho :riq rnorlref acquirrng and devet('pinr7 /cird, and

(ritfie r111 100 Ii0iTrLi /iDIiE

.

12

ekistics This planning statement provides information about the subject land and proposed development while also

addressing the merits of the development application against the relevant provisions of the Urban Core Zone of

the Charles Sturt Council Development Plan, as well as the most relevant General' provisions.

This planning statement has been prepared on the basis of the plans and elevations for the development

identified as DRP 009 to 023 as contained in Appendix 2.

The project has been sponsored by the Princes Foundation which was established by HRH The Prince of Wales.

The Princes Foundation has a specific focus on improving the built environment through engagement, education

and demonstration projects. More specifically, the Princes Foundation creates a forum within which:

the design and build of homes, workplaces and communities con be raised to levels of excellence in terms

• of sustainability and local environmental factors and economies. The Foundation also seeks to put people at

the centre of the design process. It teaches - by demonstration and through strategic partnerships that the

timeless principles of traditional urban design we i'y to creating healthy and prosperous communities in a

way compatible with people's needs and aspirations for their homes, streets and neighbourhoods.

The Bowden residential development provides an excellent demonstration of the objectives of the Princes

Foundation througl -i its use of traditional design and building materials while achieving a 6 Star energy efficiency

rating. In addition, it oresents an unique residentia product comprised of traditional 'terrace' housing fronting

Sixth Street and more contemporary 'mews' housing at the rear. Such a product has the ability to cater for a

variety of different demographics ranging from traditional 'nuclear' families to lone person households. The

inclusion of the 'mews' housing also presents opportunities for extended families to live in close proximity while

also retaining a degree of independence. Such an arrangement may be particularly attractive for older family

members who may wish to live near their childien or grandchildren but still maintain their independence.

1 he proposed development will contribute towards the attainment of the Vision for the Bowden Urban Village

which is as follows:

Bosc)i'n Urban Villogi- is a creative and diverse community, living and working in a high density sustainable

urban environment.

Its character, porklonds connections and integrated urban design will offer a new and distinctive place in

Adelaide for residents and visitors.

In addition, the project will be consistent with the desire as expressed in the Developer's Handbook & Urban

Design Guidelines for the Bowden Urban Village to achieve a flagship walkable neighbourhood in metropolitan

Adelaide by creating:

A sustainable and commercially feasible residential, retail and commercial wolkable neighbourhood;

An internally and externally connected community both physically and virtually, in the context of the

great Adelaide city;

• A project that is flexible, capable of adapting to changing market and demographic conditions:

13

Erpnrriss ii Thlrostfiii froG rn i purk acid c rGIpir r rr trio! o trorisferubft: lv ifiivr rtr (At

un d nationally, and

A project that will lead the market and expand the range of dwelling types currently on offer in

Adelaide

I n' S.iNtcct Al1J w1J I tict

11 . 1 I'he Subject Land

The subject land is located at tçts iS Sixth Stieet, Bwden und has ar area of approximatfy SOrn It

a frowago of ipproximately 50m to Sixth Street and a secondary frontage to Leighton Lane of

approximately 2cm. A service lane is ri ated to the rear which provides vehicular across to both the trjh1i

land and the existing residential development to the north fronting Sevenur Street

The subject arid is generally flat and has been cleared of all vegetation. The Sixth Street frontage features a

number of semi-mature Street lrees, a landscaped p,arclen bed, footpath and Street furniture friclUding Street

:bting and bil t ru s Importantly. Sixth Street isa low-speed traffic environment which utilises a number of

- sign features, such as Street trees within the carriageway, to slow traffic Certificates of Title are pwv'ded ri

Appendix 1-

.

- - I Subject land as iiiewed from the southern side of Sixth Street

-

.

I r'-i-

etstics

3.2 The Locality

The character of the locality is currently evolving from the previous industrial use to a medium to high density

master-planned residential precinct. While some of the buildings which were formerly part of the Clipsal

industrial development remain, the majority of the locality is undergoing a major transformation with a

substantial number of multi-storey residential buildings under construction. In addition, a network of open

space and recreational facilities has been developed within the locality in accordance with the Bowden Urban

Village Masterplan. This includes 'Kevin Taylor Park' which is located directly opposite the subject land and

which provides opportunities for informal recreational activities.

Within Sixth Street, residential buildings are generally three to four storeys in height and typically feature a

• be It-form which extends to the front, side and rear boundaries. The design of buildings and the materials

en ed varies considerably in the locality,

eyond the immediate locality, the subject land is in the inner-city suburb of Bowden which enjoys excellent

iess to the Central Business District of Adelaide via two railway stations and a tram - all within easy walking

ditance. The subject lands also close to the wide range of recreational activities offered within the Adelaide

Park Lands and is easily accessed by car and bus from the arterial roads of Park Terrace and Port Road.

In terms of the relevant planning controls, the subject land is located within the 'Urban Core Zone' and 'Bowden

Urban V,llaen' as identified in the Charles Sturt Cor ocil Development Plan.

15

e <tciirc

i)L)Je'Lt Lund and Lo alty

Ik

* • - .. • - - •_ I. .

Ar

' I — — —

4,1 I,,iiid tse

the proposed deeIoprne;t eL- the c n-r i in O m-'uium-density resid-nt,il iov( )pment comprisn

'terrace dwellins fronting Sixth Strnet and 4 mews' dwellings or 'Fonzie Flats located above the gthriges

servicing the tet race dwellings While the proposal will have the appearance of rOw dwellings when viewed

fr:rm Sixth Street it does not roatly fall within the definition of a row dwelling provided by Schedule I of the

ih'velopment Pryiis;tions 2008 (see below) I his i ,, beLause the incluii in of the mews dwellings at tire rear f

thu subject land means that the site is not held exL!usvely For the row' dwellings,

row dwelling means a dwelling-

o) occupying a tite that is held exc/usvely with that duelling and has afrontage to a pub/u rind r to a rind

p sod in a plan if land division that s thi- 'ubject of a i,urrent deueiopnent out hrrisatiun, and

i'Ll comprising :f 3 or more dwellings preceu cide by ;de, joined together and forming, by rhemcelee•. u

soiulc- buildinq

.

iI

e c

Rather, the del riition for a residential flat building identified in the Development Regulations appears to provide

a more appropriate description for this development:

res/dentlalfiatbufiding means a single building in which there are 2 or more dwellings, but does not include a

semi-detached dwelling, a row dwelling or a group dwelling;

herefore, the proposal can best be described as two residential flat buildings - the first building containing 8

dwellings and the second building containing 4 dwellings. However, for convenience, this Planning Statement

will refer to the separate elements of the proposal i.e., the 'terrace' dwellings fronting Sixth Street and the

'mws' dwellings fronting the rear lane.

4.2 Built Form

ie 'terrace' dwellings will be three storeys in h"ight with the majority of the third storey contained within the

roof of the building. The ground floor will contain a 'reception' room, a kitchen, a toilet and a living area which

will open out onto a courtyard garden of approximately 29,89m 2 in area. Beyond the courtyard, a single garage

s:l be provided to service each 'terrace' dwelling. This garage will be contained within the second residential

flat building with the 'mews' dwellings located directly above

The first floor of the 'terrace' dwellings will contain the master bedroom, walk through robe, bathroom and

study. Balconies will be provided at this level and can be accessed from the southern arid northern elevations.

The second floor will contain two additional bedrooms and a second bathroom. Dormer windows will be

provided on the southern and northern elevations.

the mews' dwellings will be located within the second residential flat building to the rear of the subject land. A

sirple garage will be provided at ground level along with a laundry and storage area for bins. The first floor of

the mews dwellings will include an open-plan living area with kitchen along with two bedrooms, a bathroom

•

and a toilet. The first floor also includes a 'Juliet' balcony with bifoId doors which, when fully opened, will

provide a serni-€octernal environment which takes advantage of the northerly aspect.

A total of 12 car parking spaces will be provided in the second resident,al flat building to service the

developrrient. This represents one covered space per dwelling. The car parks will be accessed via a rear laneway

off Leighton Lane. This rear lane also services the c'dsting dwellings fronting Seventh Street.

Consistent with the design philosophy of the Princes Foundation, the proposed development generally utilises

tra ional building materials and colours including:

• Ochre painted rendered walls;

• Coated aluminium sash windows and doors;

• Timber front door with metal gate cage;

• Corrugated metal roofing— metallic colour,

• Corrugati FRP rooflight pn. Is;

17

e

i:a'ed nCI3i sEt an Ian )ai( y :inl I dl

Timber external solar blind-, built into the verandah; and

rez ad Lniher Cc dai y lenue

5. I Relevant Authurit

.Hause 13 of ':hedule 10i the Development Regulations, DOS, identifies 4llclassesofdevetoprnrntin that

port of the City of Charles Sturr defined in the Urban Core Zone in the relevant Development Plan as Bowden

iJrton Villagp as devekpment to be Jetern ned by the Develcprnen Assessment Commission. Pursuant ti

Clause 15(1)(a) of the C 1 cvelopment Requlatlons. 2008 the Development Application must be lodged with the

eevant local I (Charles Sturt) which is requ red to forward the application for assessment to the DAC

I hin S business days

parate to the statutory assessment process, fenewal SA as initial land owner, diveti prnent facilitator and

enc urnbrancee also have a nnn-statiitury apprnvat rate in the planning process with proponents tenured to

sshmit a detailed development proposal to Renewal SAn order tu obtain approval at'anst the tlrh rin Pesign

Guidelines via the Bowden Design Review Panel (BDRP) prior to seeking statutory approval and commencing

construction

his non statilt(iry process has now ieen completed with the BDRP approving the developtient on zl, Mjrch

m 1 c

5.2 Nature of Development

nun the Urban (ore zone the ilt ,yelopment of a 'Residential Fiat Building is a Consent use (meanin the

application s nether Complying' nor Non-complying, but is te bc assessed on its merits). T et tie

proposal must be assessed on it nini lhe ant pi csisinns of he e i r free ri Clan

5.3 Public Notification T0 Development Plan lists 'Residential F- it buildings as Category I urms if developnerit not iequir IIg POLL

iut,fication. Therefore the propcsal is a Category I form of develnpmenr for the purposes of pub

notification

5.4 Aienc', Referrals

As outlined pre.iously, the application will be flltudlly oLipea with the City of Charles Stun (viho then forward

It appleaticin c the DAC I and flu at afforded a -.ix weef nerid in which to provide romnieut ii he flAt

or I lie a pplic dl

1 C) (j)

.

ekistics

(. I )eve lopinent Plan Assessment

6.1 Overview

The subject land is located within the Cit y of Charles Sturt and is within the 'Urban Core Zone' of the Charles

Sturt Council Development Plan (Consolidated 25 September 2014). In addition, the site is recognised within

Concept Plan Map ChSt/23, Bowden Urban Village Urban Core Zone which provides indicative building height

and density targets for new development. In terms of the subject land, the Concept Plan contains a target of 34

storeys, a maximum height of 16.5m and a minimum net re';idential site density of 60 dwellings per hectare.

Given that the terrace' dwellings will be three storeys in height and given that the proposal achieves a density

:pproximately 96 dwellings per hectare, the proposal satisfies the guidelines expressed in Concept Plan Map

i/i /23, Bowden Urban Village - Urban Core Zone.

6 1 Zoo fna and Policy Areas

.

ndustry / 4..

ih

' N Urban Core

Urban Core

PolicyAroa24 /• i• Main Stre.t

/60

Park Lands Zone Poircy Area 24

- RivrlorrensWeit

/7' t T : 11 )t. iii JliAk ;--- '0111 Yí.Al),flAP{ N ., 40

— — —

The subj:t land is located within the 'Affordable Housing' and 'Noise ondAir Emissions Designatedflrea' as

identified in the respective overlay maps. It is understood that the Affordable Housing provisions are only

'triggered' for residential developments greater than 20 dwellings. Therefore, given that the proposal only seeks

12 dwellings, thesn provisions do not apply. It is also understood that the Noise andAir Emissions Cesignated

19

) ''ctgrc

y i' it 'I it tij- Miiii it' t ar Li Iii ii/i)((: ff U('.

tor the ( intro? of Ftenul sound I netefore, the proposaLs gilmerit with this 'pec.ificat 'on will be addressed

Ili ring the Buildird Rur' sses'rne' !

6.2 Lone and ( ouncil Wide Provisions

This section of the report provides an assessment of the proposal igisn't tne relevant Development Plan

Ciblectrves and Pin iples of Development Control. For convenience, the assessrrierfl has been grouped under a

serie i f headings which retite to the various planning provisions contained in the Development Pliri

cr oed land use residential is ionsistrnl with and suppor1d by 1';'ve i iii i' in a

::mot (nt.rOl (PD( ) I of the Urban Core Zor

08)1 A rnor'd USC .'OflC 0(1 ii rrtriodutinq 0 r711i u/ ef?ipOy(nefll ar'flC10li(i ion I ii I mr 1:/7) to /?,II/I

1 'nsmty (eSdr'ilial tirveloprrier'st in cloce proximity to 0 hiqh frequency putilic transport Cn!r:di.r

PL)i'l f,''iri,hirn 'loprm; nr r 'IDIO' IIN 0 11, , 1 'rf, e 0110/SC 'CI ri to-

I' 5' mit -U -7 i -

iL' at the proposed res : -1 .a ,-,if we hod s suported b :' foIo.-ir- extro:ts from the - 'ii

hir 1 ter tatemenl of the Orbari Core Zone:

ne upports hoiir ' it - i 1': h''mi'tj - arid a ri i' -dv,eiIi t, tie

11 an,1 hifl ilcnssty heut m, prsnhiJiI' in (lie farm of rc a' dwellllojs, res':j?ntoJ; tar hu',dOic and mo, d

Lu;id:nqs v.ill be developed in the :one Development it-il? he encouroaed to achieve th desired minrrnu,n

mrQe site density as show,, on (uncept Plij,i Map ChSI/2 Bawcipn Urban Ii,/Iae and conce .pt Plan Maji

ih r ,'f5 -t , ' I 'rhri C OLL' O(i0

ih mns'k in Atec, wi ':Uv;r c btif!e bet wt'eri the one Area and aiij000nt no ;ideotial area:- :- iie a ith

Ic'velopmonr toing the form of hiqh quality medium high density housing where the combination of

love/brigs and i sidental flat ?ur'dinqc will prc.wide a rariqe of housing fat u dii t rse co;rirnunity

I / Ii 01 the Urban Lire Zone seek:- residential development whir h ,SLhjOVCS a range of density trgets as

ilIdrateri on Concc'pt Plan Map (Thht!. - Bowderi Urban VilLige As outlined previously, the propced

11 'iloprriifli meet' both th' do-its arid freight tar gels identified ir this concept Par' Mire spocifically the

ierrii e dwellrr"' will be three 'a es ''io ch' nd a density of approxinr.tey Ph rL..'if-ing' ncr hectare will be

h

20

ekistics POC11 Residential development (other than residential development in mixed use buildings), should achieve

a target minimum net residential site density in accordance with Concept Plan Map ChSt/23

Bowden Urban Village and Concept Plan Mop ChSt/25 - West Lakes Urban Core Zone, recognising

that the target minimum net residential site density may comprise a series of developments or

buildings that do not all individually achieve that target minimum.

With the above in mind, the proposed development is an appropriate land use in the Urban Core Zone and also

satisfies the Zone's desire for medium to high residential development.

6,2.2 Built Form

The Development Plan contains a number of provisions which seek to guide the built form of development in

• terms of design, scale, siting and set-backs. For example, the Desired Character Statement contains the

following guidance relating to built form:

Development in the zone will achieve high quality urban design in both the public and private realm. Buildings

will contribute to the provision of a coherent public realm by shaping the street space and, in particular, the

physical and functional charocter of development fronting a key arterial road or public transport corridor.

Development will contribute positively to the quality of the public realm by articulating buildings with

canopies, modelled facades and balconies that make use of light and shade and by providing architectural

detail. Solid material will be balanced with glazed areas and plant and service equipment will be enclosed and

out of view from the Street and neighbouring sites.

The proposed development satisfies the extracts of the Desired Character Statement copied above by providing

a high quality built form which will reinforce the evolving compact residential character of the streetscape. This

will be achieved by siting the buildings either very close to, or on the boundaries of the subject land and through

• the three storey height of the 'terrace' dwellings facing Sixth Street. In addition, the buildings will present an

arttculated face to Sixth Street through the use of design elements such as balconies, dormer windows and

transparent front fences. The 'mews' dwellings will also feature balconies and sunshades to create an

articulated façade to the rear laneway,

In addition to the Desired Character Statement, PDCs 25, 26, 28 and 29 of the Zone provide guidance in relation

to the height and setbacks for residential development. PDC 25 indicates that building heights should be in

accordance with Concept Plan Mop ChSt/23 -. Bowden Urban Village which, as outlined previously, seeks

development of 3 to 4 storeys on the subject land. PDCs 26 and 28 deal with setbacks and indicate that, within

the Urban Coie Zone, there are no minimum front or side setbacks. PDC 29 deals with rear setbacks and

stipulates that there is no minimum rear setback where a rear access of at least 6.5m in width is provided. The

proposed development complies with the setback provisions contained in the Zone. More specifically, the main

face of the 'terrace' dwellings will be approximately Im from the Sixth Street boundary to allow for a modest

amount of landscaping. In addition, both the 'terrace' dwellings and the 'mews' dwellings will be sited on the

side and rear boundaries of the subject land.

f F 00167003 1 24 1u'y201'

21

ekistics

The General Section of the Develooment Plan also contains a number of provisions which seek to inlluence the

built Form of new development. These include PDCs 9, ]O and 11 in the Design and Appearance Section which

relate to overshadowing and overlooking.

Overshadowing

PDC9 The design and location of buildings should enable direct winter sunlight into adjacent dwellings and

private open space and minimise overthadowing of:

(o) windows of main internal living areas

ground level povate open space

upper level private ho/conies that provide the primary open space area for dwelling

solar collectors (such as solar hot water systems and photovoltaic cells),

POC10 Except where specified in a zone, palrcy area or precinct, development should ensure (hot.

nail h-f acing windows to habitable rooms of existing dwelling(s) on the some allotment, and on

adjacent allotments,' receive at least 3 hours of direct sunlight over a portion of their surface

between 9 am and 3 pm on the 21 June.

ground level open space of existing buildings receives direct sunlight for a minim urn of 2 hours

between 9am and 3 pm on 21 June to at/east the smaller of the following:

(i,) hoif of the existing ground level open space

(ii) 35 square metres of the existing ground level open space (with at least one of the oiea's

dimensions measuring 2.5 metres).

where overshadowing already exceeds the requirements contained in part (b), the area

overshadowed should not increase by mare than 20 per cent.

kisua/Privacy

POC11 Buildings with upper level windows, balconies, terraces and decks should minimise direct

overlooking o,f habitable warns and prrvate open spaces of dwellings through one or more of the

following measures:

off-setting the location of bnlcones and windows of habitable roams with those of otl'er

buildings so that views are oblique rather (hair direct

building seLbocks from boundaries (including building borindar' to boundary where

appropriate) that interrupt views or thot provide a spatial separation between ba/carries or

windows of habitable rooms

22

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screening devices (including fencing, obscure glazing, screens, external ventilation blinds,

window hoods and shutters) that are integrated into the building design and hove minimal

negative effect on residents' or neighbours' amenity

other thon within the Urban Core Zone, sill heights of not less than 1.5 metres or permanent

screens having a height of 1.5 metres above finished floor level.

PDC12 Permanently fixed external screening devices should be designed and coloured to complement the

associated building's external materials and finishes.

In relation to overshadowing, it is noted that the shadow cast by the development will fall towards the south

over Sixth Street, Therefore, it is unlikely that the proposal will overshadow existing or future residential

• development in the locality. It is also noted that the Urban Core Zone seeks medium to high density residential

development of up to four storeys in height in this location and, as a result, a degree of overshadowing will be

unavoidable.

In relation to the potential for overlooking, the 'terrace' dwellings will not overlook the habitable rooms of any

existing residential development and will not overlook the habitable rooms of the 'mews' dwellings. While views

from the 'mews' dwellings to the dwellings on the opposite of the rear laneway may be possible, it is noted that

the private open space of these dwellings is at first floor level and is screened by horizontal timber slats.

Therefore, it is unlikely that direct overlooking will be possible from the 'mews' dwellings to the private open

space of the dwellings opposite. It is also noted that the medium to high density nature of development in the

locality means that a degree of overlooking may be unavoidable. For these reasons, the proposal generally

satisfies the overshadowing and visual privacy provisions of the Development Plan.

6 2.3 Residential Amenity

There are a number of provisions in the Development Plan which seek to ensure that residential amenity is

protected within new and existing development. These provisions include guidelines in relation to private open

space, noise and the provision of appropriate areas for site facilities and storage.

In relation to private open space, PDC 13 within the Residential Development section of the Development Plan

indicates that ground level dwellings on sites less than 300m 7 should provide a minimum area of 24m 2 of which

16m' can be provided at the rear of the dwelling and the remaining 8m 2 may comprise balconies provided that

they have a minimum dimension of 2m. The 'terrace' dwellings satisfy these private open space standards by

providing a courtyard garden area of 29m' as well as generous balconies on the northern and southern

elevations.

In relation to the 'mews' dwellings, PDC 17 seeks a minimum area of 1rn 2 for two bedroom dwellings located

above ground level. While the proposal does not satisfy this standard, it is noted that a 'Juliet' balcony is

provided for each dwelling together with bi-fold doors which open up to the main living area. In this way, a

semi-external space will be created which will allow for significant sunlight and airflow to enter the dwellings. In

addition, it is noted that the 'mews' dwellings represent an unique residential product which is intended for a

specific demographic who may not necessarily desire or rreedthe same amount of private open space. It is also

k.f- 0C16-OQ3 I 4 iuy 20'

23

ekistics

noted that the Bowderi Urban Village contains a network of public open space in close proximrty to the subject

land. this includes kevn Taylor Park which is located directly opposrte the subject land

for the reasons outlined above, it is considered that the provision of private open space is appropriate for the

propdddevelopment. -

PDC 12 of the Residential Development Section seeks to protect the amenity of existing and future res;dential

development from fixed noise sources such as air conditioning units and pool pumps. The proposal has

addressed this requirement by ensuring that the air conditioning units include sound attenuation to avoid

nuisance to adjoining landowners and occupiers.

PDC 25 of the Residential Development Section provides guidance in relation to the provision of facilities such as

mail boxes, bicycle parking and household waste. While the plans and elevations do not specfy the location of

mail boxes, it is considered that suitable areas are available for the installation of mail boxes for both the 40 'terrace dwellings and 'mews' dwellings. in addition, bicycle parking has been identified on the plans within the

garages and dedicated areas will he provided for rubbish bins to dispose of household waste.

It is noted that the Council has raised a concemn.that a mnimum of 8m' of storage has not been provided for

the 'mews' dwellings. It is assumed that this standard comes from PDC 12 in the Medium and High Rise

Development (3 or more storeys) Section of the Development Plan. While the designated area for rubbish bins

may not include 8mr of storage, it is rioted that PDC 12 indicates that storage can also be located within a

garage or within the dwelling (but not including a habitable room). Therefore, it is considered that a range of

storage opportunities can he provided in the garage or dwelling in addition to the designated area for rubbish

bins. In this way, the proposal satisfies the storage guidelines contained in PDC 12.

t, 2 4 Trnnsparf, Access and Pwk,ug

GTA Consultants have undertaken a detailed tiaffic and parking assessment to confirm that the proposed

access/egress, vehicle marioeuvring and parking arrangements are feasible, safe and achieve the relevant

Ausliatian Standards (refer to Appeno'1x3). This reporT sets out an assessment of the anticipated trait ii

implications of the proposed development, including:

• Existing traffic and parking conditions surrounding the site;

• Parking demand likely to be generated by the proposed development;

• Suitability of the proposed parking in terms of supply (quantum) and layout:

• Traffic generation chaiacteristics of the proposed development;

• Proposed access airangements for the site; and

• Transport impact of the development proposal on the surrounding road network.

G1A have made specific reference to the relevant provisions of the Charles Stun. Council Development Plan and

have also assessed the proposal against the relevant Australian Standards and guidelines.

In addition, GTA have specifically addressed the pielrrninary concerns raised by the City of Charles Stunt in

relation to the movement of vehicles in and around the proposed development. In summary, GTA consider that,

24

ekistics given the very low speed environment that has been created in the Bowden Urban Village, the proposed traffic

movements will satisfy the relevant Australian Standards and guidelines.

Following their assessment, GTA have concluded that:

The proposed development generates a statutory parking requirement of 9 spaces.

The proposed supply of 12 spaces exceeds the statutory requirement and is considered to be

appropriate.

The proposed parking layout is consistent with the dimensional requirements as set Out in the

Australian/New Zealand Standards for Off Street Car Parking (AS/N252890. 1:2004).

. There will be sufficient sight distance available to vehicles reversing from the proposed garages.

• Access for Council's refuse vehicle will not be impacted by the proposed development.

The provision for bicycle facilities is considered appropriate.

• The site is expected to generate up to 6 and 52 vehicle movements in any peak hour and daily

respectively.

There is adequate capacity in the surrounding rood network to cater for the traffic generated by the

proposed development.

Based on GTA's assessment, the proposed development satisfies the relevant provisions of the Development

Plan in relation to traffic, access and parking. In particular, the proposal satsfles the following PDCs of the Urban

Core Zone:

PDC19 Buildings should predominantly provide vehicle access via a side street or rear lane access way.

PVC 33 Except where incentives apply, vehicle parking should be provided at the following rates:

(a) for residentia' development in the Bowden Urban Village, 0.75 car parking spaces per dwelling.

Coiic I us iOfl

This development application seeks to establish a high quality, energy efficient medium density residential

development within the Bowden Urban Village. The subject land is well suited to its intended use, having been

designated for medium-density residential development by the Urban Core Zone and the associated Concept

Plan Mop ChSt/23 Bowden Urban Village.

Following an inspection of the subject site and locality, a review of the proposed plans and associated

documentation accompanying the application and a detailed assessment of the proposed development against

the relevant provisions of the Charles Sturt Council Development Plan, we have formed the opinion that the

proposed development represents appropriate and orderly development that deserves favourable

consideration for approval. More specifically:

Ufli i, 7 Oi) 24 )L.lV 201

25

ekistics • The proposal is closely aligned with the land uses sought by the Urban Core Zone;

• 1 he proposal will establish medium density housing while also providing a range of dwelling types in

close proximity to public transport and the Adelaide Park Lands in accordance with the Desired

Uaract -erStaiemerrfoi the Urban (öTë2one; -

• the development will be integrated with the broader Bowden Urban Village through the utilisation of

the existing road network while also taking advantage of the open space facilities such as Kevin Taylor

Park located opposite the subject land;

• The proposed development has been designed to accommodate safe and convenient vehicle access,

egress and circulation, including to the garages provided at the ear of the subject land;

• The supply of car parking spaces will more that satisfy the anticipated demand for the proposed

development; and

4. The proposed development will protect residential amenity both for future occupants as well as

existing property owners outside the subject land.

the proposed development is therefore closely aligned with the most relevant provisions of the Development

Plan and warrants Development Plan Crinsem, subject to reasonable and relevant conditions,

.

26

ekistics

Appendix 1. Certificates of Title

.

.

27

• '0 *i L 1 1. 1 I 1 1 1 4 •1

CERTIFICATE OF TITLE REAL PROPERTY ACT, 1886

4 l

VOLUME 6110 FOLIO 441

Edition 1 -

Date Of Issue 09/05/2013 : () Authority RIC 11917214 - p -

SouthAustraila *

I certify that the registered proprietor is the proprietor of an cstatc in (cc shnplc (or such other 9

estate or lntret as Is fUftwth) In th1ánd within daibcd subject to such encumbrances, liens - '0

or other Interests set forth in the schedule of endorsements.

±? REGISTRAR-GENERAL

• :* REGISTERED PROPRIETOR IN FEE SIMPLE ' 0

.- • URBAN RENEWAL AUTHORITY OF LEVEL 9 (WEST) RIVERSIDE CENTRE NORTH TERRACE , ADELAIDE SA 5000 r-

'0 , 1 01

DESCRIPTiON OF LAND

ALLOTMENT 17 DEPOSITED PLAN 90924 • " - IN THE AREA NAMED BOWDEN

HUNDRED OF YATALA

-'0 EASEMENTS I

NIL 1

• lf'0 SCHEDULE OF ENDORSEMENTS 01

••' • -1 1 NIL -4

• '0

01

'0

01 '0 1

'0 4

•01 i '0 '0 0 0

F 4 1

* ¶

0 '0 .7 1 •0 I

O 1

28

.

,G( .. ; •tc: •:i .'k -:

t 1 II CI( i: P'6: 9: y b to r ,w • a ,J I 4I 1cij> '&i' f j _4J • •?3: .J •.. .-s. ' ?WtQ' •.• ... .• I1' . -

PlcEs sa.z / M oi • \ cE N1oThEi(r CcU'fISES TOTALP.EA r •\

looze. • .40 ( AS1tRISK O€NOTES PIECE, IDE)TIFIER OMY \

84 puIc POBLIC PvaLic \

\ :3J -.-.----.-

WALKWAY

; . -

WALKWAY WALKWAY — \ 0 I . col O4Y

: SEVENTh SEVENTh TREET ' 27130 J 2r3O T- stREET ; FD

.. . (_. •1 • 'li 2137

Pt-3.6 I I I I rn I I : (20) 1 ilk' 12 13 I '(T9F) L

wi 7iOrn ( 9I4m 877rn

162

Ke

375 __. __.________. I - 1207m2

12r193o LEIGI4TON 87. LANE 1271930

2277 - - I I 1 I I I T J 24.75 2475 3605 g Iw • VIDE ENLGT 68 cI ilea;

5m (T/F) 18 13 7 829m 4 > / C'IJ CJ C1 • 1'T/fl

a 2475 2475 75. 2544 TERRACE

L '4 . - . 20171 $3 I94.33 Sp • Of

; ® SIXTH _ Mw SIXTI1.STREET_ f____00•D2

3oPI _ STREET

~vj FDr -. Th.[ °• I 445 ---

D 1/F

3L\l

scx bXTRES

0 75 IS 22'5 3 37.5

DEPOSITED PLAN

.

. . J -. ,., t • ., . .. ;• t• • I : : : ø ' ' . ; . 1E i c • c (l $ iti ;,• U 4i ( 4 . - I . . e I t • , . - . . .. . .' "it . a No - pt - , 1 ' t ! . • .r .i I • . , ON d _ 9 - . - ..' .J . .' *4 . - _J .., .d Id .d .

£1 -E&ARGEI&NT A9 - - .

I- NOT TO SCALE * Asterlsk eriotes PIECE entIfIer onty €89

\ .

5 SEVENTh STREET '\ 8 t2rldfol 206t6 '\

FO 246 \ . g F9 SEVENTH STREET I27i93O I "

11-0 fi

i!8 I 27-I010 12r19'30 7 3e

oG7

y Iy • 22'46 /2OI23 e/ I U

21 3? •\ SEVENTH (T/F) $ .

81 SEVENTh

STREET 162 . .

•n iii d

G1BSON UI .

STREET j 12ri g,3w , .t I 3605 1

. It. 127*1930 S l 2277

N 1

82 82 63

110 . SE1T 9 . :

'-1\ 3O7.Is:•94.33 )-

\ 2844 PARI< . •1 4 ' 9024 3Orl93O ' 194•33 N.

TERRAcE m . C) - 207 9O•24 ' j_ - a) 10

• • j m i 3Orl7• 3O OrI73O I stxTh STREET - ---- -SH STREET

12r1930

ig

LEIGHTa( $7 17829

LANE

5 699 698 699 690 698 699 4'36 418 410 417 417 454 (3.9)1) 9.5 24.79 44 a

_ hO N 33

206 205 204 203 202 201 95 95 194 193 192 191 PLLIC IS I1T) 170m 17n2 hOrn' I1s' 170i' 1060 1020IO2t IO2in IO2 )06r W4I.KWA'

30rI9'30 0it

10 (T/F)—.

4

231 .5 15 699 9.99 5.99 699 9.99 699 435 418 418 417 417 4.34 5 2475 3O7'30 194 ,33

4 SIXTH 82 STIET 44 . ENLARGEJENT 88 8

4

*

- ' ' 4t P .9 9' P 1. 7 1 6 ,.

9. I ') t ' 1 I

44 h 3 p (.3 3 ti us 4t (.J d 8 U 48. U: ..1. . ( .J -. 4 '3 '&' .1. LL. . .. a'

.

.

VNI

'* .. Date Of Issue .pI05 12013 Authority RTC 11917214

SouthAustralla we; ... C.... .1_t.. / - ..i.. ....1.. - ...

ii piupiiun ul All ttI!.. Ill. l.11IlpIC Ur su(;Ji umi estate or unrresr as is sct forth) in the Jand within described subject to such encumbrances, bcns or other lntacsiet forth in the chcduIc of cndoiscmcnts.

• . .

..

REGISTRAR.GLNERAL A

a A.

, REGISTERED PROPRIETOR IN. FEE SIMPLE

ING URBAN RENEVAL AUThORITY OF LEVEL 9 (WEST) RIVERSIDE CENTRE NORTh TERRACE ADELAIDE SA 5000

DESCRIPTION OF ..LNP . 114

ALLOTMEEQSrED. PLAN 90924 • .. IN THEAREANAMEDBOWDEN

HUNDRED 1 1AI.A

EASEMENTS

NIL .

t•. SCHEDULE OF ENDORSEMENTS

NIL

,.' E0

Jki I I

• . -

• . c.

T • • . .

B .

:,.

13 - .,-•;•

End of TexL PAGE1OF3 s. i .pS..h •' •- ..'s .- —'.. ..—'- .--.. 1 ' s ••--,. —, • .— - .—" ••-•.. -'--. .. •%% •t (•• ,'k!

: 4 4 I • • .1.

. ? # . e J , J ' t l• ,4 i •4f & ø " ' ø 1 4J &

l. • ,W ' '.' . Iii 14 tv 4 çi .. . 4.1 -, - -' .

.& . 4 d • 4* • 1 ã ' êJ • .1 1 o

a ENLARGEMENT A9

NOT TO SCALE 3 AsteHsk denotes PIECE dentif'Ier orLy ENRD9 \ • .

; N

Q ESCL

•, ® 1 SEVENTh STREET \ c

N-_-- 27'iOlO I 206I6 \ . )-t •FD

2O26 & \

gi • SEVENTh STREET 1211930, Ot23 I 0• 1&4 1 14 I P21lO'IO

I2rI93O / Lu a7 4 •, __4/i / • ;4 __\ ,— 2012 81 / I 0

• >• r P SEVENTh CT/F) ,I 1p -• •0 _ _ 4

SEVENTh STREET 62 , ,

4 80 flu STREET 1•n •ø GIBSON 2 R

I STREET 27'1930 9 . l

6O6 i 0

I- I27t9'3O•

Ii• 22•77 • •a I

- I iio SIH st:H

163 j: <d STREET STREET a 0..

I5 . \ 9 c: VI

3O7• I9'3O 19433 ) \

za.a . PARK : —, f 307• t9• 30• I9433 •. .. TERRACE m thIs 4 . O4

9024 a) 44

' m ; SIXTH 3OTI73O

STREET 3O1173O I : ' •

®6D -STH STREET44

:

SIxTH 9486 2T93O :. 88 STREET

41 E :

RESERVE

1002 IF

vo

LEIGHTON 307'IB30• 12629 LANE

•1 699 698 690 696 6.98 6-99 4-36 440 4-10 4-17 4-17 4-34 (3.6)IJ 95 24-15 94

w

((0 IN31 (1/F)

83 206 205 204 203 202 201 196 195 194 193 192 191 pUBLIC is * 7Gm' hOrn' 17 7Gm' (7Gm' 17Gm' lOw t 0201020 Ozv Mw lO&s WALKWAY 4

( i( *

(TM-.c • 23-I (3-6 699 6-98 9-06 690 6-98 609 4-35 416 4(6 417 4-Il 4-34 8 _J_i__ 24-75

SIXTh 82 1361 44

* tNLARGDENT88 ..

5C1 IL11S

* . 0 * *, 0 , , * •Ø ( 0 e • .* •*• 'P.. g96 OP 0 0 99 0 'P - 4 *1 'P

394 •,, 1 44

44 .4 44 vi

1 -- -,

4 - .w - ' 44 .4 .4 .4 44 44 S 44 44' .44 44 'g9 '4.. 4J- .1 '.J• -. .g .. •.i

tr` V1411- IRK m .1 wr Vill 'i vir Sr Vill ~-74 -vm

.Jc ':- •dJ • . ., . ;•. . .11i SO€Du'E

:- : • •\ I 4E ALLOTMEiIT COMPRISES $ TOTSLAIA ' .# lo0;loo2*.Ioo3! .1 I406ha

'\ \\ \ 84. 85 86 • 1 a \ ..PuBtJc • . .. P.UBL!C . ,'ut':c, \. \ i •L >,,•

WALKWAY YJALKWAY 'WALK%AY \ \ I 1PhbiII a ' I'

. t - E;N; - / FD

L\* '--- NJ--;: T!T"P37'

I'.1 cn

877il

12

If 07

• 1A14

1414 11am' •

.37.5. .. 36 .

'! 12T1930 LEIGHTON 87 -L!ANE Jt 22•77 : r :1:___ • - I___••._I __ I___1:-I_._•: _ 24.75 ": 247• • • 3606 lw

.. 1: VIDE ENLGT 88 '"D

Ill

'!: ! fi__€m h 829m/ j gPARK

I c 23l "4_•1•• ___•_ •.__:..:•:•'_

2475 24?5j75__ •_ 2844 TERRACE

9r: Jfl MN • MN _ -.•iMN •• _-____ O tsk . $J; , ®@IxTh rD J whillill

All

qI 156

_•56(21::f 65•3 ____•_______. _ TF)___

:

FIFTH 92 '. •:. S ZPM TRE ET '?• a4 SCQt METRES .. .• ,

075I22•530375 SURVEY INFORMATION IS DERIVED FROMDEPOSITED PLAN 90926

will •1'

:i$:w sit

.

.

ekistics

Appendix 2. Proposed Plans and Elevations

34

/ / / /13/

4 BOWDEN EAST 17 & 18 5/ / PROPOSED CONTEXT PLAN /

.v FOR DRP/PLANNING MARCH 2015 v7 1:200/Al PAPER SIZE

/194/

193 TRANSF 146

192

191

147 148 149 150 /

-'II

NNNI

S

LAMP POST

7 r / N N 6

212

P1 01 MASSING DESCRIPTION -

FONZII FONZIE FONCIE FONZIE N A C C D

V V /

DDU I

QARAOFS

162

(\ j)

DRP 009

Ib)

6ARDENS

24 N

/ ThRRACE TERRACE TERRACE TERRACE TERRACE FERRACE TERRACE TERRACE / "N. "<

•IOUI S ';J•. t88.& I/N,,' ' /1,,,'' "1,,,' jIm'

t1p I I N I H

35

A D E L A I D E BOWDEN EAST 17 & 18

PROPOSED FLOOR LEVELS 1 FOR DRP/PLANNING MARCH 2015 vl 1:50/Al PAPER SIZE

RDG

RDG

NORTH - SOUTH CUT ELEVATION FACING WEST

JL11II

2::

I -m I H .

P - I

-

is

DRP

010

36

Al

.

0ri 4

0

pD ELP%DE &1s EPSl

EVELS2 oOR L

P R 0 P 0 S E 0 FRCH 2015 :50/M PAPER S%ZE

FOR DRP/ M

S

2 ..-.-

RDG -.

6

so U ¶ E

-

N .oUNtP_

37

vo II

..:

tit

I I: •t44 '1I.

I. :1

() ATi

rR i

- -. -

T1 4i4

A D E L A I D E BOWDEN EAST 17&18

PROPOSED TERRACE HOUSES AT SIXTH STREET FOR DRP/PLANNING MARCH 2015 v7 1:50/Al PAPER SIZE

't 70-1 T

~vl ---L-

S

0 PRINCES

OU N DAT ION

DRP

012

0


PROPOSED TERRACE HOUSES - TYPICAL FLOOR PLANS -

FOR DRP/PLANNING MARCH 2015 v7 1:50/Al PAPER SIZE

Ii H I

- 1

SIXTH 5TREI T SIDE

-

e1I

10 PRINCES

I FOUNDATION

r• L

DRP

013

.

ffir

0

39


PROPOSED TERRACE HOUSES - FIRST FLOOR PLANS -

FOR DRP/PLANNING MARCH 2015 v7 1:50/Al PAPER StZE

( I

A

<1t\/

H o

-

- :

U .

__

711

0 - - _

LI _ -

_

IE L

is

PRINCES DRp

j FOUNDATION

014

40

P - - - -. - - -- -


PROPOSED TERRACE HOUSES - SECOND FLOOR PLANS -


. . I t hJ :: • ••

- - - - -

10

I I

- - - - -- --. - - - - -

,-4x

11 - . - . - -

- - --jE -- - - - --d-------- -

PRINCES [)RP O~LNDATION

015

41

WEST ENDING UNIT

EAST ENDING UNIT

WEST ENDING UNIT

EAST ENDING UNIT

Lj-

WEST ENDING UN IT

EAST ENDING UNIT

.

r"

0 PRINCES

OUNDAT ION

DRP

016


PROPOSED TERRACE HOUSES END CONDITION PLANS

FOR DRP/PLANNING MARCH 2015 v7 :50/A1 PAPER SIZE

GROUND FLOOR PLAN ENDS

FIRST FLOOR PLAN ENDS

SECOND FLOOR PLAN ENDS

42

.

43


PROPOSED REAR COURTYARD ELEVATION OF TERRACE FOR DRP/PLANNING MARCH 2015 v7 1:100/Al PAPER SIZE

.

.

NORTH-EAST ELEVATION OF HOUSES FACING GARDENS

MATEPIAL.R OVERYEW

WALLS AI.. 11 WSL)OWS £ DOORS

JRRI)(A1fD IIAL RO)NG RETALLC COLOuR MR TAL. CRIMMEY FLUE

R[TAL ROOF ORLIIES A Fv PANELS

.T. cP.'LAR BLINDS BULl-INTO , rp5

tA Al U I MIII A E' St F DLV Ac

PRINCES DRP FOUNDA11ON 018

44

--

PLANNING NOTE AULURDI d&nAIlOI'(EANE. WITH

NORTH-WEST ELEVATIONS ON PUBLIC WALKWAY SIDE

if utI)u HADIA OF Iuu

DF WAL I IN RENDER AL TI4UD I 1)1 lU


PROPOSED SIDE ELEVATIONS FOR DRP/PLANNING MARCH 2015 v7 1:100/Al PAPER SIZE

WIUIJLLWS DYER LATLL:

-

WITH ':PuA[

-NPLAOUE

F 10 YHH PHINLE 0 1 WALLIL

I POIIjU.lTY TO RILATE TO PR' IJS ROYAL U,SIJs

I j 4 111'

fl

0 PRIN CF 5

FOUNDATION

El L STIr TONCrNPLFR

L.

SOUTH-EAST ELEVATIONS ON BONYTHON PARK SIDE

DRP

019

45


PROPOSED GARAGE FLATS AT MEWS LANE FOR DRP/PLANNING MARCH 2015 v7 1:50/Al PAPER SIZE

-

rjpA11 jill' -J I

Jill IIIIjJ I !

,73-75

1 * PRINCES

DRP FOUNDATION

020

.

.

I

.

=

4 T


PROPOSED GARAGE FLATS - GROUND FLOOR PLANS -

FOR DRP/PLANNJNG MARCH 2015 v7 1:50/Al PAPER SIZE

MEW S nE

_

1

( 4:

,11y±l I ............

- .."

1ERAtE SIDE

r

1OrL I

lip

PRINCE'S FOUNDATION DRP

022

47


PROPOSED GARAGE FLATS - flRST FLOOR PLANS -


,) I

7-77

r7 3 HI

j .................

WPM*f .Vttfl,

LI

TH

.

I - . -

0

.

DRP

023

0

ekistics

Appendix 3. Traffic Impact Assessment

GTA Consulting

.

.

49

GTAc nsultants

t 'Row" — — - — 'uu.rulI-

ro

.., _

*4$ .

CUent // Pj Austcih

Office//

Ree,ence /1 4AIOC U

Dote 1/

Residential Development

Lot 17 and Lot 18 Sixth Street, Bowden

r 'rf nrnr tcement

Issue:A 16/07/15

Client: Defence Housing Australia

Reference: 16A 1008000 GTA Consultants Office: SA

QuaUty Record

Issue Date Descrpflon Prepared By Checked By Approved By Signed

- A i16/07/15 Final SomAdarns PaulMorrisj_PouiMoms 1Ø2AL

GiA Consultants JGTA Consultonts I sAl Pty Lid) 201

The inforrnu'ron cordairrd In tOss dcsC,rortt is c ,r d'rttio Oud intended solely for the use of the chrnl for the purpose for wtch It has

been prepared cind no roprcsrstolsurr made or is to he impted or betng mode to xuy third party Use or copying of this document in whce or In prt without the wtt ten permission of .1A Co - sullonts conrtifules on Infringement of copynrst. The Intellectual property CrintainOd In ttSs ulocunerit omains the AA Consultants

0--* GTAc i nsultants

Melbourne I Sydney I Brisbane

Canberra I Adelaide I Perth

Gold Coast I Townsville

51

!ritoductIon

rrrd i.

Existing Condttlons

2

Development_Proposal______

ri

hcI1 .C1CSc

4 Car ParkIng

9

IT

SustaInable Transport Infrastructure

10

Loading FacilItIes

-ii

I oicJincj Aitrjncjcme'R

7 T,afflc Impact Assessment

13

Council Comments is

ConclusIon

19

'fl4 l npacA -

- 6.

i ..ti_l ree f GIA

52

is

Figures

Figure 2.1: Subject Site and its Environs 2

Figure 2.2: Bowden Urban Village Mosterplan 3

Figure 2.3: Sixth Street (looking South East towards Park Terrace) 4

Figure 2.4: Leighton Lane (looking North West) 5

Figure 2.5: Public Transport Mop 6

Figure 6.1: Refuse Vehicle Navigating Leighton Lane with Relocated Light Pole 12

Figure 8.1: Available Stopping Sight Distance (SSD) 16

Figure 8.2: Vehicle Reversing from Garage Gi 17

Tables

Table 2.1: Sixth Street - Crash History 6

Table 4.1: Statutory Car Parking Assessment 9

Table 7.1: Traffic Generation Estimates 13

]'j. Assessmelt /1 lssup A

GTA

MKI

ha kgrounu

A nevelopment application is to be submitted for a proposed residential development on Lot 17

and i.ot 18 in Sixth Street Bowden. The proposed development comprises 8 terrace and 4 mews style dwellings and parking for 1 2 vehicles with access from Leighton Lane.

GTA C_nsultants was commissior'd by Deh nce l-tousing Australia in July 20' . to ui n oke a tron:i )rt impc: :t risE ssm' id nt the proposed d i i-nt

1 2 PL roy oi :)oit

This report sets out an assessment of the antic Uoed t'nspoil imp i:otions of th prop

elopment including consideration of the following:

exrsting traffic and parking conditions surrounding The site:

Ii parking demand likely to be generated by the proposed develoTrnenr

suilohty of the proposed parking in terms of supply (quantum) and layout iv traffic generotion characteristics of the proposed development: v prrposed access arrarr] mntc 'or fh' rte: vi tic spc I impc t c :: . v pri nt c al on the surroum ng rood network

In preeJring this report, reference has beer made to the following:

City of Charles Start Deeioprnent Plan (consolidated 25 September 2014)

Australian Standard! New Zealand Standard, Parking Facifties, Port 1: OftStroet Cor

Parking AS/NZS 2890.1 :2004

A troliar Standard, Parking Facilities Port 2: Ott-Street Commercial Vehicin bc

AS 28902:2032

p ons for the proposed deveoornent provided by Defence Housing Australia

owden Urban Village Provision of Traffic Engineerincl Advioe (7 May 2015)

City of Charles Start Resident cit Waste and Recycling Guidelines for New D elc rnenis (I nember 2010)

various technical data as referenced in this report

at inrpectior of tire site and its ;urrounds her docijme ' as nonriat A.

.

I esmenl i. ue: .

II ' i,l- ; Ee'l nrA irt

54

2. Existing Conditions

2.1 Subject Site

The subject site is located on lots 17 and IS in Sixth Street, Bowden. The site, of approximately

1 ,200sq.m has a frontage of 50 metres (approx.) to Sixth Street and 74 metres (approx.) to Leighton Lane.

The site is located within the Bowden Urban Village Urban Core Zone and is surrounded by residential and public land uses.

The location of the subject site and the surrounding environs is shown in Figure 2.1.

FIgure 2.1: SubJect Stit croci its Environs

z 14

A

. 4Y' - 1. OUr y 01 . a

UI bar VIllOCi-

The Bowden Urban Village is being developed by the State Government through Renewal SA on

he site of the former Clipsal and Origin Energy sites in the suburb of Bowden. The development aims to be a model transit oriented development (TOD) for Adelaide, comprising a mix of

medium and high density residential, retail and commercial uses built around existing and upgraded puhic transport and sustainable tronsoort infrastructure.

lóAl ii 6/C)Il5

Tronsporl Impact Assessment // sue: A

2 e'esrdential Development tot 17 and Lot 18 Sixlh S?"et Bowden GTA c rrs o 110 n ts

55

'he Bowder urban v qe Masterplon and Urban Design Cuideflncs have bc n oped in

:onsuUotion with ky .takeholders and the community The Masterplan and urban Design

J,urdelines set out the key priorities and principles to guide and stimulate rreat urban design,

movement, architecture and sustainable development.

he current Bowderr Urban Village Mosterplon is shown in Figure 2.2 below.

F.uiie2.2: BowdenUrbon Village Mosterplon -

2 2 Road Networ

2. 1 At ijo r Pnr i d ,

'Hr.

Sxrb Street currently tunctions as a local oollector road and is uncer the care and control of

ouncil. Sixth Street was recently upgraded as part of the Sage 1 wors for the Bowden Urban

Viloge dc-veloprnent toossist future access to this development and the broacer area. it is a ko-way road aligned in a North West Sc South East direction and corfigured with a 2iane. 6 metre wide carriageway set within a 1 4 metre wide rood reserve appiox ndented parallel

parking is permitted at elect locoon along both sides of the street. The street has been

designed as a single c.rrtace street i.e. no kerbsi with trees ocated within the carriageway to reduce vehcle speeas

Sixth Street has a posted speed limit of 40km/h. r lo traffic data was avoilah:e for Stb Street

gvec the developing nature of Bowden however existing volumes are expected Sc be in the range of 1 000 veh( es Ocr day.

Pc 'c 2 3 sh. vs the r''riIly ntrunti r' YCTi rn of Sixth Sire-a near the subject she

'ç)OO,, 6/07I5,

I,' . ssesirenl Ii 'oue A

3 '. :ftrflr j''IR t' GIAc p itcr

[i

56

Figure 2.3: Sixth Street (looking South East towoids Park Tenoce)

.

If 1$ I.

..

.

eighton lane

Leighton Lane functions as a local access loneway and is under the care and control of Council.

Leighton Lane is a iwo-way approximotey 7.8m wide ianeway that connects to Sbcth Street at its

northern and southern ends.

Due to the local access function of Leighton Lane the laneway conies very iittle to no through traffic with traffic volumes estimated to be in the order of 400 vehicles per day.

Leighton Lan' is shown in Figure 2.4 below

6A10( /, 6/075

Ir rspod lrr.pacl Aessment tissue: 4.

4 e r:,. niLt 8. 4ht et Bo ~ len GTAc'.suIIails

57

fijure 2 4 Leighton I ne (looking No 0 st)

R: is

01 her roads withir the vcirrify of the site include:

Park Terrace

Gibson Street

Eiflh Street

Seventh Street

tievin Taylor Lone

S rrur € KE

The tc Ijwirg intersec:tionc currently xist in the vicinity of the site:

Park Terrace /S xtr Street unsjortalis ed)

xlh Street / Gib i,r Street luns 1 unalised) Sixth Street L hton Lane (unsisjnoUsed)

- J

A r view of the reported crash history for Sixth Street has been sourced from DPI! fcr tue period

AprI 2013 to December 2014. April 2:i1 3 was the oLxoximate time of pening for the newty -nnctrui:- fed section 't sixth Street arci therefore data prior to ths time has been excluded from he assessment

A Urnrr Dry the nh s pres nt d in It 'IC

rr.e,i e

5 , " GIA ul

.

g I Site

ai)

nt

2~ -

I i re 2.5: Public Tronsport Mop

.

.

Table 2 1 Sixth Street - Crush History

- F - - AccldentNo. - -

location -- - - -- ------------------------ - ---- -

Frito lily Injury jroperty Damage Only

Sixth Street / Porl< Terrace J_- 0 3 2

Sixth Sheet / Gibson streetj_ 0 0

2.3 Sustainable Transport Infrastructure

2.3. 1 Public Trarsport

The subject site is well seiviced by high quality public transport routes. Figure 2.5 shows the subject site in relation to the existing public transport routes within its vicinity.

The nearest bus stops are located on Hawke: Street and Port Road, approximately 451m from the

site, with both roads being serviced by a number of bus routes. In addton to road based transport. tram services are located approximately 450 metres from the site on Port Road near the Entertainment Centre. The site is also situated approximately 200 metres from the North Adelaide

train station on the Go'wler railway line and approximately 400 metres from the Bowden train station on the Outer Harbor railway line.

2.3.2 Pedstt Ian Infraslruc lure

Pedestrian footpaths are located on both sides of Sixth Street. The recent upgrade of Sixth Street creates a high quality public realm that is conducive to wa'king. Features of the tipg'nde include:

16A D08000I/ 16/0715

Irorisporl Irr.poci ,essrne't // 'svie. A

6 -. rtu! Dev. Dprr Lol 1 7 ord LOt 18 dh SIr' I I Bowc:.r G T Ac n s u tori I

59

I:

juIar rest Oeos with seating

re1 tree planting and roadside vegetation

Oh Quality pedestrian lighting

:ddition, grade separated pedestrian crossing of Park Terrace is avaUoble via the shared use

ith under Park terrace adjacent to the Gawler Railway Line. An at-grade pedestrian refuge is

1 located on Park Terrace immediately to the southwest of the subject site providing direct cess to the North Adelaide Railway Station.

.3 (Jycle nfrmructute

. 1 1 time bicycle lanes ore located on Park Terrace. Grade separated crossing of Park Terrace is

illable for cyclists via the shared use path under Pork Terrace adjacent to the GavIer Raikvo\

The recent upgrade of Sixth Street has created an environment that is attractive and sul

:sts. Design elements of the Sixth Street road upgrade that contribute to cycling incluc: is ii vehicle design speed in the order of 30km/h enabling vehicles and Cyclists c

i are the road:

u10; and easily a:cessible bicycle parking infrastructure

I cect site is also well connected to the Adelaide City centre and much of tee greater cpolitan area by a number of on and ott road cycle paths.

Outer Harbor and Gowler Greenvays are mcor strategic cycling corridors that generally run

allel to the railway corridors and link the City of Adelaide to Port Adelaide and Gwler ectivety.

River Torrens Linear Pork (PLP) Greenway is a major recreational shared use walking ana .lincj trail that generoly follows the alignment of the River Torrens from the eastern foothills to western coastline.

- 4 LOC..Ol CCII ldniricT rufr-S

at sharing is a commercial alternative to car ownership for individuals and businesses and allcv l'i ri -ibeis to access shored vehick-: to pr-ru rh t rflr. fl -u - I:&v ri thin V

oscriptioris tc the service.

or shanng is best Suited to ocaric -r . t - : ( . .. I "•r r, r'-u--jr I

iincport walking and cycling such : tr Lioporul ut.

rent car sharing services are pmovioed by GoGet in the Bowden area with NYC GoGet car flifla pods toca d ru.m tho ute O(iiOr-r.flt th- fowrcrn sa:es and rnfcrmr jtc

ecir'r,I

3.1 Land Uses

The development proposal is for 8 residential terrace dwellings fronting Sixth Street and 4 mews dwellings fronting Leighton Lane i.e. a total of 12 residential dwellings.

The terrace dwellings will each contain 3 bedrooms and the mews dwellings will each contain 2 bedrooms.

3.2 Car Parking

. A total of twelve car parking spaces (1 per dwelling) will be provided within the site within garages.

33 Vehicle Access

Vehicle access to 'he garages and parking spaces will be from Leighton Lane. It is noted that an

esting light pole in Leighton Lane will need to be relocated to facilitate vehicle access to the south-eastern most garage.

It is proposed to relocate this light pale a short distance to the south-east to the inside of the 90 degree bend in Leighton Lane.

3.4 E3icycle Facilifles

One dedicated bicycle rack will be provided within each of the garages.

3.5 Pedeslrian Facililies

Direct pedestrian access from Sixth Street will be available for the terrace dwellings. Pedestrian • access to the mews dwellings will be from Leighton Lane.

3.6 Loading Alecls

Based on the solely residential nature of the proposed development it is anticipated that most

deliveries will be made via small vans and courier vehicles that will utilise existing on-street parkinq spaces and on-strert loorli , i ,7 zones near to the site-,

6A ) 1/ I 6fO?/ 5

011 Ire-oct C -,ssment II I ssue A

mori 501 lrir,dIolIe- h trr 1

GTAC rsuttjfltS

61

sf('Jui 1 y ii Pi: 11T11i CUIFE i nenis

The Charles Sturt Council Development Plan (consolidated 25 September 2014) includes the

loUcwing statutory car parking requirements that are applicable to the proposed development

/ pl ri I J

An assessment of the statutory car parking requirements for the prc;osed dvelopmnt ic set out in Table 4.1

ttIe 4.1 Statutory Coi Parking Assessmvnl

land Use Sa Ttulutory Parking

e,No. of Dwellings Statutory Paiking Rote I Requirement

-

c r' ol o Sri L' ieings - 75 spnee per dwe?lngs 9c&s

Total - 9 spaces

2 AqUi.t y A Farking Supp(y

As stated above, the proaed resideraI building aenerates a statutory car parking requirement

019 spaces. The provision of 12 car po ing spaces will exceed the car parking requirements of the Development Plan and .5 considered oppropriole having regard to the high level of public

'nnsporl available to Bowoen and the eneroIly close proximity of strategic woneg and cycling Ic narby key destirratons and suvices.

Cl P(irkjr)(j Layout

ih propored parking rayn t has, been uhr-rked ooinst the relevant Australio Standard New Zr I ci ctcnddmorC '- It t or lail no 2 9I i .H04 ondfojndtcr)e oen r c anT

.

Li c Aeser,' '- 4 GIA I

62

Suslciincib!e Trnrflort lnfrcistn icttire

5.1 Bicycle End of Trip Facilities

The Charles Sturt Council Development Plan (consolidated 25 September 2014) provides the

following general requirements with regard to cycling and bicycle parking facilities:

(jr site ocure bi:ycle parking t::ilitie ;h,,uld he

Located in a prominent place

Located at ground floor 1ev 1

Locutd un(Jercover

Id) Locutd wh-u surv(- lonce is possible

Ic) Welt lit and wrIl gnt-d

f) Close to well used entrances

'g) Accesahle by cycling jiiunq a sate well ill mute

te facilities for group dweflinqs rnulrple iwe(livg and redential (lit bvildinijs shoLId iflCl ude'

(f:) lscy:i 1k'inc for r ien. md v'isifrr (for :1 i'vf rnent' nortjining mute thou f

1v(- l(rtJ

As described above, the Charles Sturt Council Development Plan provides general guidance on

bicycle parking provision. The proposed development will provide one formal bicycle parking

space within each garage. In addition, there will be sufficient space within the ten -ace

courtyards or within the dwellings themselves for further bicycle parking if required.

GTA also notes there are 10 bicycle rails (capable of sto(ng up to 20 bicycles bock to back) in

Sixth Street immediately adjacent the subject site that could be used by visitors to the proposed

development.

On the above bass, GTA considers there to be sufficient bicycle parking available for the

proposed development.

5.2 Pedestrian Access

The site is located within walking distance of nearby public transport and commercial and

entertainment facilities, with the adjoining roads providing high quality pedestrian footpaths and

an environment conducive to walking. The sites are therefore ideally located to achieve a high

level of pedestrian access to and from the site.

6A 1 008000II 6/07/I5

Transporl Irnpocl AssessriierI /1 Issur: A

10 Pesidenliol Oeveiopnient, Lot 17 and Lot 18 Sixth Street, Bowderu

GIAc nsultonts

63

to1utor P

The Charles Sturt C;ouncil Development Plan (consolidated 25 September 2014) provides the

Hlowing general requirements with regard to development loading facilities.

No addition requirements for load'ng are provided for he 'Urban Core zone rplicable to the velopri' "if Applicu'in

-) Prop € ) C iif"i( 1tOflC: VIE HTS

Bci d on the solely residential nature of the proposed deveiopment it is OrcLCipC:' ci that mci u-ties will be made via small vans and coutier vehicles that will utilise e4sting on -street parking

c:es and on-street loading zones near to the site

Refuce (.1 IIeciion

ed or the information provided to CIA Consultants, it is understood that refuse collection Wilt

or from Leiqhton Lone wpih bins prerented at the edge of the I one for collection by Councils `iC vehicle.

A'i ndiccted earlier in the report it is proposed to relocate an existing light pole in Leicihton Lane Ic t he inside corner of the 90 decree bend near the south-east comet of the site. GTA has

sessed the ability for a typcal City of (:harles Stunt refuse vehicle to navigate Leighton one

with thr 'oposed relocated :ghf pole

The r. ohs of the swept rccth ssessrne'd e showr, ir Figure 6.1 t rlOw

I

.

'ipcI Aseyrr' 'ii

:1 n, '-I yE 5 I GIA y Ii ri

is

Figure 6 1 Refuse Vehicle Navigating lekjhfon lane witi Relocuted light Pole

Ll(HT POLE -

[I

.

Figure 6.1 demonstrates that a City of Charles Sturt refuse vehicle will be able to navigate

Leighton Lane and avoid the proposed relocated light pole. On this basis GTA does not consider there will be an unreasonable risk of conlict or damage to the light pole as a result of the proposed light pole relocation.

6AI00 3/i 16/071I5

raflSporl rnpCC ernent II Issue: A

12 PE;iertnI )ev- mont Lni 1 7 and Lot IS Sih I. M BOwden GT Ac: n S ulta nts

65

7 I TU(1ffIC

I I D€-i(gr k

1TA has reviewed the RTA NSW 'Guide to Traffic Generating Developments' 2002) to assess the expected traffic generation.

RTA states the fotowing rates:

ily -:' - -ri ;:- he1j.,o,rl i-';k :. .'

• ' 'c1ersst ', ('Jrnhrat tlil qlJ:n( .Hcly •. (tiC roi- - Iv.

yen there will only be cc parking space allocated to each dwelling. UTA considers it

re sonable to apply th lower range traffic generation rates presented above. On this basic

Table 71 has been prepared to indicate the anticipated doily traffic generation from the proposed development.

1 tie 7 1 Tr,ttiC Ot r,ciation Estimates

Peak Hoot Doily Traffic

NO of liatfic I Daily Vehicle Generation Peak tour Trips .eliings Generation I TripsRate Rote - .., .4..

Jce awefling C 4 ':s .' t ttP per . 3 3 orun(nr Oweilinp iweig +

dweIIinQ o .s C :. jet - tnpr per

cweiiino -Jwe.7g

Total 6 52

7. I indicates that the Jt ,, Could potnfic y gen -ce a r1(y total of 5v hic!e t - : ann vehiLle trips in a peo hour peod,

L P. i ft ti

he auctional distrib-jtioc and assignment of traffic generated by the proposed development will t influenced oy a number of (actors including the:

nfiguraor of the arterial road netw , )re. in the immediate vicnity of the cite: ii

existing operation of intersections providing access between the local ond arterial road network

siirroundiriçj employment rel retail centres and schcos in relation to the site nfirjjratcjn of access points to the site

HOVInO conrideratioc to the nhc--.'e. for the purposes of estimating vehicle movements, the F01 nwIg directinnol distibutior, - ave been assumed:

th troet northwest -{ tI- I site 5( --'.n te C.'n ass tie ltd 5

Jr v I ri,

13 - CiC - iF.ei I! le, i,IA I jet

.

.

KOM Mel

In addition, the directional split of iraffic (i.e. the ratio between the inbound and outbound traffic movements) has been assumed a 50%/50% split.

Based on the above, Sixth Street (and Leighton Lane) could be expected to carry an additional

26 vehicles to the northwest of the site and an additional 26 vehicles to the southeast of the site each day as a result of the proposed development. In a peak hour there would be an additional 3 vehicles on Sixth Street and Leighton Lane to the northwest and southeast of the site respectively.

7.2 Traffic Impact

The Park Terrace / Sixth Street intersection was assessed as part of the Bowden Urban Village (BUV) traffic and Parking Study to determine what improvements were required to the intersection to accommodate the anticipated future traffic volumes. As a result of the

assessment, the intersection was upgraded as a part of the Stage 1 BUV infrastructure works and included the removal of right turns from Sixth Street to Park Terrace. GTA understands that no further significant upgrades have been proposed for this intersection.

Given that the proposed development is generally consistent with the scale and type of

development proposed for the site through the BUV Development Plan Amendment the additional vehicle trips generated by the proposed development (up to 6 trips in a peak hour period and 52 trips doily) could not be expected to compromise the safety or function of the surrounding road network.

GTA also notes that DEll is proposing to add an additional traffic lane in each direction on Park

Terrace and Fitzroy Terrace east of Port Road through to Prospect Road with works expected to commence in late July 2015. This upgrade would further improve the operation of the Sixth Street / Park Terrace intersection.

.

Ir'- pc &emerI 1 Issue A

14 '' GTA -'sIusrI,

A numbei of comm ri wee ieceiv J trom Coincil by leher dot d 9 April 20 A i sponse to 1 iC)L cororrierils regarding Irutlic niolters is provided below

iv fl• I ii 'I Lr / fir.. fr

4j ;i / iy,Aj /()()4 ,'iB!, jflrrrmm if 3i r)r.T(r ;t ir40 ,rt)iv I

1',, 'his I lcrI'S5 1' ') ie, to fl)(iy wit; firm F, i,,*j;d th JmCS

'; r .'';•fr l:*rErr v.. At 0- v V)

ilirrw l)wcI(. if J 8 h , , !jh rrm'vir iqhfJimtacrce for

C ClVveIi'Tr'J V •xttf ( ' y I Vi 1 (2fl ;fr Tb )?if it Jrrc e r:pOse(i oss cirivesvoy trtluvv 1)/oi/ing ;i , ropr xmrjte's 1 5fl.tO.r iiCrf '., pr

ji"e of onfticl with vehicles cipr, I•,iflu forni Uu h.r i r lnncjerom ct ATO rTi'i'f 01. iriiiresecJ with ieder,jr mi c*rufc.,n fi fri b qveo ti.

frcunrrq iwoliinc and cilsrr Ii V? i1,ir4h:r f1fli1; Vp lwrjy t,e Iwo.

sight distance requirements referred to by Council are boied on the minimum stopping sight

uistance (SSD) for a 40km/h frontage road speed. The SSD is the distance required tor a driver to rrvOcf and brake to avoid on object

How ever in practice a vehicle traveAng around the 90 degree bend in Leighton Lace would be

tro oiling at a much lower speed than 40km/h. Vehicles upprc aching the bend from Sixth Street

would be travelling at lesc than 20km/h given the short distance and narrow environment of the

lone itse GTA estimates that most vehicles would be traveling of no more than 10km/h

A Jroods (-uide to Road £' go -Port .1 ;eumef0c Design .ontains the relevant equation for

Lmlating SSD. By applying a frontage road speed of 10km/h Austroads recommends that a n 'iimum 5 metres of SSD is reqfrd.

GTA has assessed the available SSD on the approach to the garage to dwellinci 8 otiv , gar(-,ge clossl to the 90 degree bend in 1e'gnton cane). It was found that there would ho 11 m of SSL jvailabl& to the potential ,:anf"cf point from a venicle reversing from the garam av jilaht SD would be muitable for a front age road so'ed of u to K , rn/h

Ti cvaloble SSD it showr ir Fiarrre 8. I fr low

; I&O()IJ

it

- I F • •,-i IA

68

.

Figure 8.1. Avohoble Stopping Sight Distance (SSO)

/

/

Figure 8.1 demonstrates that the available SSD will exceed Austroads requirements and given the slow speed environment would be sufficient for a driver to react and brake if a vehicle was reversing from the garage.

The proposed arrangement is not dissimilar to a number of other locations within the Adelaide CBD and across metropolitan Adelaide and is considered appropriate.

ThE rrc C ;c - Ti reloc iti fl I f ftjC ii ht p1e s not iuporlei is it r'!occjted tire pc- if

i it ,, j of ncrojsej xp cc. vEjhfr:?e - mc vementr. irccreasinj th n' it :iarnope and Cr), it J Ic ; - li. not ç by .APt i J curc

This matter has been addressed in Section 6.3 of this report

A CS IC- ( Will i ill in veh- le rev- rsrtg ver the publtc wo/L:w.:;y ,vhic P is r ccepfol r ri J peCk trtJrc cofety f erspectic F(ip:irg the garo te dC,r Jfl(j

1:erje leon or ; .. ...... llnc, rec,i lii J.

GIA has assessed the ability for a vehicle to reverse from f he garage labelled Gi and avoid the adjacent pedestrian walkway. The results of the swept path assessment are shown in Figure 8.2 below

16A1008000// 6/07/15

Transport Impact Assessment 1/ tv.ue; A

16 F -Cder 1 , ji ...... prn. - 1 Lot 17 and Lot 18 Sixth Street. Bowden 0-•

GTAc nscjllonfs

69

.

H .jr. 82 VeH CveIf1(4irol1 (1.

/ N

N

/

/ Frit e 8.2 demonstrates thaI j ;eriiJs will cole to ri jrn arc w:th

nc roochinq into the adjacent pedestdon woway ore

r thr, above basis and .ven the very low number of rev , rsing mono uvres C' itic ra Iron

rage Gi GTA considers the risk of conflict between reversing vehicles and pedestrians :rcssirg

eghtor Lane to be very low ond therefore nc - changes to the proposed design are considered

necesic' Ii should be noted if vehicles exit the lane to the west. the above situation woula not •O'ilC 31 all

/, r r

inient has been noted. oorwcys wi l l be amended so as to not open Out over the Crie' :iv

tp to I H -,h:fr;,i ti( ~ rr. 52 cf A S289 204 fti, '- on lv' a

A H 1 the plans has fourd:

rd bicycles are mounted vertically or , the wolit hence will not encroach into the in -iicrr env , apes for ,:.hi , 1

6AjOOtt000f, 6/0711

17 i' 'r.- 'i A I I ani

.

ffel

Storage cupboard doors are shown opening into the gaages. as this is thii only method

to work for the storage space located under stairs. The doors are narrow cupboard

doors which will not cause encroachment to impact the ability to park a vehicle in the garage.

GIA has reviewed the design of the internal doors and bicycle racks and found that there will be no notable encroachment into the vehicle design envelope to be kept clear of obstructions as per ASINZS2890.2:2004. Any encroachment would be minor and given that the users of the garages will be regular users the design is considered appropriate and not changes are considered necessary.

L un;u', nun rs rconired f vnrtu. a! wept paTh Cr Cujnci1 WQYu tiuc., to i5l1O that H veranda onroachrnent wili nOt inn pool waste collection. A waste truck is required

riovijfe Levqtnton are and collect bin. Clearance for the operating heCthf when .

I i r fying bins of cur wc,stv truc k is required to comply with Council Residential Waste i Pee yr ting Guidelcries Appendix A. I

r 1 'nation is re ;uired of vertic at swept path for Council wins to truc ks to ensure That .ror1Oa onc.rocncrirr,nl vU rica inipcx I w:islu c:foc tcun.

CIA has reviewed Appendix A. 1 of the City of Choes Sturt Residential Waste and Recycling Guidelines for New Developments (December 2010) and fourra that Councils waste and recycling vehicles hove an operating height of 4.5m.

The proposed sunshodes over the laneway will be situated 4.8m above the laneway and therefore will not impact waste collection,

6Al005O(JJ1/ 6/01/5

If sstje: A

18 Peoe5a De.ecveni Lot ii and Lot 18 Sxth Street, Bowerr GIA c n cutlo nts

71

is d on tr I c ussr 'ns p' tea withn this i. pan Ire to 'ir- onclu DnS or

rnacje

Thu proposed developnieril generates a statutory parking requirement of 9 spaces.

The proposrd supply of 12 spaces exceeds the statutory requirement and is considered to be appr(pr1atE

Tlu prOpOed pah ing layout is consistent with the dimensional requiremenh as set out

ir the Austraan/New Zealand Stonriards for Off Street Car Parking AS/N1S2890. 12004). V

there will be utfic &nt sight aistarice available to vehicles reversing from if' ç,'op d ii ages.

V

/ccessforC 'iflCil, 'Jrv, tc: v, ir t J2, irr i ac iri:: prci ' d Ii VelOprT' '

VI rr-ieprovk' if r"y I. t ('in 'dO :rirri

The site is epeciei te '''Ote up f , j 6 and 5 sehk€ movem-o in jny h ijr

rrd doily respectively TI- - e is DdnqriOru C o city in the irroundino mad rr'twork 10 cnir.r fr' it + 4 rottic

'at ' y I- pr ' ' C ii it

J

is

.

td

F '.lInArt , c,e'

• C. r A

72

S

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73

City of Charles Sturt 26. DAP Report 2/09/ 15

ATTACHMENT C

[Attachment C consists of 2 pages]

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S

d •••• ••• • ••

••......•,... ...• ... . . .

••..•...,.....• ....• .• .• .

Internal Engineering Referral Report

Development Application No: 252/1933/15

Applicant Name(s): Defence Housing Australia

Description of Proposed Development: One three storey residential flat building comprising 8 dwellings and

one three storey residential flat building comprising 4 dwellings

Property Address: 15-23 Sixth Street BOWDEN SA 5007

Legal Description: Lot 17 DP 90924 Vol 6110 Fol 441

Lot 18 DP 90924 Vol 6110 Fol 442

Zoning: Urban Core Zone

Officer: John Tarasiuk Date: 07/08/2015

Issues Identified with Proposal

Traffic - Original Proposal

I have reviewed the Development Application and have two remaining concerns:

The proposed relocation of the light column and associated bollards to the corner of Leighton Lane is not

supported because it increases the exposure of the column and bollards to vehicle movements. We have

suggested that the applicant considers relocating the column approximately 2.Om to the northwest. The applicant

has advised that they are considering this option. It should be noted that this relocation proposal is dependent on

SA Power Networks approval, which we are in the process of requesting. We expect a response in the next few days. Any relocation will be at the applicant's expense.

Council Officers has previously raised concerns about the location of garage 'G:8' and made the following

comments:

"There are significant issues with the proposed access driveway locations. Clause 3.2.4(a) of AS2890.1:2004

requires a minimum of 30 metres of sight distance at the access driveways for this facility. In order to comply with

this standard the access driveways to Dwellings 5-8 would have to be removed. At the very least, the access

driveways located below Dwellings 7 and 8 should be removed as sight distance for these dwellings is extremely

low. For example, the sight distance at the proposed access driveway below Dwelling 8 is approximately 1.5

metres. There is an extreme degree of conflict with vehicles approaching from the bend - a dangerous situation

which must be addressed with redesign. Consideration should be given to reconfiguring dwellings and also to

establishing garage access midway between Sixth Street and the bend."

While Council Officers can accept the GTA justification for a reduced minimum sight distance requirement within

the laneway due to lower-than-normal approach speeds, the justification for the location of garage 'G:8'that GTA

provides is not satisfactory. GTA calculates available sight distance at 11 metres. The measurement of available

sight distance appears arbitrary as it is dependent on both vehicles being in the positions shown in the diagram. It

is clear that a vehicle turning around the bend will have much less than 5 metres of sight distance to a vehicle

reversing from the garage into its path due to the location of the side wall and geometry of the lane. The issue

here is that the sight distance is inadequate for both vehicles in the laneway as well as vehicles reversing from the

garage - neither can see the other. Further to this, for vehicles in the lane there is negligible sight distance

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available to any cues (such as open garage doors) that a vehicle may exit.— this makes this street environment

significantly different from a regular laneway environment, where sight lines to these cues may be available even if sight lines to a vehicle may not be.

The applicant has discussed with Council Officers options such as traffic mirrors and warning lights/alarms to warn vehicles in the lane of the presence of vehicles reversing from the garage, however neither is an approved traffic

control device. Council is not willing to support the proposed garage location in its current form, so if the

applicant refuses to relocate the garage a compromise must be reached between the applicant and Council in

relation to an acceptable warning system To date no such agreement has been reached and I regard this issue as unresolved. - -

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ATTACHMENT D

[Attachment D consists of 4 pages]

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Buvvclen BOWDEN DESIGN REVIEW PANEL ADVICE SHEET NO: 2 DATE: 25 March 2015

PROJECT Lots 17 & 18, Sixth Street, Bowden

PRESENTATION/ REVIEW DRP Meeting 31: 25 March 2015

PRESENTED BY Kym Hitch (Princes Foundation), Ashley Halliday (Ashley Halliday Architects), James Wallace (DHA), Jodie Fisher (DHA), Viet Nguyen

DRP MEMBERS PRESENT Keith CottierAM, Fran Bonato, Susan Phillips, Rachel Hurst CONFLICT OF INTEREST DECLARATION ALSO PRESENT Alicia Davidge (Renewal SA), Patrick Mitchell (Renewal SA), Heath Edwards

(Renewal SA) Nitsan Taylor (Development Assessment Commission)

DOCUMENTS MADE AVAILABLE a 001 - Site Area & Context I March 2015 v7 • 002 — NE Quarter 2014 I March 2015 v7 • 003 — Design Introduction I March 2015 v7 • 004— Design Principles I March 2015 v7 o 005— Project Material Principles I March 2015 v7 • 006— Material Finishes I March 2015 v7 o 007— Environmental Sustainability I March 2015 v7 • 009— Proposed Context Plan] March 2015 v7 • 010— Proposed Floor Levels 11 March 2015 v7 • 011 - Proposed Floor Levels 2 I March 2015 v7 • 012—Proposed Terrace Houses at Sixth Street (Perspective) I March 2015 v7 • 013— Proposed Terrace Houses - Typical Floor Plans I March 2015 v7 • 014— Proposed Terrace Houses - First Floor Plans I March 2015 v7 • 015— Proposed Terrace Houses - Second Floor Plans I March01 5 v7 • 016— Proposed Terrace Houses - End Condition Plans I Mard 2015 v7 a 017— Proposed Sixth Street Elevation of Terrace I March 2015 v7 • 018— Proposed Rear Courtyard Elevation of Terrace I March 2015 v7 • 019— Proposed Side Elevations I March 2015 v7 o 020— Proposed Garage Flats at Mews Lane (Perspective) I March 2015 v7 • Q2 - Proposed Garage Flats — Ground Floor Plans I March 2015 v7 • 023— Proposed Garage Flats - First Floor Plans I March 2015 v7 • 022— Proposed Elevations of Garage Flats I March 2015 v7 • Landscape Plan - Preview: Concept - Landscape Plan I March 2015 Draft A • Landscape Plan - Preview: Material + Planting Schedule I March 2015 Draft A • 028— Daylight Studies - Preview: Shadow Studies — On Sixth Street I March

2015v7 • 029— Daylight Studies - Preview: Shadow Studies - On Mews Service Lane I

March2Ol5v7 030 Winter Sun Studies - Terrace Living Space & Court I March 2015 v7

• 031 Winter Sun Studies - Mews Living Space I March 2015 v7 • Appendix [A]: Site Overlay I March 2015 v7 • Appendix [B]: Terrace Front Elevation Extract I March 2015 v7 • Appendix [C]: Terrace Flats Rear Elevation Extract I Jan 2015 v6

- Appendix [0]: Garage Flats Front Elevation Extract I March 2015 v7 • Appendix [E]: Garage Flats Rear Elevation Extract I March 2015 v7 • Appendix [F]: Terrace Attic Rooms Studies I March 2015 v7 • Appendix [Gj: Storage Requirements I March 2015 v7

INHERITED DECISIONS Informal advice from DRP Meeting #29 on 10 Dec 2014

PREVIOUS BOWDEN DRP ADVICE Panel Advice Sheet from DRP Meeting #30 on 11 February 2015 SHEET NUMBER AND DATE GENERAL DRP RESPONSE The desired character for the Bowden development is set out under 'The Essential

0~7 - of 4 Bowden DRP Advice Sheet - Lot 17 & 18:

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Bowden" in the Developer's Handbook and Urban Design Guidelines. A key paragraph of that document states that 'The character of Bowden should develop from an understanding of recurring and identifiable local themes including the use of materials, colours, roof forms, verandahs/protected spaces, sun shadinglpassive design principles, and the integration of Bowden's industrial building themes, while avoiding obvious reproductions." The initial submission for this site by the Proponent contained many "obvious reproductions", not relevant to the desired Bawd en character. However, the Panel was impressed with the Proponent's crnitiiient to produce a -development that achieved the first 6 Star Green Star rated residential project in Australia. Furthermore it strongly supports the mews building typology as it will bring a unique product mix for Bowden.

The achievement of the 6 Star Green Star rating together with the design of the mews building typology are the specific attributes of this proposal that demonstrate an exemplar residential project and are strongly supported by the Panel. There remain, however, serious problems with the major building model that must be addressed.

Façade: The Panel acknowledges the efforts by the proponent I design team to go some way to simplifying the façade and roof elements (specifically the Laneway/northern aspect) that better reflect local built form vernacular, and avoid foreign reproductions.

However, the Panel still believe that the dormer style windows fronting Sixth Street appear'obvious reproductions of a building typology that are not representative of the past distinctive industrial character of Bowden (rather than contemporary reinterpretations) and should be reviewed to be more coherent with the Terraces northern aspect (as encouraged by the Urban Design Guidelines —jhe Essential Bowden).

Environmental & Planning Layout.Terraces: The Panel requires further demonstration that ensures the design requirement of 75% of residential dwellings in each development parcel receive at least 2 hours of direct sunlight to living rooms during mid-winter (as required by the design requffements in the Urban Design Guidelines). While the Winter Sun Studies - Mews Living Space clearly achieve this requirement, the Winter Sun Studies - Terrace Living Space & Court have not, particularly for sun penetration into the terrace's living spaces that face Sixth Avenue.

As previously suggested, the Panel recommends the Terrace's ground floor living spaces be combined to achieve an open plan configuration to ensure that this space does receive apceptable sun penetration in winter. The Panel believes this will also provide ground floor space that offers more flexibility and adaptability, better responding to 21% century living.

AGREED POSITIVE DESIGN • To achieve the first 6 Star rating residehtial project in Australia - ATTRIBUTES demonstrating best practice and a strong aspiration to provide substantially

lower the ongoing occupancy cost to residents

• Mews typology to bring a unique product mix to Bowden

CONCERNS IDENTIFIED e Dissimilar fenestration at roof level of Terraces facing Sixth Street

• Terrace dwelling ground floor layout

• Winter sun penetration to terrace living areas

• Absence of acoustic report related to AC condensers on balconies

e Absence of materials board

Bowden DRP Advice Sheet Lot 17 & 18: \".J '..) Page 2 of 4

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• Ceiling heights in upper level bedrooms

• Vehicle access to end garages

FURTHER INFORMATION Acoustic Report REQUIRED • Materials Board

• 1:200 model • Evidence required demonstrating winter sun penetration into the terrace's

living_space,_and_details_of_amended_dormerwindows RECOMMENDED CHANGES • Plans that demonstrate the Terrace's upper level windows fronting Sixth Street

will have a building typology that are more representative of the past distinctive industrial character of Bowden (i.e. utilising contemporary renditions rather than obvious reproductions);

• Plans that demonstrate 75% of residential dwellings in the development will receive_at_least_2_hours_of directsunlightto_all_living_rooms_during_mid-winter.

DRP DETERMINATION The Bowden Design Review Panel is highly supportive of the direction to the achievement of the 6 Star rating along with mews product which aligns with the vision to create an exemplar development.

The Bowden Design Review Panel approves the Prince's Foundation Project at Lots 17 & 18, Sixth Street, Bowden, subject to the following conditions:

The achievement of the 6 Star rating; Amended plans that demonstrate the Terrace's upper level windows fronting Sixth Street will have a building typology that are more representative of the past distinctive industrial character of Bowden (i.e. utilising contemporary renditions rather than obvious reproductions); Amended plans that demonstrate 75% of residential dwellings in the development will receive at least 2 hours of direct sunlight to all living

rooms during mid-winter. The provisidfl of a 1:200 model of the proposed development (as

amended); The provision of Acoustic Report that demonstrates the proposal will meet statutory acoustic standards as they apply in South Australia. The provision of Materials Board

V. Satisfactory resolution of traffic concerns

Notes: The Panel encourages the Prince's Foundation to have continuing role, post concept design approval through to detailed documentation, to ensure the high quality detailing presented in the plans is not lost or discarded during the build process.

SUGGESTED MATERIAL AND To achieve some cohesive quality across the Bowden Development Project, the COLOUR PALETTE following material and colour palette is to be used:

Face Brick Base Course, Fencing ; select from one of the following - • 'Adelaide Red' - Littlehampton Clay Bricks & Payers • 'Chapel Red' - Austral Bricks • 'Colonial Red' - Austral Bricks • 'Smooth Red' - PGH Payers & Bricks • 'Flame Red' - Boral Bricks

Paint colour to external walls, balconies, slab edges etc.; select from one of the following -

• White - Dulux China White (or competitor equivalent) • Charcoal - Solver Charcoal 2787 (or competitor equivalent) • Mid Grey - Dulux Raku (or competitor equivalent)

Bowden DRP Advice Sheet Lot 17 & 18:

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Bowclen Light Grey - Solver Southwards 6304 (or competitor equivalent)

Proponents are not limited to these colours, but they should be used ratherhan a similar colour; constant use of these colours throughout the development is required.

CIRCULATION OF ADVICE Prince's Foundation, DHA, Ashley Halliday Architects

VW *W 0W Certified Correct CHAIRPERSON

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Bowden DRP Advice Sheet - Lot 17 & 18: Page 4 of 4

A TTACHMENT A [Attachment A consists of 12 pages] · PDF file11 Water Sensitive Urban Design systems, including the harvest and reuse of storm water, will be integrated throughout

Documents