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Development Assessment Commission AGENDA ITEM 3.2.

1
17 November 2016

Karidis Corporation Ltd

Demolition of existing structures and construction of a mixed use


development comprising retail, office and residential uses together with
associated car parking and landscaping

322-340 King William Street, Adelaide

DA 020/M043/16

TABLE OF CONTENTS

PAGE NO
AGENDA REPORT 1-38
ATTACHMENTS
1: DEVELOPMENT PLAN PROVISIONS 39-64
2: PHOTOS 65-79
3: APPLICATION & PLANS
a. Development Application Form 80-81
b. Certificates of Title 82-85
c. Plans, Perspectives, schedule of materials etc 86-124
Cheesman Architects
d. Planning Report, Ekistics 125-200
e. Design Statement, Cheesman Architects 201-203
f. Access Report, Tonkin Consulting 204-253
g. Stormwater Report, PT Design 254-261
h. Waste Management Report, Colby Industries 262-291
i. Wind Impact Report, Windtech 292-303
j. Sustainability Statement, Lucid Consulting 304-314
k. Services Statement, Lucid Consulting 315-325
l. Electricity Act Declaration 326-327
m. Licensed Surveyor Investigation, Alexander Symonds 328-344
n. Building Surveyor Investigation, Katnich Dodd 345
o. Preliminary Environmental Site History, Mott 346-436
MacDonald

4: AGENCY COMMENTS
a. Associate Government Architect Referral Advice 437-440
b. Department of Infrastructure and Regional 441-443
Development Regulated Airspace Approval
5: COUNCIL COMMENTS or TECHNICAL ADVICE
a. Adelaide City Council Referral Advice 444-448
8: ADDITIONAL INFORMATION
a. Response to Associate Government Architect Referral 449-450
Advice
b. Independent Architectural Opinion, R Roach 451-459
c. Response to Adelaide City Council Referral Advice 460-463

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OVERVIEW

Application No 020/M043/16
Unique ID/KNET ID 1447; 2016/15170/01
Applicant Karidis Corporation Ltd
Proposal Demolition of existing structures and construction of a mixed
use development comprising retail, office and residential uses
together with associated car parking and landscaping
Subject Land 322-344 King William Street, Adelaide
Zone/Policy Area Capital City Zone,
Relevant Authority Inner Metropolitan Development Assessment Committee
pursuant to Schedule 10(4B) of the Development Regulations
2008
Lodgement Date 29 August 2016
Council Adelaide City
Development Plan Adelaide (City) consolidated 24 September 2015 as amended
31 March 2016
Type of Development Merit
Public Notification Category 1
Representations N/A
Referral Agencies Government Architect, Commonwealth Secretary for the
Department of Transport and Regional Services (for Airport
considerations)
Report Author Jason Bailey, Team Leader, CBD and Inner Metro
RECOMMENDATION Development Plan Consent subject to reserve matters and
conditions

EXECUTIVE SUMMARY

The applicant seeks Development Plan Consent to demolish existing structures and
construct, in stages, a 31 level mixed use development comprising retail, office and
residential uses together with associated car parking and landscaping at 322-340 King
William Street, Adelaide.

The subject site is situated within the Capital City Zone; the economic and cultural focus
of the State. An increased resident population and a broad range of employment,
community, educational, tourism and entertainment facilities are sought and a high
standard of architectural design are expected within the Zone.

The development is of a merit, Category 1 kind. It triggers statutory referrals to the


Government Architect and the Commonwealth Secretary for the Department of Transport
and Regional Services (now the Department of Infrastructure and Regional Development)
for airport considerations. Referral of application documents to the administration of the
Adelaide City Council for advice regarding technical matters was undertaken on a non-
statutory basis.

A decision on the proposal is seen to turn on the scale of the podium proposed, the
compatibility of the podium with the King William Street and Carrington Street
streetscapes, the related matter of the number of car parking spaces proposed and the
degree to which the car parking levels are activated. Significant positive features of the
proposal include the mix of uses proposed and activation of the ground and first levels.

Whilst finely balanced, it is ultimately considered that the proposal warrants


Development Plan Consent subject to reserve matters and conditions.

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ASSESSMENT REPORT

1. BACKGROUND

1.1 Strategic Context

In March 2012, the Minister for Planning rezoned land in the City of Adelaide to
increase envisaged building heights and provide additional development opportunities
that would help enliven the city. As part of this initiative, policies were introduced
that provide for a more performance based planning approach and place a stronger
emphasis on the overall planning and design merit of an individual proposal.

1.2 Pre-Lodgement Process

The proponent engaged in the pre-lodgement service, participating in 3 Pre-


lodgement Panel (PLP) meetings and 2 Design Reviews Panel (DRP) sessions.

Key issues/outcomes the subject of feedback and design evolution were:

the form and scale of the proposed podium and architectural expression
the arrangement of apartment level floor plans
provision of vehicle access to car parking levels and for servicing.

2. DESCRIPTION OF PROPOSAL

Application details are contained in the ATTACHMENTS.

The proposal comprises demolition of existing structures currently occupying the subject
site (these being two buildings formerly put to retail use) and construction of a 31 storey
mixed use building accommodating the following:

residential apartments and ancillary communal spaces


retail
restaurants
bar
offices
car parking ancillary to residential and office use

Land Use Mixed use comprising retail, office and residential and ancillary car
Description parking
Building Height 31 levels / 113.9 metres to top of northern tower (31 levels / 111.8
metres to top of southern tower)

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Description of Basement: Car parking (48 spaces) and services


levels Ground: Lobby, retail (including a bar and a restaurant) and
services
Level 1: Retail (including a bar and restaurant), bicycle parking
and end of trip facilities and storage
Levels 2-9: Car parking (313 spaces in total)
Level 10: Offices
Levels 11-18: Offices
Level 19: Offices (north tower) and residential apartments
(south tower)
Levels 20-27: Residential apartments
Level 28: Residential apartments (north tower) and services
(south tower)
Level 29: Residential apartments (north tower) and residential
communal facilities (south tower)
Level 30: Plant and services (north tower) and restaurant
(south tower)
Level 31: Residential apartment (north tower) and bar (south
tower)
Apartment floor Dwelling Type Floor Area (excluding POS)
area (excluding
Studio 43.6 square metres
balconies)
One bedroom (Types N1, S1A, 47 - 49.2 square metres
and S5)
Two bedroom (Types N2, N3, N4, 75.4 113.6 square metres
N5, N6, N7, NP2, N3A, S2, S4,
S6 and caretaker apartment)
Three bedroom (Types NP1, NP3, 86.3 130.7 square metres
NP4, NP5, N4A, S1, S3 and S3B)
Skyhome 461 square metres
Site Access The primary pedestrian access to the proposed building is to be
achieved from the King William Street frontage of the subject site.
Vehicular access is proposed from George Parade which intersects
with Carrington Street.
Car and Bicycle A total of 365 car parking spaces are proposed. Commitment to the
Parking uses to which these are to be attributed has not been made at this
stage. A total of 192 bicycle parking spaces are proposed.
Encroachments A canopy forming part of the proposal encroaches into the public
realm over the King William Street and Carrington Street.
Architectural fins also encroach over this part of the public realm.
Staging Five stages proposed:
1. Demolition of existing structures
2. Early works, retention piling, excavation and construction of
piles
3. Basement and podium construction
4. Construction of northern tower
5. Construction of southern tower

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3. SITE AND LOCALITY

3.1 Site Description

The site consistent of two allotments, described as follows:

Lot No Plan Street Suburb Hundred Title


92 DP 46651 King William Street Adelaide Adelaide 6132/486
656 FP 182308 King William Street Adelaide Adelaide 5832/16

The subject site is located at the south-eastern corner of the intersection of King
William Street and Carrington Street. It has a total area of approximately 1,980m2.

In addition to its frontages to King William and Carrington Streets, the site has
frontage to George Parade a private road over which both allotments forming part
of the subject site enjoy free and unrestricted rights of way. No other easements or
rights of way apply to the allotments forming the site.

The site currently contains two single storey buildings formerly put to retail use. It is
built out by these buildings and therefore does not accommodate any vegetation or
other natural features. The site is level.

3.2 Locality

The locality has an urban character seen to be in a state of transition.

Figure 1 Location Map

Generally speaking, commercial uses are predominant in the locality particularly


along the frontages to King William Street, Carrington Street and Wright Street.
Proximate residential uses are found to the south-east of the subject site fronting
Toms Court and Halifax Street. These have recently been augmented with finalisation
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of construction of the Vue apartment building at 411 King William Street. The
potential for further development of residential uses is significant with approval
having recently been granted for the 30 storey Kodo residential apartment
development at 27-31 Angas Street (to the north-east of the site).

Buildings in the locality are diverse in terms of form, height and architectural style.
To the north of the subject site grand institutional buildings together forming the
Courts precinct are prominent. To the east and west along Carrington Street and
Wright Street respectively, low rise (single and two storey) office and other
commercial buildings predominate. To the south along King William Street, the
greatest diversity of buildings in the locality are found with low rise buildings such as
those currently occupying the subject site interspersed with various four and five
storey buildings (particularly on the western side of King William Street) as well as
medium to high rise buildings in the Vue apartment building (28 storeys), Credit
Union SA building (11 storeys) and Quest building (15 storeys).

The vacant site at the north-western corner of King William Street and Wright Street
is a notable interruption to the urban character of the locality.

Most of the locality is within the Capital City Zone. To the south-east of the subject
site is the Main Street (Adelaide) Zone enveloping Halifax Street. North of the
subject site is the Central Business Policy Area of the Capital City Zone in which the
greatest intensity of development in the State is envisaged.

Places of heritage significance within the locality are:

302 and 302A King William Street (attached shops)


304 and 304A King William Street (attached shops)
the former Kings Hall building at 318-320 King William Street (to the
immediate north of the subject site opposite Carrington Street)
348-352 King William Street (former shops and dwellings)

4. STATUTORY REFERRAL BODY COMMENTS

Referral responses are contained in the ATTACHMENTS.

4.1 Government Architect

The Government Architect is a mandatory referral pursuant to Schedule 8 of the


Development Regulations 2008. The Committee must have regard to the advice
received in response to this referral.

The Associate Government Architect (AGA) has responded to the referral on behalf of
the Government Architect. The AGA supports:

the intent to develop a high density mixed-use building offering apartments


and the benefit the increased daily population could bring to the precinct
the overall design direction
the proposed height subject to impacts of this being off-set
the inclusion of retail and commercial space at the ground and first level
the provision of a canopy over the King William Street and Carrington Street
footpaths
for the most part, the materials and finishes proposed (recommendations to
review painted concrete finishes and painted Corten aluminium louvres are
made to enhance quality and durability)
the proportions and ceiling heights of apartments and the access the
apartments have to natural light and ventilation
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The AGA does not support the provision of seven levels of above ground car parking
and is not convinced by the height and scale of the podium element accommodating
these seven car parking levels. Whilst acknowledging the intent to break down the
perceived scale of the podium through horizontal and vertical articulation, the AGA
believes there to be opportunity to better define the corner of King William and
Carrington Streets by way of a podium that is informed by existing built forms in the
locality especially the former Kings Hall building.

The AGA is of the view that an increase in the distance by which the tower elements
of the proposal are set-back from site boundaries and increased differentiation of the
height of the two towers will reduce the impacts of the scale and mass of the
proposal.

On architectural expression, the AGA is not convinced that this successfully conveys
the vision to realise a vertical village and recommends further investigation of a
design solution to strengthen the verticality of the two towers and refine the podium
to tower connection.

On apartment amenity, the AGA recommends further consideration of the size and
proportion of smaller balconies adjacent bedrooms to ensure useability and
consideration of solar loads on west facing apartments. The AGA also sees there to
be opportunity to further refine communal areas such as lift lobbies, corridors and
central link spaces to enhance access to natural light and ventilation.

The applicant provided a response to this referral advice. Both the AGAs referral
advice and this response is discussed in detail the body of this report.

4.2 Department of Infrastructure and Regional Development

Pursuant to Schedule 8 of the Development Regulations 2008, the Commonwealth


Secretary for the Department of Transport and Regional Services (now the
Department of Infrastructure and Regional Development) is a mandatory referral in
respect of any development which would exceed an airport building height threshold
contained within a Development Plan. The proposed development exceeds the
Obstacle Limitation Surface (OLS) contours identified by Map Adel/1 (Overlay 5) and
therefore triggers this referral. The power of direction is provided the Department in
respect of this matter.

On 29 August 2016 the Department approved an application for an intrusion into


airspace regulated by the Airports (Protection of Airspace) Regulations 1996 a
distance which would accommodate the proposed development (specifically 53.771
metres above the OLS).

5. COUNCIL TECHNICAL ADVICE

5.1 Adelaide City Council

Adelaide City Councils administration was informally consulted on the proposal to


provide advice and comment on technical matters. The advice received in response
provides observations and recommendations regarding:

the provision of car parking, allocation of car parking spaces to the various
uses proposed and the possibility of the car park becoming available to the
general public (i.e. non-ancillary car parking)

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the design of vehicle access arrangements and car parking areas


(encompassing issues such as sight lines, particularly with respect to sight
lines and distances)
the number of accessible car parking spaces proposed and the location of
these within car parking levels
convenience of access to bicycle parking spaces
rights over George Parade
proposed encroachments into the public realm.

Comfort with the proposed waste management approach was expressed. No


comment was provided regarding adjacency/compatibility with places of local heritage
significance.

The applicant provided a response to these comments in the form of supplementary


views from Tonkin Consulting on car parking design matters in particular. Both the
informal referral advice and this response are discussed in detail the body of this
report.

6. PUBLIC NOTIFICATION

The application is a Category 1 development pursuant to Principle of Development


Control 37 of the Capital City Zone. No public notification was therefore required.

7. POLICY OVERVIEW

The subject site is wholly located within the Capital City Zone as described within the
Adelaide (City) Development Plan consolidated 24 September 2015 as amended on 31
March 2016 pursuant to Section 29 of the Development Act 1993.

Figure 3 Zoning Map

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The 31 March 2016 Section 29 amendment to the Adelaide (City) Development Plan
updated references to State Heritage Places contained in Table Adel/1 and Overlay Maps
Adel/56 and Adel/58 to reflect the latest entries within the State Heritage Register.

Relevant planning policies are contained in Appendix One and summarised below.

7.1 Zone

The Capital City Zone is the economic and cultural focus of the State and includes a
range of employment, community, educational, tourism and entertainment facilities.
It is anticipated that an increased population within the Zone will complement the
range of opportunities and experiences provided in the City and increase its vibrancy.

The Desired Character for the Capital City Zone seeks high-scale development with
high walls that frame the streets, reinforce Adelaides pattern of streets, and creating
an interesting pedestrian environment that is active during the day, evening and late
night. Ground level uses should generate pedestrian activity and include shops, cafes
and restaurants.

Exemplary and outstanding building design is desired in recognition of the location as


South Australias capital. Contemporary juxtapositions will provide new settings for
heritage places. Innovative forms are expected in areas of identified street character,
referencing the past, but with emphasis on modern design-based responses that
support optimal site development. A rich display of art that is accessible to the public
and contextually relevant is desired.

Development should create pedestrian links and support the provision of high quality
bicycle and shared pedestrian routes.

7.2 Council Wide

Council Wide provisions provide guidance in relation to achieving high quality


architectural and urban design outcomes, suitable bulk and scale of buildings and
appropriate housing choice with regard to private open space, minimum dwelling floor
areas, functional apartment layouts and access to natural light and ventilation.

7.3 Overlays

7.3.1 Affordable Housing

The subject site lies within the affordable housing overlay area as depicted by
Map Adel/1 (Overlay 15a). This has the effect of applying policy which seeks
that development comprising 20 or more dwellings include a minimum of 15
percent affordable housing.

7.3.2 Adelaide City Airport Building Heights

Map Adel/1 (Overlay 5) Airport Building Heights identifies the OLS contours
over the City of Adelaide. Development that exceeds or penetrates these
contours must be referred to the Commonwealth Secretary of the Department
of Transport and Regional Services (now the Department of Infrastructure and
Regional Development).

The subject site lies between the 100 and 110 metre AHD contours. Having an
overall height in the order of 159 metres AHD, the proposed development
penetrates the OLS and must therefore be referred. This was previously
discussed in section 4.2 above.
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7.3.3 Other

The subject site lies just outside the Primary Pedestrian Area identified by Map
Adel/1 (Overlay 2 and 2A) Pedestrian Network with the southern boundary of
this area running along that part of Carrington Street to which the site has
frontage. Various policies regarding design of buildings (including activation of
street frontages, provision of canopies and other pedestrian shelter, vehicle
access points and design of car parking structures) apply to development within
the Primary Pedestrian Area.

Map Adel/1 (Overlay 3) Bicycle Network and Map Adel/1 (Overlay 4) Public
Transport Network respectively identify King William Street as part of the
primary bicycle network and as a high concentration public transport route.

Finally, Map Adel/1 (Overlay13) Proposed Lighting Framework identifies King


William Street as a precinct of higher coverage / amenity / safety.

8. PLANNING ASSESSMENT

The application has been assessed against the relevant provisions of the Adelaide (City)
Development Plan, which are contained in Appendix One.

8.1 Quantitative Provisions

Development Plan Proposed Guideline Comment


Guideline Achieved

Affordable Development No formal YES Discussed in body


Housing comprising 20 or affordable housing of report.
more dwellings should included NO
include a minimum of
PARTIAL
15 percent affordable
housing

Building Maximum envisage 113.9 metres to YES Building height is


Height building height 53 the top of the seen to respond
metres although highest parapet NO appropriately to
allowance for over relevant policy.
PARTIAL
height applicable Discussed in body
of report.

Building Habitable rooms and Habitable room YES Right of way


Setbacks balconies should be windows and abutting eastern
set back 3 metres balconies on NO boundary of
from adjacent eastern elevation subject site
PARTIAL
property boundary within 1 metre and provides additional
700mm of eastern separation to
boundary property to east.
respectively Discussed in body
of report.

Apartment Studio 35m2 Studio 7.8m2 YES


Sizes
1B/R 50m2 1B/R 16.3m2 NO

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2B/R 65m2 2B/R 11.5m2 to PARTIAL


15.4m2
3B/R 80m2 plus an
additional 15m2 for 3B/R 21.1m2 to
every additional 106.6m2
bedroom over 3
bedrooms

Private Studio No minimum Studio 7.8m2 YES Communal open


Open space offered to
Space 1B/R 8m2 1B/R 16.3m2 NO mitigate departure
Area from policy.
2B/R 11m2 2B/R 11.5m2 to PARTIAL
Discussed in body
15.4m2
of report.
3B/R 15m2
3B/R 21.1m2 to
106.6m2

Private Minimum of 2.0 Minimum of 2.0 YES


Open metres metres
Space NO
Minimum
PARTIAL
Dimension

Storage Studio 6m3 Studio 0m3 YES Discussed in body


of report.
1B/R 8m3 1B/R 4.5m3 NO
8.41m3
2B/R 10m3 PARTIAL
2B/R 6.06m3 to
3B/R 12m3 32.06m3

3B/R 8m3 to
15.9m3

Bicycle 1 space for every 192 spaces YES Discussed in body


Parking dwelling with a total of report.
floor area < 150m2 NO
2 spaces for every
dwelling with a total PARTIAL
floor area > 150m2
Additional provision
for visitors of 1 space
for every 10 dwellings
(equates to 203
spaces in total)

8.2 Land Use

The lead paragraph of the statement of Desired Character for the Capital City Zone
provides that the zone is the economic and cultural focus of the State and includes a
range of employment, community, educational, tourism and entertainment facilities...
It further provides that King William Street will be reinforced as the Citys commercial
spine.

PDC 1 of the Zone explicitly identifies particular land uses envisaged within the zone.
The uses proposed, being residential, office, retail (including restaurants and bars)
are all explicitly envisaged within the zone.
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8.3 Building Height

Guidance regarding building height is provided by PDCs 19 and 20 of the Capital City
Zone. The former provides guidance regarding maximum envisaged building heights;
the latter provides guidance regarding minimum envisaged building heights and, by
virtue of the height of the proposed built form, is satisfied and no longer discussed.

PDC 19 provides that maximum envisaged building heights should be in accord with
the maximum building heights identified by Concept Plan Figures CC/1 and 2. The
maximum envisaged building height for the subject site is 53 metres.

PDC 19 further provides that maximum envisaged buildings heights may be exceeded
where one or more of a number of criteria, including the following of relevance to the
proposal, apply:

the site is within 200 metres of a high concentration public transport route
identified by Concept Plan CC/1
the site area is greater than 1500 square metres
the development provides an orderly transition up to an existing taller
building or prescribed maximum building height in an adjoining zone or Policy
Area.

The above are relevant to the proposal because:

King William Street is identified as a high concentration public transport route


by Concept Plan Figure CC/1
the subject site is approximately 1,980 square metres in area
to the immediate north of the subject site (across Carrington Street) lies the
Central Business Policy Area of the Zone in which no maximum building height
is envisaged.

Also of relevance to the matter of building height are the following:

Council-wide Objective 47

Buildings should be designed to:

(d) provide for a transition of building heights between Zone and Policy Areas
where building height guidelines differ

Council-wide PDC 171

Buildings and structures should not adversely affect by way of their height and
location the long-term operational, safety and commercial requirements of
Adelaide International Airport. Buildings and structures which exceed the heights
shown in Map Adel/1 (Overlay 5) and which penetrate the Obstacle Limitation
Surfaces (OLS) should be designed, marked or lit to ensure the safe operation of
aircraft within the airspace around the Adelaide International Airport.

The maximum height of the proposed building is 113.9 metres above ground level.
At more than twice the 53 metre maximum envisaged building height identified by
Concept Plan Figure CC/1, this constitutes a liberal use of the allowance for over-
height development. It is, however, seen to be acceptable, in and of itself, for the
following reasons.

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As previously mentioned, no maximum building height is envisaged to the immediate


north of the subject site and, therefore, buildings in the order of 130 metres high can
reasonably be anticipated here noting that the operational, safety and commercial
requirements of Adelaide International Airport are likely to permit this with the
Westpac tower at the corner of King William Street and Currie Street having set this
benchmark.

The recently completed Vue apartment building at 411-427 King William Street sets
an 85.5 metre bench mark to the south of the subject site. The Vue building was
granted consent against the policy regime applying to the subject proposal. This
being the case, buildings of a similar height to Vue can reasonably be anticipated to
the south of the subject site.

The proposed built form lies roughly between 130 metres and 85.5 metres and is
therefore seen to provide for the transition in building heights sought buy Council-
wide Objective 47. Whilst a simple approach to assessment against this policy, it is
nevertheless considered sound.

Finally in this context is the AGAs in-principle support for the height of the proposed
built form. Whilst this is subject to the impacts of this height being off-set, it
nevertheless confirms the AGAs view that the subject site can carry a building of the
height proposed without unacceptably detrimental impact on the townscape and the
locality.

8.4 Design and Appearance

A large number of policies regarding design and appearance of buildings are relevant
to the proposed development.

In broad terms, Zone PDC 6 seeks a high standard of architectural design and finish
which is appropriate to the Citys role and image as the capital of the State. At a
finer grain, guidance regarding building form, architectural expression, materials and
finishes and the design of sky and roof lines is provided.

8.4.1 Building Form

Policy of relevance regarding building form begins with Zone PDC 11:

Other than in the Central Business Policy Area, buildings should be


designed to include a podium/street wall height and upper level setback (in
the order of 3-6 metres) that:

(a) relates to the width of the street and achieves a suitable level of
enclosure to the public realm;
(b) provides a human scale at street level;
(c) creates a well-defined and continuity of frontage;
(d) gives emphasis and definition to street corners to clearly define the
street grid;
(e) contributes to the interest, vitality and security of the pedestrian
environment;
(f) maintains a sense of openness to the sky for pedestrians and brings
daylight to the street; and
(g) achieves pedestrian comfort by minimising micro-climatic impacts
(particularly wind tunnelling and downward drafts).

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Also of particular relevance is Zone PDC 29:

Vehicle parking spaces and multi-level vehicle parking structures within


buildings should...complement the surrounding built form in terms of
height, massing and scale...

These policies are augmented by the following Council-wide policy directions:

Development should respect the composition and proportion of


architectural elements of building facades that form an important pattern
which contributes to the streetscapes distinctive character... by... clearly
defining ground, middle and roof top levels (PDC 179)

New development on major corner sites should define and reinforce the
townscape importance of these sites with appropriately scaled buildings
that... establish an architectural form on the corner (PDC 190)

The proposed building form includes a substantial podium that rises to a height
of almost 30 metres above ground level.

The AGA is not convinced by the height and scale of the podium. The AGA is of
the view that further opportunity exists to see this further informed by the
height and scale of existing buildings in the locality, especially the former Kings
Hall building to the immediate north of the site opposite Carrington Street. The
AGA is also of the view that the distance by which the tower elements of the
proposal are setback from King William Street should be increased as should
the distance by which the tower elements are separated from each other.

Arguably, the height of the podium relates to the approximate 40 metre width
of King William Street and thereby gains some support from part (a) of Zone
PDC 11. This, however, needs to also be weighed against Zone PDC 29 and
Council-wide PDC 179 which essentially require that cues provided by built
form context be considered in the assessment of proposed forms.

The AGAs view that further opportunity exists to see the proposed podium
informed by the height and scale of existing buildings in the locality draws
support from Zone PDC 29 and Council-wide PDC 179. The AGA focuses on the
former Kings Hall in this context. This is considered reasonable given its
proximity to the site and status as a place of local heritage significance.

The street elevation study provided by the applicant (excerpt below) is


considered to reveal some validity in the AGAs view in respect of the proposed
podium insofar as there is no clear reference in the proposed podium to the
upper parts of the former Kings Hall building.

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On this relationship, the applicant submits that:

The bronzed horizontally striated vertical elements on the podium are


provided in deference to the adjoining three storey local heritage place
(Former Kings Hall) with a denser aperture at lower levels which directly
responds to the parapet heights and horizontal articulation of this historic
building. At higher levels, the horizontal striation is increased in spacing,
providing articulation and defining the corners of the podium. This simple
aesthetic maps the existing local built form context and sets up a new
model for a significant parapet as a triumphal edge to the King William
Street boulevard.

The applicant further contends that the height of the podium is driven by the
commercial requirement for car parking which is crucial for the projects
viability. Noting that such considerations cannot inform assessment, the AGAs
view in respect of this matter is consequently shared.

In being setback, 1 metre and approximately 1.2 metres from the King William
Street and Carrington Street frontages respectively, the tower elements of the
proposed built form do not align with PDC Zone 11. However, it is apparent
that taller buildings along King William Street also have not provided upper
level setbacks of the extent sought by this policy. Moreover, to the immediate
north of the subject site, within the Central Business Policy Area, these
setbacks are not sought. In this light, the departure from Zone PDC 11 on this
front is not considered an issue of significance.

On provision of human scale at street level and interest, vitality and security to
the pedestrian environment it is considered that the proposal performs well.
This is by virtue of the inclusion of active uses at the ground and second levels
and the proposed balcony (which is seen as a positive gesture by the AGA).
The balcony will complement that offered by the local heritage item to the
south of the site at 348-352 King William Street (partly occupied by La
Trattoria restaurant).

Separation of the towers for aesthetic outcomes is not the subject of policy
within the Development Plan. Therefore, whilst the AGAs view regarding the
value of increased separation is not disagreed with, it is seen that the degree of
separation does not detract from the overall merit of the proposal.

8.4.2 Architectural Expression and Activation

Policy directions regarding architectural expression and activation provided by


the Capital City Zone comprise:

presentation of an attractive pedestrian-oriented frontage that adds


interest and vitality to City streets and laneways (PDC 7)
building facades that are strongly modelled, incorporate a vertical
composition which reflects the proportions of existing frontages, and
ensure the architectural detailing is consistent around corners and
along minor streets and laneways (PDC 14)
Vehicle parking spaces and multi-level vehicle parking structures within
buildings should... enhance active street frontages by providing land
uses such as commercial, retail or other non-car park uses along
ground floor street frontages... and incorporate faade treatments
along major street frontages that are sufficiently enclosed and detailed

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to complement neighbouring buildings consistent with the Desired


Character of the locality (PDC 29)

Relevant Council-wide directions provided are:

Development should respect the composition and proportion of


architectural elements of building facades that form an important
pattern which contributes to the streetscapes distinctive character in a
manner consistent with the desired character of a locality
by...establishing visual links with neighbouring buildings by reflecting
and reinforcing the prevailing pattern of visual sub-division in building
facades where a pattern of vertical and/or horizontal sub-divisions is
evident and desirable... and clearly defining ground, middle and roof top
levels (PDC 179)
Where there is little or no established building pattern, new buildings
should create new features which contribute to an areas desired
character and the way the urban environment is understood
by...frontages creating clearly defined edges... generating new
compositions and points of interest... introducing elements for future
neighbouring buildings... emphasising the importance of the building
according to the street hierarchy (PDC 180)
Building facades fronting street frontages, access ways, driveways or
public spaces should be composed with an appropriate scale, rhythm
and proportion which responds to the use of the building, the desired
character of the locality and the modelling and proportions of adjacent
buildings (PDC 181).

The AGA is of the view that opportunity exists to sleeve the proposed car
parking levels with active uses particularly against the Carrington Street
frontage. The AGA also sees that there is opportunity to further express the
vertical village nature of the proposal, strengthen the verticality of the tower
elements and refine the podium to tower element connection. No other issue
regarding architectural expression is raised by the AGA (noting that comments
regarding materiality are discussed subsequently).

As previously discussed, it is considered that the proposal performs well in


terms of activation at its lower two levels. It therefore responds positively to
Zone PDCs 7 and 29 amongst other Council-wide provisions seeking similar
outcomes.

The key consideration in this context is seen to be whether or not the car
parking levels within the proposal should be sleeved with active uses.

The applicant, in responding to the AGAs views, argues it is simply not possible
to sleeve the car park component of the building with active uses due to site
depth and car parking design standards. This, of course, rests on the
applicants contention that the car parking proposed is a crucial commercial
component going to the heart of the viability of the proposal.

Zone PDC 29 is clear in identifying the ground floor frontage as critical in this
respect. The proposal is aligned with this as it presents active uses to both the
King William Street and Carrington Street frontages of the site.

Whilst the ideal outcome in this context is certainly that all levels of car parking
would be sleeved, the Development Plan is not seen to be definite in respect of
a desire for active uses sleeving car parking levels above ground level. This
being the case, it is considered tolerable that above ground level car parking
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levels are not sleeved with active uses provided they are presented
appropriately to street frontages.

Dark blue double glazed full height low-emissivity glass and aluminium louvers
painted in a corten (bronze) colour are proposed to be used to screen the car
parking levels. These are seen to relate well to the exterior cladding materials
to be used in the tower elements of the proposal. The design statement
submitted in support of the proposal provides that they will entirely screen
the car parks behind. It is considered that further information is required to
demonstrate this unequivocally. It is considered that this can be appropriately
pursued by way of a reserve matter.

Finally in this context, no issue is held with respect to continuity of detailing


around the King William Street and Carrington Street corner.

8.4.3 Materials and Finishes

Council-wide PDC 186 to 189 seeks that materials and finishes:

have regard to their surrounding townscape context, built form and


public environment (PDC 186)
be sympathetic to the design and setting of the new building,
incorporate recycled or low embodied energy materials, be of high
quality and durability and not necessarily imitate materials and colours
of an existing streetscape (PDC 187)
be easily maintained and not readily stain, discolour or deteriorate (PDC
188).
avoid large expanses of highly reflective materials and large areas of
monotonous, sheer materials (such as polished granite and curtained
wall glazing) (PDC 189).

There is variety in the materials present in both the King William Street and
Carrington Street streetscapes. On the one hand are the high quality natural
stone buildings of the Courts precinct to the north of the site. On the other are
the commercial buildings (generally south of and along Carrington and Wright
Streets) comprised of multiple materials (including glass, render) that do not
present any particular patterns in type or quality of materials.

This variety of materials, and the view that development the subject site does
not clearly belong to the Courts precinct to the north where a definite pattern
in material type and quality exists, leads to the view that the surrounding
townscape context does not provide a resounding cue for the materials and
finishes for the proposal.

Glazing (comprising low emissivity glass) dominates the palette of materials


and finishes proposed. Bronzed fins are included to break the expanse of this
and bring vertical definition to the proposal.

The AGA supports the materials and finishes proposed yet recommends that
the painted concrete wall on the southern elevation and painted Corten
aluminium louvre elements be changed to materials of higher quality
(commensurate with the design aspiration) and greater durability. The
applicant contends that the painted finish proposed to the wall is more durable
than a pigmented concrete finish and that the painted finish to the fins too are
of high durability.

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It is considered that the materials and finishes proposed are easily maintained
and will not discolour or deteriorate prematurely. It is also considered that,
whilst dominated by glazing, they are not monotonous by virtue of the fins and
balcony elements that bring rhythm and verticality to the western faade in
particular (this being the most prominent and expansive).

At nine storeys and just under 22 metres, the painted concrete wall on the
southern elevation will rise well above the existing single storey building
occupying 342 King William Street. Whilst expectations of it being built out in
the future are not considered unreasonable, it will, until such time, be very
visible from the south. This is seen to be a weakness of the schedule of
materials and finishes proposed.

8.4.4 Roof Form

Council-wide PDC 192 seeks that buildings be designed to incorporate well


designed roof tops that:

enhance the skyline and local views


contribute to the architectural quality of the building
provide a compositional relationship between the upper-most levels and
the lower portions of the building
provide an expression of identity
articulate the roof, breaking down its massing on large buildings to
minimise apparent bulk
respond to the orientation of the site
create minimal glare.

The AGA did not raise any issue with the roof form of the proposed
development.

It is considered that the roof form responds well to all of the above points
sought by Council-wide PDC 192 save that regarding orientation insofar as it
does not seek to take advantage of the northerly orientation it enjoys. This is
considered a minor point subordinate to those to do with views and
architectural expression and identity.

8.5 Setbacks

Relevant guidance regarding setbacks is provided by Council-wide PDCs 178 which


seeks that buildings in the Capital City Zone be built to street edges to reinforce the
(Citys) grid pattern, create a continuity of frontage and provide definition and
enclosure to the public realm whilst contributing to the interest, vitality and security
of the pedestrian environment. The proposal is consistent with this.

An additional relevant consideration regarding setbacks is whether the George Parade


right of way provides sufficient separation from a fire source feature. A building
surveyor was commissioned by the applicant to provide advice on this matter (refer
Attachments) and has confirmed that the eastern boundary of the George Parade
right of way is to be taken as the nearest eastern fire source feature due to the fact
that this right of way is not height limited. This provides additional certainty
regarding the measures required to achieve Building Rules Consent.

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8.6 Residential Diversity and Amenity

8.6.1 Residential Diversity

Together, Council-wide Objectives 6, 7 and 8 and PDCs 5 and 6 seek provision


of a range of housing types, tenures and costs to meet the widely differing
social needs of residents. Council-wide PDC 7 seeks that residential
development be designed to meet peoples needs throughout their lifespan.
Also of relevance is the Affordable Housing Overlay seeking 20% affordable
housing.

The apartment offering forming part of the proposal comprises studio, one, two
and three bedroom apartments. There is a spread of different sized
apartments across the building. This range is considered a positive aspect of
the proposal.

Little information has been provided to evince the ability of the apartment
offering to meet occupant needs throughout different life stages. Similarly,
information evincing adaptability has been submitted. This is not to suggest
that the apartment offering is incapable of meeting or being adapted to meet
different life stage needs.

The proponent has not entered into an agreement with Renewal SA over the
provision of affordable housing. It is understood the applicant intends to offer
some apartments at a sale price approaching or equivalent to the official
affordable housing. Whilst some sympathy is afforded this position, the
absence of an agreement detracts from the overall merit of the proposal.

8.6.2 Apartment Sizes

Council-wide PDC 70 provides guidance regarding minimum apartment sizes.


As identified in section 8.1, all apartments meet the minimum apartment sizes
sought by this policy.

8.6.3 Private Open Space

Council-wide PDCs 59 to 62 provide guidance regarding:

the minimum area of private open space that should be provided a


dwelling
the minimum dimension that private open space should feature to
ensure useability
connection of private open space to living areas
protection of private open space from the elements, noise and other
environmental factors.

With respect to the first of the above points, not all of the apartments feature
an area of private open space that is aligned with the provisions of the
Development Plan. Indeed, 51 of the 121 apartments (approximately 42%)
are provided with a lesser area of private open space than the minimum
envisaged by Council-wide PDC 59. The departure of greatest magnitude is in
apartment type S3b (of which there is one) which has a private open space
area of 9.1m2 where Council-wide PDC envisages it will have at least 15m2.

Importantly, the minimum dimension of all private open space areas


(balconies) is greater than 2.0 metres. This ensures a level of useability
sought by the Development Plan. This is augmented by the high degree of
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permeability between balconies and internal living spaces resulting from the
recessing of balconies into building elevations.

Also mitigating the departure form Council-wide PDC 59 is the communal open
at level 29 (that proposed at level 10 is not considered to be convenient to
residents given its relationship to the office floor space at this level). This has
an area of 653m2 and encompasses a community room, terrace, pool and other
amenities.

Council-wide PDC 59 contemplates communal open space mitigating departures


from policy regarding provision of minimum private open space areas. In light
of the above it is considered that the proposal performs adequately in respect
of this policy.

8.6.4 Access to Light, Ventilation and Outlook

Council-wide PDCs 50 to 58 seek that apartment design maximise access to


light and ventilation and quality of outlook through a range of measures
including orientation, ceiling heights and cross ventilation amongst others.

The AGA supports the proportions and ceiling heights of apartments and the
access apartments have to natural light and ventilation. It is considered that
all apartments have outlook of sufficient quality as living rooms are located
against building edges to take advantage of views.

8.6.5 Storage

Council-wide PDC 81 seeks provision of minimum storage areas for apartments.

Not all of the apartments proposed are furnished with a volume of storage
meeting Council-wide PDC 81. However, storage lockers located remote to the
apartments (on levels 2-9) augment this and, importantly, all apartments are
furnished with at least 50% of the storage volume sought by Council-wide PDC
81.

It is not clear what the total volume of storage to be provided each apartment
is as remote storage has not been attributed to individual apartments. It is
estimated that there is sufficient remote storage to make up for that not
located within apartments. It is recommended that any consent granted the
proposal be subject to a condition requiring final details of this prior to Building
Rules Consent being granted the northern tower.

8.6.6 Communal Areas and Facilities

Council-wide PDC 49 seeks that entrances to individual dwellings within


medium to high scale residential development be located as close as practical
to the lift and/or lobby access, be clearly identifiable and avoid the creation of
entrapment spots. Council-wide PDC 50 seeks, broadly, that medium to high
scale residential development be designed to maximise opportunities for
facilitate natural ventilation and capitalise on natural daylight. Council-wide
PDC 80 seeks provision of a common mail box structure located close to the
main pedestrian entrance, areas for collection of goods and materials (including
waste discussed separately) and external clothes drying areas for dwellings.
Council-wide PDC 99 seeks minimisation of the number of dwellings sharing a
common entry to limit noise generation in internal access ways.

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The AGA is of the view that further opportunity exists to improve the amenity
of the lift lobbies, communal corridors and central link spaces via provision of
increased natural light and ventilation without reliance on the balcony of
apartment type s6.

The AGAs view is seen to draw support from Council-wide PDC 50. Besides
this and notwithstanding the absence of communal facilities for clothes drying,
the proposal is aligned with the above policies in that:

apartment entrances relatively close to the lift core (the apartment


entrance furthest from the lift core is in the order of 20 metres distant)
dwelling entrances are sufficiently identifiable
relatively low potential for entrapment
a common mailbox facility provided at the ground floor concierge
no more than 13 apartments sharing a corridor.

8.7 Interface Management

8.7.1 Visual Privacy

Council-wide PDC 66 seeks that medium to high scale residential or serviced


apartment development should be designed and sited to minimise the potential
overlooking of habitable rooms such as bedrooms and living areas of adjacent
development. Council-wide PDC 67 seeks that habitable room windows,
balconies, roof gardens, and decks be setback at least 3 metres from
boundaries of adjoining sites in pursuit of visual privacy.

The nearest existing residential land uses to the subject site are the
townhouses fronting Toms Court to the immediate south-east. Housing further
afield is well in excess of 15 metres distant from the subject site and is
therefore not the subject of concern in this respect.

The townhouse fronting Toms Court have west-facing balconies that are
potentially vulnerable to overlooking. However, the proposed apartments
nearest these are no less than 50 metres distant due to their elevation above
ground level.

With respect to Council-wide PDC 67, east facing apartments possess balconies
setback 700mm from the eastern property boundary. This needs to be
considered in conjunction with the right of way between the subject site and
neighbouring land to the east.

The right of way is 3.66 metres wide. It is considered reasonable to attribute


half this width (1.83 metres) to what the proposal is offering in respect to
Council-wide PDC 67 (insofar as the other half can be attributed to the
neighbouring property to achieve equity in this respect). Thus the total setback
distance seen to be offered by the proposal is 2.53 metres which constitutes a
departure from Council-wide PDC 67.

8.7.2 Overshadowing

Council-wide PDC 119 and 120 together seek that development be designed
and sited to minimise solar access impacts on adjacent land and buildings.
These policies are, however, tempered by other, such as Council-wide PDC 121,
which make it clear that greatest attention in this regard is to be given
development that has potential to overshadow land and housing in the City

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Living, Adelaide Historic (Conservation) and North Adelaide Historic


(Conservation) Zones.

It is clear from the shadow analysis diagrams submitted as part of the


application that the proposed development will have shadow impacts on
adjacent land. No such land lies in the abovementioned zones of particular
attention to the Development Plan in this context.

Noting that it is clear that minimisation of shadow impacts on all adjacent land
would demand development directions that are incongruous with the height
and type of buildings explicitly contemplated by the Capital City Zone, no
concern is held with respect to overshadowing

8.8 Traffic Impact, Access and Parking

8.8.1 Pedestrian Access

The subject land is outside of the Primary Pedestrian Area as displayed on Map
Adel/1 (Overlay 2A). This is an area generally covering the central and north-
eastern parts of the city grid, in which pedestrian amenity is sought to be
maximised and vehicle usage and parking limited.

Zone PDC 25 seeks that development ensure maintenance and creation of


pedestrian links identified by Map Adel/1 (Overlay 2A). This map does not
identify any pedestrian links in the vicinity of the subject site (the nearest
existing link being that through the central markets and the nearest proposed
link being that immediately south of the Supreme Court).

Pedestrian access to the proposed development is principally to be attained via


King William Street, via a grand double height entrance centrally located along
that road frontage. Noting that King William Street is the major pedestrian
route in this particular location, that a canopy is proposed along this entire
frontage and that all vehicular access is to be obtained from George Parade to
the rear of the site, it is considered that a high level of pedestrian amenity and
access should be achieved as a result of the proposal. Adelaide City Council has
assessed the canopy/balcony against standard encroachment policies and
issued approval. The proposal is considered to therefore accord with Council-
wide PDCs 225, 227, 228, 229, 230.

Zone PDC 8 seeks that finished ground floor levels be at grade or level with
footpaths which is proposed in the development. This also is considered to
address Council Wide PDC 231 for equitable access into the building.

Adelaide City Councils administration has recommended that George Parade


include a footpath for pedestrians. A 1.2 metre footpath has been incorporated
into the design of the widened George Parade. This provision is not ideal in that
the Parade will mainly cater for existing and proposed vehicular movements
within a relatively confined width. However, the following mitigate concern that
otherwise might exist in this respect:

the lack of an expectation that George Parade will perform an important


role in pedestrian movement (notwithstanding future development
potential of land fronting Toms Court)
slow vehicle speeds along George Parade (forced by the need for driver
attention).

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8.8.2 Bicycle Access and Parking

Council-wide PDC 233 and Table Adel/6 seek provision of adequate bicycle
parking spaces within the site of the development. Council-wide PDCs 234,
235 and 236 seek that such spaces be in convenient and safe locations.
Council-wide PDC 237 seeks provision of end of trip facilities for commercial
uses.

The proposal incorporates both bicycle parking and end of trip facilities located
at the first level accessible by the residential and office lifts. The end of trip
facilities proposed comprise showers and storage spaces. Fourteen showers (7
male and 7 female) and 6 separate toilets are provided.

There are a total 192 bicycle parking spaces proposed on the first floor
consisting of 110 for residents and their visitors, and 82 for guests of the retail,
office and restaurant.

The applicants traffic report discusses that 203 bicycle parking spaces in total
are sought by the Development Plan. However this raw figure does not
adequately consider the potential for shared use, given there is a broad range
of different land uses proposed within the building, of which are likely to have
differing peak times of usage. The report concludes that a 15% reduction
would be appropriate to cater for the likelihood of shared usage resulting in a
theoretical requirement for 173 bicycle parking spaces.

Additional bike parking spaces are also displayed within plans for the basement
level, although the number provided is at this stage unspecified and the
applicant has stated an intention to finalise this during detailed design. The
applicants traffic report states a minimum of 16 rails are to be provided for
visitor parking within the basement level and within the footpath area along
both street frontages. The final details of the latter are to be confirmed with
Council. The proponent is also considering providing storage space in the
residential apartments for bicycles.

Given all the above, and considering the proximity the subject site enjoys to
particularly convenient public transport, it is considered that the number of
parks being provided is generally appropriate.

The path of access to the bicycle parking and end of trip facilities is however
not ideal. Cyclists will be required to enter the development from George
Parade. Access paths generally between 1 to 2 metres wide beside the vehicle
ramps will provide access to the central lift core which will provide access to
the bicycle parks and end of trip facilities on the first floor. The width of one
ground floor access path will narrow to approximately 500mm, however this is
for a relatively short distance of some 6m before widening out again. Doors
intervene in cyclists access to all but one of the lifts. It is unclear how
convenient these will be to cyclists.

Whilst not ideal from an access convenience perspective, the path of travel for
cyclists from the public road network to the parking spaces (mainly being
through the building) will only require travelling along George Parade for a brief
section before entering the covered rear section of the building. This is
considered beneficial from a safety and amenity (weather protection)
perspective, whilst also ensuring bicycles are not required to traverse through
the main lobby of the building (where conflicts/amenity issues could otherwise
arise).

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8.8.3 Vehicle Access

Council-wide PDCs 240-247 provide relevant guidance regarding vehicle


access. In summary, they together seek:

safe, convenient and suitable vehicle access points that minimise traffic
hazards and vehicle queuing on public roads
the use of minor streets and lanes for vehicle access provided residential
amenity is not unreasonably affected
on-site provision of adequate facilities for all anticipated service vehicle
demands requirements loading/unloading off-street
minimisation of access points onto primary city access roads
access provisions that avoid necessitating reversing manoeuvres onto
public roads.

At the heart of the proposed vehicle access arrangements is the widening of


George Parade from 3.66 metres to 7.65 metres to provide two-way vehicle
access to the site.

This is aligned with the above policies as it quarantines King William Street and
Carrington Street from vehicle access impacts. It is also aligned with Council-
wide PDC 245 and 247 which respectively seek that access ways have a
minimum width of 6.5 metres and that development be designed in such a way
as to avoid the need for vehicles to reverse on to primary and secondary access
roads. Adelaide City Councils administration has raised no in-principle
objection to the widening of George Parade for vehicle access to the proposed
development.

The proposal provides for key service delivery movements on-site as well as for
manoeuvring of service vehicles on site. The applicant envisages augmenting
this with a loading zone on Carrington Street. Adelaide City Councils
administration has not expressed any in-principle concern with this but noted
such changes will need to be the subject of a separate process or processes
involving consultation with the interested community.

Adelaide City Councils administration has expressed concern regarding the


consequences of an errantly parked vehicle on George Parade. Given the
private nature of George Parade, it has recommended that a management plan
be devised to address such a concern. In response, the applicant has advised
that cctv will be used to monitor and address such a situation. This is
considered a reasonable and appropriate solution.

Concern regarding the adequacy of sight lines at the entrances/exits to the


ramps to the car parking levels (both at basement and above ground) has been
expressed by Adelaide City Councils administration. The applicant in response
advises of a willingness to employ warning devices and mirrors to address this
situation. This is considered reasonable and, therefore, it is recommended that
any consent granted be the subject of a condition requiring final identification
and provision of these prior to Building Rules Consent being granted for the
podium.

Adelaide City Council has recommended that, given the anticipated increase in
vehicle and other movements along George Parade, the proposal address
lighting of George Parade. It is recommended that any consent granted the
proposal be subject to a condition requiring submission of details of lighting to
be installed along George Parade prior to Building Rules Consent being granted
for the podium.
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8.8.4 Car Parking

The Development Plan does not seek provision of car parking in association
with any of the uses forming part of the proposal. Nevertheless, the proposal
incorporates a substantial number of car parking spaces that are ancillary to
the residential, office and retail uses proposed.

The number is such that the proposal does not stand to contribute as greatly as
it could to the Council-wide Objectives of a shift towards active and
sustainable transport modes of public transport, cycling and walking (Council-
wide Objectives 68 and 71). This is not to say the proposal does not contribute
to these Objectives as previously discussed, it provides for bicycle storage
and end of trip facilities and occupants of the building will no doubt exploit the
convenience of walking within the City square mile and ready access to the
tram network in particular.

The inclusion of car parking within the proposal is not, in and of itself,
considered detrimental to the proposal because the Development Plan does not
provide any clear policy direction that to the effect that car parking ought not
be provided. However, the number of car parking spaces proposed is seen to
not sit comfortably with the thrust of the Capital City Zone. This view is
compounded by the above ground car park levels not having floor to ceiling
heights that would facilitate adaptation to some other use in the future.

Council-wide PDC 250 provides guidance with respect to the design of car
parking spaces. An associated Design Technique provides that one way of
satisfying this is to design car parking in accordance with relevant Australian
Standards.

Adelaide City Councils administration has raised concern that the car park may
not conform with the relevant Australian Standard (AS 2890.1). The applicant,
in response, confirms that it will. It is recommended that any consent granted
the proposal be subject to a condition requiring this (as is standard practice).

Also of relevance to car parking is Council-wide PDC 77 which seeks that car
parking areas associated with medium to high scale residential development be
close and convenient to apartments, lit at night, well ventilated, avoid headlight
glare into windows and clearly define visitor parking. This policy is considered
to be satisfied save in respect of definition of spaces. The applicant has not
nominated which spaces are to be attributed to the various uses proposed.
Indeed, it is stated within the planning report, traffic report and response to
comment from Adelaide City Councils administration that:

Approximately 166 car parks out of the total of 361 will be available for
sale to apartment owners. The remainder will be available to commercial
and retail tenants and users of the building and any surplus car parks, not
taken up will be allocated as the owner sees fit including offering such car
parks for use of the public.

The Development Application form does not include non-ancillary car parking
or similar as one of the land uses for which consent is sought. Moreover, it is
seen that a consent cannot be granted a potential use of land. To address this
it is recommended that any consent granted the proposal be subject to a
reserve matter requiring identification of the car parking spaces to be assigned
to the various uses forming part of the proposal. Such a reserve matter can be

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converted to a condition requiring that the spaces be used in the ancillary way
ultimately nominated.

8.8.5 George Parade

In the initial documentation submitted as part of the subject application, the


applicant advised that it intends to employ a licensing arrangement to provide
adjoining property owners (and ultimately the public) with rights of access over
that part of the site to be added to George Parade.

Adelaide City Councils administration expressed a preference that rights of way


be used to this effect to provide more surety of ongoing access. In response,
representatives of the applicant advised that there is an understanding that a
long form easement registered against titles will be used to this end.

It is considered necessary that any consent granted the proposal be subject to


a reserve matter requiring resolution of this matter in a manner commensurate
with the proposal.

8.9 Infrastructure

Lucid Consulting Engineers were engaged by the proponent to investigate the


availability and adequacy of utilities and services to the development. It found that
there is sufficient capacity available or can be made available to service the proposed
development which satisfies PDC 135 (Council Wide).

The proposed service structures and utilities have been designed to be an integral
part of the development and have been appropriately screened from the public realm,
consistent with PDC 133 (Council Wide). The Service Utilities Infrastructure
Statement prepared by Lucid Consulting details the services and utilities provisions
available and needed to service the proposed development site as follows.

8.9.1 Power Supply

Lucid Consulting engineers found that the existing power networks capacity to
supply power to the site will be insufficient. South Australian Power Network
have confirmed that a new transformer is required to service the development.
This is due to the insufficient capacity in the existing SAPN high voltage
network in the vicinity of the subject site to cater for the development of this
scale. The proposed development will have a maximum demand in the order of
1.8MVA, as such a 2MVA SAPN pad mounted transformer is required to serve
the development. SA Power networks have further advised the requirement for
a Switching Cubicle.

8.9.2 Communications Infrastructure

The proposed development will compromise in excess of 100 tenants


(retail/commercial and residential), in which case Lucid Consulting engineers
deem the building eligible for the installation of an NBN fibre optic cabling
network. It has been confirmed that NBN Co. will provide fibre optic
communications cable connection to the subject development site which will be
terminated in a dedicated communications room located in the basement.

8.9.3 Sewer and Water Infrastructure

SA Water Corporation have investigated the capacity of the existing waste


water (sewer) and water mains infrastructure adjacent the subject site. Based
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on the proposed increase demand the development will bring, SA Water


Corporation have advised that the existing infrastructure has sufficient capacity
to cater for the development without the need for upgrades to sewer and water
mains. Water metres will be housed in cast iron footpaths boxes. All new sewer
connections will incorporate a government inspection point in the adjoining
public reserve or George Parade easement.

8.9.4 Natural Gas Infrastructure

An existing gas mains is located in Carrington and King William Street, both are
medium pressure gas mains. APA Group have confirmed that a suitably sized
NG service connection to cater for the developments natural gas loading, can
be derived from the Carrington Street medium pressure gas mains. The
proposed gas meter enclosure will be established on the eastern wall of the
building, facing out to George Parade.

8.10 Environmental Factors

8.10.1 Crime Prevention

Council-wide PDCs 82-86 provide guidance for the creation of crime resistant
environments that promote passive surveillance, building and site security and
visibility.

The proposal is incorporating a number of crime prevention measures to


promote natural surveillance such as window and entry orientation, glazing to
the facades of the ground floor, retail functions at the ground floor and passive
surveillance from the upper ground floor balcony. There are no protrusions or
cavities on street frontages or within the car park, thereby minimising
opportunities for concealment.

The proposal incorporates a wide variety of land uses that will promote day and
night time activity and will incorporate a concierge service providing active 24
hour/7 day surveillance and security to the building and its patrons.

Security lighting and CCTV is proposed to be used in and around all pedestrian
and cycling entrances to the building, with lighting to all internal pathways to
stairs and lift banks. Security gates and monitors will be used at the George
Parade car park access and swipe card access will be required for all service
corridors and the rear foyer.

It is considered that crime prevention principles have been sufficiently


considered and incorporated into the overall design of the proposed
development.

8.10.2 Noise Emissions

Council-wide PDCs 87, 89 & 93-98 provide guidance for noise sensitive
development. Development should be designed to protect its occupants from
noise sources contemplated in the zone which, in the Capital City Zone,
includes licensed entertainment premises. Ancillary services such as waste
collection should not occur after hours and mechanical plant should be
appropriately sited, screened and attenuated.

Sonus, on behalf of the applicant, undertook a noise assessment of the


proposed development. The assessment addressed noise from traffic into
proposed apartments; and noise from mechanical plant operation, patrons and
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17 November 2016

music, car park and waste collection, at the development to other noise
sensitive land uses.

The assessment resulted in the following recommendations:

install 6.38mm thick laminated glass to apartments


restrict hours of waste collection to be between 7am to 10p on Monday
to Saturday and 9am to 10pm on a Sunday or public holiday
design mechanical plant to achieve a noise level (Leq, 15 min) at
residences which is no more than the higher of:
o 55dB(A) during the daytime (7am to 10pm)
o 45dB(A) during the night-time (10pm to 7pm); or
o the lowest equivalent noise level (LAeq, 15 min) in the existing
environment
design licensed premises so that patron noise achieves a noise level
(Leq, 15 min) at residences which is no more than the higher of:
o 52dB(A) during the day (7am to 10pm)
o 45 dB(A) at night (10pm to 7am); or
o the lowest existing background (L90) noise level
design licensed premises so that music achieves a noise level (L10, 15 min)
at residences which is:
o no more than 8dB above the level of background noise (L90, 15
min) in any octave band of the sound spectrum
o no more than 5dB(A) above the level of background noise (LA 90,
15 min) for the overall (sum of all octave bands) A-weighted level.

As the final design of the plant room and operational details of the licensed
areas are not yet know, the noise assessment report recommends that a
detailed noise assessment of these aspects of the proposed development be
carried out during the detailed design phase of the project, and the licence
application stage for the licensed areas.

Should the Committee be of a mind to grant the proposal planning consent, it


is recommended that the recommendations of the Acoustic Assessment be the
subject of a condition.

8.10.3 Waste Management

Council-wide PDCs 101 to 104 provide guidance regarding waste management.


Key outcomes sought by these are:

the inclusion of a dedicated area for on-site collection and sorting of


recyclable materials and refuse within a development
incorporation of waste and storm water reuse infrastructure
avoidance of smell or other externalities having potential to
detrimentally affect the amenity of adjacent property through, amongst
other things, inclusion of extraction flues, ventilation and other
infrastructure for restaurants, cafes and other uses having potential to
generate odour.

The waste management approach adopted has been informed and described by
Colby Industries.

Collection services to the proposed development will be delivered by private


waste contractors, with property management to align collection services for all
land uses to minimise collection events. Lease agreements will oblige

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Development Assessment Commission AGENDA ITEM 3.2.1
17 November 2016

commercial tenants to use the Property Management contracted service, except


where other specialise services (e.g. cooking oil) are be sought.

Collection is proposed in the loading areas identified in the rear private lane.

Disposal points for residents will be located on each level to waste chutes in
each tower. The bin storage areas and waste chute discharge are located under
each tower on the ground floor. An on-site bin washing area has been provided
on level 6. The bin washing area will have a graded waterproof floor; drain to
sewer with basket screen; potable water supply with faucet and hose
connection; 1/240V power supply; walls lined to water proof; and temporary
curtains or screens that can be erected during bin wash events.

A shared waste and recycling storage area will be provided for all offices across
the proposed development. Waste and recycling will be collected by cleaners
and disposed to bins in above storage. It is anticipated that the stationary
rooms in offices will provide space for any confidential paper bins required.

The ground and upper ground retail tenancies and the restaurant and bar on
levels 30 and 31 will be provided with shared waste and recycling (and storage)
on the ground floor. The local waste area for the restaurant and bar will be
located in the kitchen on level 29. Once bins are full they will be swapped with
empties in the ground floor bin area.

The proposal is expected to generate 166,139 litres of waste per week, with
21,252 litres generated by the residential component, 41,135 litres generated
by the office component, 99,164 litres generated by the commercial retail
component and 4,588 litres generated in the public areas. There will be at least
4 collection events per weekday and 3 per day on the weekend. There may be
between 5-7 collection events on some days if the larger food and beverage
tenancies elect separate cardboard or recycled deposit container services.

The Waste Management Plan report states that collection events should be
scheduled to occur outside of peak access hours to minimise associated traffic
impacts on access via the rear lane to the development and other nearby
properties, as well as at times to minimise impacts on local amenity.

It is considered that sufficient space is provided to accommodate the number of


bins needed to store waste/recycling demands from each of the towers, based
on the number of collection frequencies. In all, the proposal is consistent with
Council Wide provisions regarding waste management.

In light of the above, and noting that Adelaide City Council administration has
not raised issue with the proposed waste management approach, no issue is
held in this context.

8.10.4 Energy Efficiency

Council-wide Objective 30 and PDCs 106-115 together seek development that


minimises consumption of non-renewable resources through the use of passive
thermal comfort measures (such as exploitation of natural light and ventilation,
efficient building and apartment layouts that enable zoning and inclusion of
insulation), inclusion of solar collectors and photovoltaic cells and building
adaptability.

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17 November 2016

Lucid Consulting Engineers prepared a Sustainability Report on behalf of the


applicant which provides an overview of the sustainability initiatives
incorporated within the proposed development.

The project has been benchmarked against the Sustainability Principles of the
Green Star Communities framework as defined by the Green Building Council of
Australia. The key sustainability principles of this framework are enhance
liveability, create opportunities for economic prosperity, foster environmental
responsibility, embrace design excellence and demonstrate visionary leadership
and strong governance. Lucid Consulting Engineers report that the following
aspects of the proposed development meet these principles:

energy efficient design (high performance building envelope, low energy


building services, access to natural light and ventilation)
water efficient design (WELS rated fixtures and fittings)
walking distance to Adelaide business district
communal areas located within the development to enhance liveability
close proximity to shops and restaurants
easy access to public transport

The National Australian Built Environment Rating Scheme (NABERS) provides


an industry recognised framework for evaluating and benchmarking the
environmental performance of buildings in Australia. The proposed
development is targeting a 4.5 star NABERS energy rating for the proposed
office areas. The proposal also includes passive design features and energy
efficiency initiatives including:

high performance building fabric


reflective, light-coloured roof to reduce peak cooling loads in summer
high performance low-E glazing, selected to address the specific thermal
requirements of the building
living areas set-back from faade to reduce solar heat gains within these
spaces during summer
energy-efficient massing to minimise the extent of exposed floors and
ceilings
extensive natural lighting provided to all habitable spaces in the
development
high efficiency air-conditioning units and effective control strategies
energy efficient luminaires such as LED fittings
lighting in common areas controlled via motion sensors to reduce
consumption
high efficiency lifts with LED lighting and regenerative drives

It is considered proposed development is consistent with Council Wide


provisions regarding energy and water efficiency and sustainability and that the
proposed ESD measures are acceptable.

8.10.5 Wind Analysis

Council-wide PDC 125 provides that buildings over 21 metres in height that is
to be built at or on street frontages should minimise wind tunnel effect.

A desktop wind study undertaken by Windtech was commissioned to


investigate the wind impacts that the proposed built form stands to cause. This
found the following:

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Development Assessment Commission AGENDA ITEM 3.2.1
17 November 2016

the King William Street and Carrington Street footpaths are expected to
experience tolerable wind conditions with the inclusion of the proposed
impermeable canopy above
the wind conditions to be experienced on the level 1 balcony are
expected to be tolerable
the north western corner of the podium top is potentially exposed to
south-westerly and north-easterly winds accelerating around the
development and that a series of full height impermeable baffle screens
should be included to ameliorate detrimental effects of this
the rooftop terraces on both the northern and southern tower are
expected to experience tolerable wind conditions due to shielding
provided by the proposed tapered impermeable screen along the
perimeter edge of the terraces
the private residential balconies are expected to experience tolerable
wind conditions due to shielding provided by the development and them
being recessed into the building

The study notes that only a wind tunnel study can more accurately predict the
wind impacts that the proposed built form stands to cause.

In light of the above findings, particularly relating to the public realm, it is not
considered essential that a wind tunnel study be undertaken to inform the
proposed development.

It is recommended that any consent granted the proposal be subject to a


condition requiring submission of details of baffles to be inserted to the north-
west corner of the podium top prior to Building Rules Consent being granted for
the podium

8.10.6 Glare

Council-wide PDC 122 seeks avoidance of glare that would discomfort or


endanger pedestrians, occupants of adjacent buildings and motorists. A Design
Technique provided to illustrate means of satisfying this PDC identifies a high
masonry to glass ratio, recessing of glass, shading or angling of glass, selection
of low reflective glass and avoidance of large expanses of glass as means of
satisfying this principle.

Having a high expanse of exterior glazing, the proposal has potential to result
in glare that might cause discomfort or danger to passers-by.

Information regarding the means by which glare will be avoided has not been
submitted as part of the application. It is known that glare from glazing can be
minimised. This being the case, it is considered that any consent granted the
proposal be subject to a condition requiring submission of details regarding
management of glare to the satisfaction of the Committee.

8.10.7 Stormwater Management

Council Wide Objectives 35 - 39 and PDCs 127 through to 131 provide the most
guidance for stormwater management generally seeking that stormwater
management systems be designed to ensure that the capacity of downstream
systems are not exceeded and other properties are not adversely affected as a
result of any concentrated stormwater discharge from a site.

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17 November 2016

The existing site is fully covered by impermeable surfaces. Post development


impermeable surfaces will not increase the horizontal catchment area over the
existing condition.

PT Designs, on behalf of the applicant, prepared a Stormwater Management


Report. The proposed development and the highest point of the ramps down
into the car park have been set 300m above the highest adjacent street water
table level to minimise the risk of water inundation from stormwater outside of
the site during major storm events. Existing levels at all boundaries will be
maintained.

New concrete spoon drains and connections will be undertaken in strict


accordance with Councils requirements.

The report has concluded that the proposed development cannot achieve Water
Sensitive Urban Design measures due to the nature of development and the
fact that the whole of the ground floor will be set on a suspended slab.

Harvesting and reticulation of stormwater will be considered further during


detailed design development.

Council has raised no stormwater related objections. In this light it is


considered unlikely that the proposed development will have any negative
impact on the existing council stormwater system and is considered to be
acceptable.

8.10.8 Site Contamination

Mott MacDonald was engaged by the applicant to undertake a preliminary


environmental site history assessment of the subject site. The purpose of the
assessment report was to summarise any potential contamination issues
associated with past and present land uses.

The results of the site history research indicate that there is sufficient
information based on the nature and timeline of previous land uses to indicate
the potential for soil and/or groundwater contamination to be present at the
site. The report concludes that the likelihood of gross or widespread soil
contamination existing in the soils and groundwater at the site (at
concentrations likely to preclude the proposed land use) is low. However, it is
recommended that screening level soil sampling and testing to be conducted to
confirm this assessment once site demolition has occurred.

Should the Committee be of a mind to grant the proposal consent it is


recommended that this be the subject of a condition.

8.11 Signage

No advertising signage forms part of the proposed development. Such signage will
form part of a separate Development Application.

The AGA recommends that a way finding signage strategy should be employed.
Given policy regarding amenity and crime prevention, pursuit of this by way of a
condition attached to any consent granted the proposal is considered reasonable and
appropriate.

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8.12 Staging and Life of Development Plan Consent

The applicant proposes to complete the development in 5 stages. A staging plan has
been provided to illustrate that these stages are:

demolition of existing buildings


early works, retention piling, excavation and construction of piles
basement and podium construction
northern tower construction
southern tower construction

Further, the planning report submitted by the applicant provides that:

Staged development approvals are also likely to be sought for individual building
components such as piling, capping beams, bulk excavation, sub-structure/super
structure and architectural and services fit out.

No issue is held with this approach to staging.

In addition to staging, the applicant has requested that, in the event of Development
Pan Consent being granted, the period to substantially commence and complete
construction be extended from the legislated standard (1 and 3 years) to 3 and 5
years. The scale of the proposed development is such that detailed design may
require an extended period. In this light, this request is not considered unreasonable
and, in the event of consent being granted, should be granted.

9. CONCLUSION

The proposal presents a difficult assessment task.

There is no question that the land use range is appropriate and has potential to greatly
enliven the important south-central precinct of the City square mile. This potential
advanced by the high degree of activation of the ground and first floor planes.

The proposal however involves a very intense use of the site. This manifests in a
misalignment between the scale of the podium and its immediate context and some less
than ideal apartment and communal space amenity conditions.

The proposed podium, however, is seen to share some characteristics with recent high
scale development to the south along King William Street and therefore not be
completely incongruous with the King William Street streetscape. Also, whilst the
predominant car parking use of the podium does not greatly assist with acceptance it
scale (given that the thrust of the Adelaide City Development Plan is towards active
forms of travel), the fact that the Plan doesnt clearly and explicitly discourage car
parking at the subject site needs to be borne in mind.

On balance it is considered that the positive aspects of the proposal outweigh the
negative and that Development Plan Consent is warranted subject to reserve matters and
conditions regarding technical matters.

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10. RECOMMENDATION

It is recommended that the Development Assessment Commission:

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

2) RESOLVE that the Development Assessment Commission is satisfied that the


proposal meets the key objectives of the Capital City Zone.

3) RESOLVE to grant Development Plan Consent (and Land Division Consent) to the
proposal by the Karidis Corporation Ltd for the demolition of existing structures
and construction of a mixed use development comprising retail, office and
residential uses together with associated car parking and landscaping at 322-340
King William Street, Adelaide subject to the following reserved matters and
conditions of consent.

RESERVED MATTERS

1. Pursuant to Section 33(3) of the Development Act 1993, the following matters shall
be reserved for further assessment, to the satisfaction of the Development
Assessment Commission, prior to the granting of Building Rules Consent for stage 3
of the development (the podium):

1.1 attribution of car parking spaces to the land uses forming part of the
development.

1.2 the appropriate instrument or instruments to provide necessary rights of


access over that part of the site to be added to the George Parade
carriageway to provide access to the development.

PLANNING CONDITIONS

1. Except where minor amendments may be required by other relevant Acts, or by


conditions imposed by this application, the development shall be established in strict
accordance with the details and following plans submitted in Development
Application No 020/M043/16:

Plans:

15128_DAC02 dated 22 August 2016


15128_DAC03 dated 22 August 2016
15128_DAC04 dated 22 August 2016
15128_DAC05 dated 22 August 2016
15128_DAC05A dated 22 August 2016
15128_DAC05B dated 22 August 2016
15128_DAC05C dated 22 August 2016
15128_DAC05D dated 22 August 2016
15128_DAC05E dated 22 August 2016
15128_DAC05F dated 22 August 2016
15128_DAC06 dated 22 August 2016
15128_DAC07 dated 22 August 2016
15128_DAC07A dated 22 August 2016
15128_DAC08 dated 22 August 2016
15128_DAC09 dated 22 August 2016
15128_DAC10 dated 22 August 2016
15128_DAC12 dated 22 August 2016
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Development Assessment Commission AGENDA ITEM 3.2.1
17 November 2016

15128_DAC12A dated 22 August 2016


15128_DAC12B dated 22 August 2016
15128_DAC13 dated 22 August 2016
15128_DAC13A dated 22 August 2016
15128_DAC13B dated 22 August 2016
15128_DAC13D dated 22 August 2016
15128_DAC14 dated 22 August 2016
15128_DAC15 dated 22 August 2016
15128_DAC16 dated 22 August 2016
14154_DAC26 dated 22 August 2016

2. Final details of the external materials for each component of the development,
including the provision of a detailed materials schedule and samples board, shall be
submitted to the satisfaction of the Development Assessment Commission prior to
Building Rules Consent for the podium. This will include details of glare suppression
measures to be employed.

3. Final details of baffles to be installed at the north-western corner of the podium top
to ameliorate potentially adverse wind conditions shall be submitted to the
satisfaction of the Development Assessment Commission prior to Building Rules
Consent for the podium.

4. Final details of storage lockers shall be provided to the satisfaction of the


Development Assessment Committee prior to Building Rules Consent being granted
stage 3 (northern tower).

5. Final details of devices (such as warning signals and mirrors) to be used to ensure
safe movement along George Parade shall be submitted to the satisfaction of the
Development Assessment Commission, in consultation with Adelaide City Council,
prior to Building Rules Consent for the podium.

6. Final details of lighting of George Parade shall be submitted to the satisfaction of the
Development Assessment Commission, in consultation with Adelaide City Council,
prior to Building Rules Consent for the podium.

7. All vehicle car parks, driveways and vehicle entry and manoeuvring areas shall be
designed and constructed in accordance with the relevant Australian Standards and
be constructed, drained and paved with bitumen, concrete or paving bricks in
accordance with sound engineering practice and appropriately line marked to the
reasonable satisfaction of the Development Assessment Commission prior to the
occupation or use of the development.

8. All bicycle parks shall be designed and constructed in accordance with the relevant
Australian Standards.

9. The finished floor level of the ground floor level entry shall match the existing
footpath unless otherwise agreed to by the Development Assessment Condition.

10. The recommendations of the report dated July 2016 prepared by Sonus Pty Ltd shall
be implemented in full.

11. A detailed assessment of noise likely to be generated by plant and equipment shall
be submitted to the satisfaction of the Development Assessment Commission prior to
Building Rules Consent for the podium.

12. A way-finding signage strategy shall be submitted to the satisfaction the


Development Assessment Commission prior to buildings rules consent being granted
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Development Assessment Commission AGENDA ITEM 3.2.1
17 November 2016

the northern tower. This strategy shall be implemented upon occupation of the
northern tower.

13. Prior to the commencement of construction a dilapidation report (i.e. condition


survey) shall be prepared by a qualified engineer to ensure the stability and
protection of adjoining buildings, structures and Council assets. A copy of this report
shall be provided to the Development Assessment Commission.

14. The applicant shall submit to the Development Assessment Commission a definitive
statement to demonstrate that the land is suitable for its intended use prior to
commencement of construction of the podium. If required by the auditor, the
applicant shall prepare a Phase 2 Site Assessment Report, prior to commencement of
further works.

15. A Construction Environment Management Plan (CEMP) shall be prepared and


implemented in accordance with current industry standards including the EPA
publications Handbook for Pollution Avoidance on Commercial and Residential
Building Sites Second Edition and Environmental Management of On-site
Remediation to minimise environmental harm and disturbance during
construction.

The management plan must incorporate, without being limited to, the following
matters:

a. air quality, including odour and dust


b. surface water including erosion and sediment control
c. soils, including fill importation, stockpile management and prevention of soil
contamination
d. groundwater, including prevention of groundwater contamination
e. noise
f. occupational health and safety

For further information relating to what Site Contamination is, refer to the EPA
Guideline: 'Site Contamination what is site contamination?'.

A copy of the CEMP shall be provided to the Development Assessment Commission


prior to the commencement of site works.

ADVISORY NOTES

a. The development must be substantially commenced within 3 years of the date of this
Notification, unless this period has been extended by the Development Assessment
Commission. The authorisation will lapse if the development is not substantially
commenced within 3 years of the date of this Notification.

b. Any act or work authorised or required by this Notification must be completed within
5 years of the date of the Notification unless this period is extended by the
Commission.

c. The applicant has a right of appeal against the conditions which have been imposed
on this Development Plan Consent or Development Approval. Such an appeal must
be lodged at the Environment, Resources and Development Court within two months
from the day of receiving this notice or such longer time as the Court may allow.
The applicant is asked to contact the Court if wishing to appeal. The Court is located
in the Sir Samuel Way Building, Victoria Square, Adelaide, (telephone number 8204
0289).

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d. No additional signs shall be displayed upon the subject land other than those
identifying the parking area access points and those shown on the approved plans.
If any further signs are required, these shall be the subject of a separate application.

e. Lead times for removal / relocation of stobie poles and other infrastructure can be
significant. It is recommended that application for such works be made to the
Adelaide City Council early to avoid delays to construction programming.

Jason Bailey
Team Leader CBD & Inner Metro
DEVELOPMENT DIVISION
DEPARTMENT OF PLANNING, TRANSPORT and INFRASTRUCTURE

38
ATTACHMENT A RELEVANT DEVELOPMENT PLAN POLICIES
Adelaide (City) Development Plan dated 24 September 2015 (as amended 31
March 2016)

CAPITAL CITY ZONE

Desired Character

This Zone is the economic and cultural focus of the State and includes a range of
employment, community, educational, tourism and entertainment facilities. It is
anticipated that an increased population within the Zone will complement the range of
opportunities and experiences provided in the City and increase its vibrancy.

The Zone will be active during the day, evening and late night. Licensed entertainment
premises, nightclubs and bars are encouraged throughout the Zone, particularly where
they are located above or below ground floor level to maintain street level activation during
the day and evening.

High-scale development is envisaged in the Zone with high street walls that frame the
streets. However an interesting pedestrian environment and human scale will be created
at ground floor levels through careful building articulation and fenestration, frequent
openings in building faades, verandahs, balconies, awnings and other features that
provide weather protection.

In important pedestrian areas, buildings will be set back at higher levels above the street
wall to provide views to the sky and create a comfortable pedestrian environment. In
narrow streets and driveways the street setback above the street wall may be relatively
shallow or non-existent to create intimate spaces through a greater sense of enclosure. In
the Central Business Policy Areas, upper level setbacks are not envisaged.

Non-residential land uses at ground floor level that generate high levels of pedestrian
activity such as shops, cafs and restaurants will occur throughout the Zone. Within the
Central Business Policy Area, residential land uses at ground level are discouraged. At
ground level, development will continue to provide visual interest after hours by being well
lit and having no external shutters.

There will also be a rich display of art that is accessible to the public and contextually
relevant.

Exemplary and outstanding building design is desired in recognition of the location as


South Australias capital. Contemporary juxtapositions will provide new settings for
heritage places. Innovative forms are expected in areas of identified street character,
referencing the past, but with emphasis on modern design-based responses that support
optimal site development.

Adelaides pattern of streets and squares

The distinctive grid pattern of Adelaide will be reinforced through the creation of a series
of attractive boulevards as shown on Concept Plan Figures CC/1 and 2. These boulevards
will provide a clear sense of arrival into the City and be characterised by buildings that are
aligned to the street pattern, particularly at ground level.

Views to important civic landmarks, the Park Lands and the Adelaide Hills will be retained
as an important part of the Citys charm and character.

The Citys boulevards, terraces and Squares will be developed as follows:


(a) North Terrace will be reinforced as an important pedestrian promenade and cultural
boulevard that provides an important northern edge to the City square mile.

(b) King William Street will be enhanced as the Citys principal north-south boulevard and
will be reinforced as the Citys commercial spine.

(c) Grote Street-Wakefield Street will be enhanced as the Citys principal east-west
boulevard and will be developed to provide a strong frame that presents a sense of
enclosure to the street.

(d) East Terrace will be characterised by buildings that maximise views through to the
Park Lands and provide a distinct City edge.

(e) West Terrace will be reinforced as the western gateway to the City centre and will
form an imposing frontage to the western City edge. Buildings will be constructed to the
front and side boundaries, and designed to maximise views through to the Park Lands.
Corner sites at the junctions of West Terrace and the major east-west streets will be
developed as strongly defined visual gateways to the City. This will provide an imposing
frontage to the western edge of the City, which comprises a mixture of commercial,
showroom and residential development.

(f) Pulteney and Morphett streets are key north-south boulevards. A sense of activation
and enclosure of these streets will be enhanced through mixed use development with a
strong built form edge. Pulteney Street will include residential, office and institutional uses,
and retail activities. These boulevards will become important tree-lined commercial
corridors.

(g) Currie, Grenfell, Franklin and Flinders streets, as wider east-west boulevards provide
important entry points to the City. Currie and Grenfell streets will become a key focus for
pedestrians, cycling and public transport. These streets also provide long views to the hills
as their closing vistas and these view corridors should remain uncluttered.

(h) Victoria, Hindmarsh and Light Squares will have a continuous edge of medium to high-
scale development that frames the Squares and increases ground level activity.

The Zone also includes a number of Main Street areas, encompassing Rundle Mall, Rundle
Street, Hindley Street and Gouger Street, which are envisaged to have a wide range of
retail, commercial and community uses that generate high levels of activity. These areas
will have an intimately scaled built form with narrow and frequent building frontages.
These areas are shown on Concept Plan Figures CC/1 and 2.

Minor streets and driveways will have a sense of enclosure (a tall street wall compared to
street width) and an intimate, welcoming and comfortable pedestrian environment with
buildings sited and composed in a way that responds to the buildings context. There will
be a strong emphasis on ground level activation through frequent window openings, land
uses that spill out onto the footpath, and control of wind impacts.

Development in minor streets and driveways with a high value character will respond to
important character elements and provide a comfortable pedestrian environment,
particularly in the following streets: Gray, Leigh, Union, Chesser, Coromandel, Tucker,
Cardwell, Kenton, Market, Ruthven, Cannon, Tatham, Benthem streets, Murrays Lane and
Wright Court.

A comprehensive, safe and convenient movement network throughout the City will
develop, focusing on the provision of linkages on both public and private land between
important destinations and public transport. A high quality system of bicycle or shared
pedestrian and bicycle routes will be established within the Zone.
OBJECTIVES

General

Objective 1: The principal focus for the economic, social and political life of
metropolitan Adelaide and the State.

Objective 2: A vibrant mix of commercial, retail, professional services, hospitality,


entertainment, educational facilities, and medium and high density living.

Objective 3: Design and management of City living to ensure the compatibility of


residential amenity with the essential commercial and leisure functions of the Zone.

Objective 4: City streets that provide a comfortable pedestrian environment.

Objective 5: Innovative design approaches and contemporary architecture that


respond to a buildings context.

Objective 6: Buildings that reinforce the gridded layout of Adelaides streets and
respond to the underlying built-form framework of the City.

Objective 7: Large sites developed to their full potential while ensuring a cohesive
scale of development and responding to a buildings context.

Objective 8: Development that contributes to the Desired Character of the Zone.

PRINCIPLES OF DEVELOPMENT CONTROL

Land Use

1 The following types of development, or combinations thereof, are envisaged:

Affordable housing
Aged persons accommodation
Community centre
Consulting room
Convention centre
Dwelling
Educational establishment
Emergency services facility
Hospital
Hotel
Indoor recreation centre
Licensed entertainment premises
Library
Motel
Office
Pre-school
Personal service establishment
Place of worship
Serviced apartment
Restaurant
Residential flat building
Student accommodation
Shop or group of shops
Tourist accommodation
2 Land uses that are typically closed during the day should be designed to
maximise daytime and evening activation at street level and be compatible with
surrounding land uses, in particular residential development.

3 Low impact industries should be located outside the Central Business Policy Area
and have minimal off-site impacts with respect to noise, air, water and waste
emissions, traffic generation and movement.

4 Development listed as non-complying is generally inappropriate.

Form and Character

5 Development should be consistent with the Desired Character for the Zone.

Design and Appearance

6 Development should be of a high standard of architectural design and finish which


is appropriate to the Citys role and image as the capital of the State.

7 Buildings should present an attractive pedestrian-oriented frontage that adds


interest and vitality to City streets and driveways.

8 The finished ground floor level of buildings should be at grade and/or level with
the footpath to provide direct pedestrian access and street level activation.

9 Providing footpath widths and street tree growth permit, development should
contribute to the comfort of pedestrians through the incorporation of verandahs,
balconies, awnings and/or canopies that provide pedestrian shelter.

10 Buildings should be positioned regularly on the site and built to the street
frontage, except where a setback is required to accommodate outdoor dining or
provide a contextual response to a heritage place.

11 Other than in the Central Business Policy Area, buildings should be designed to
include a podium/street wall height and upper level setback (in the order of 3-6
metres) that:
(a) relates to the width of the street and achieves a suitable level of
enclosure to the public realm;
(b) provides a human scale at street level;
(c) creates a well-defined and continuity of frontage;
(d) gives emphasis and definition to street corners to clearly define the
street grid;
(e) contributes to the interest, vitality and security of the pedestrian
environment;
(f) maintains a sense of openness to the sky for pedestrians and brings
daylight to the street; and
(g) achieves pedestrian comfort by minimising micro climatic impacts
(particularly wind tunnelling and downward drafts).

12 Buildings north of Rundle Mall, Rundle Street, Hindley Street and Gouger Street
should have a built form that incorporates slender tower elements, spaces
between buildings or other design techniques that enable sunlight access to the
southern footpath.

13 Buildings, advertisements, site landscaping, street planting and paving should


have an integrated, coordinated appearance and should enhance the urban
environment.
14 Building faades should be strongly modelled, incorporate a vertical composition
which reflects the proportions of existing frontages, and ensure that architectural
detailing is consistent around corners and along minor streets and driveways.

Building Height

19 Development should generally be compatible with the overall desired city form
and not exceed the maximum building height shown in Concept Plan Figures CC/1
and 2; unless it meets one or more of the following:
(a) the proposed building is located in one of the following areas:
(i) fronting North Terrace, West Terrace or East Terrace and/or at
the junction of two City boulevards shown in Concept Plan Figures
CC/1 and 2;
(ii) on an allotment with frontage to Light Square;
(iii) within 200 metres of a high concentration public transport
route identified on Map Adel/1 (Overlay 4);
(b) the site area is greater than 1500 square metres and has side or rear
vehicle access;
(c) the development provides an orderly transition up to an existing taller
building or prescribed maximum building height in an adjoining Zone or
Policy Area;
20 Development should have optimal height and floor space yields to take advantage
of the premium City location and should have a building height no less than half
the maximum shown on Concept Plan Figures CC/1 and 2, or 28 metres in the
Central Business Policy Area, except where one or more of the following applies:
(a) a lower building height is necessary to achieve compliance with the
Commonwealth Airports (Protection of Airspace) Regulations;
Movement

23 Pedestrian movement should be based on a network of pedestrian malls, arcades


and lanes, linking the surrounding Zones and giving a variety of north-south and
east west links.
26 Car parking should be provided in accordance with Table Adel/7.
29 Vehicle parking spaces and multi-level vehicle parking structures within buildings
should:
(a) enhance active street frontages by providing land uses such as
commercial, retail or other non-car park uses along ground floor street
frontages;
(b) complement the surrounding built form in terms of height, massing
and scale; and
(c) incorporate faade treatments along major street frontages that are
sufficiently enclosed and detailed to complement neighbouring buildings
consistent with the Desired Character of the locality.

PROCEDURAL MATTERS

Public Notification

37 Categories of public notification are prescribed in Schedule 9 of the Development


Regulations 2008. In addition, the following forms of development, or any
combination of (except where the development is non-complying), are assigned:
(a) Category 1, public notification not required:
COUNCIL WIDE

Living Culture

OBJECTIVES

Objective 1: The City of Adelaide as the prime meeting place and cultural focus for
the people of metropolitan Adelaide and the State.

Objective 3: Development that enhances the public environment and provides


interest at street level.

PRINCIPLES OF DEVELOPMENT CONTROL

1 Development should, where appropriate, integrate public art into the design of
new or refurbished building sites in a manner which is integrated with and
commensurate in scale with, the new or refurbished buildings. For the purpose of
enhancing the public environment, public art should:
(a) demonstrate artistic excellence and innovation in design;
(b) be made of high quality materials;
(c) enhance the setting of new development;
(d) be integrated into the design of the building and the surrounding
environment;
(e) consider any existing public art works; and
(f) not hinder sight lines or create entrapment spots.

City Living

Housing Choice

Objective 6: A variety of housing options which supplement existing types of housing and
suit the widely differing social, cultural and economic needs of all existing
and future residents.

Objective 7: A range of long and short term residential opportunities to increase the
number and range of dwellings available whilst protecting identified areas
of special character and improving the quality of the residential
environment.

Objective 8: A broad range of accommodation to meet the needs of low income,


disadvantaged and groups with complex needs whilst ensuring integration
with existing residential communities.

5 Development should comprise of a range of housing types, tenures and cost, to


meet the widely differing social and economic needs of residents.

6 Development should provide a variety of accommodation to meet the needs of low


income people, student housing, social housing, housing for single people, large
and small families, people with disabilities and people with other complex needs.
These forms of housing should be distributed throughout the Council area to avoid
over-concentration of similar types of housing in a particular area and should be of
a scale and appearance that reinforces and achieves the desired character of the
locality, as expressed in the relevant Zone and Policy Area.

7 Residential development should be designed to be adaptable to meet peoples


needs throughout their lifespan to ensure that changes associated with old age,
special access and mobility can be accommodated.
Medium to High Scale Residential/Serviced Apartment

Objective 22: Medium to high scale residential (including student accommodation) or


serviced apartment development that:
(a) has a high standard of amenity and environmental performance;
(b) comprises functional internal layouts;
(c) is adaptable to meet a variety of accommodation and living needs;
and
(d) includes well-designed and functional recreation and storage areas.

Building Entrances

49 Entrances to medium to high scale residential or serviced apartment development


should:
(a) be oriented towards the street;
(b) be visible and easily identifiable from the street; and
(c) provide shelter, a sense of personal address and transitional space around the
entry.

50 Entrances to individual dwellings or apartments within medium to high scale


residential or serviced apartment development should:
(a) be located as close as practical to the lift and/or lobby access and minimise the
need for long access corridors;
(b) be clearly identifiable; and
(c) avoid the creation of potential areas for entrapment.

Daylight, Sunlight and Ventilation

50 Medium to high scale residential or serviced apartment development should be


designed to maximise opportunities to facilitate natural ventilation and capitalise
on natural daylight and minimise the need for artificial lighting during daylight
hours.

51 Medium to high scale residential or serviced apartment development should be


designed and located to maximise solar access to dwellings and communal open
space on the northern facade.

52 Ceiling heights that promote the use of taller windows, highlight windows, fan lights
and light shelves should be utilised to facilitate access to natural light, improve
daylight distribution and enhance air circulation, particularly in dwellings with
limited light access and deep interiors.

53 All new medium to high scale residential or serviced apartment development should
have direct ventilation and natural light.

54 The maximum distance of a habitable room such as a living, dining, bedroom or


kitchen from a window providing natural light and ventilation to that room is 8
metres.

55 Light wells should not be used as the primary source of daylight for living rooms to
ensure a sufficient level of outlook and daylight.

56 Medium to high scale residential or serviced apartment development should be


designed to ensure living areas, private open space or communal open space,
where such communal open space provides the primary area of private open space,
are the main recipients of sunlight.

57 Medium to high scale residential or serviced apartment development should locate


living areas, private open space and communal open space, where such communal
open space provides the primary area of private open space, where they will receive
sunlight and, where possible, should maintain at least two hours of direct sunlight
solar time on 22 June to:
(a) at least one habitable room window (excluding bathroom, toilet, laundry or
storage room windows);
(b) to at least 20 percent of the private open space; and
(c) communal open space, where such communal open space provides the primary
private open space for any adjacent residential development.

58 Natural cross ventilation of habitable rooms should be achieved by the following


methods:
(a) positioning window and door openings in different directions to encourage cross
ventilation from cooling summer breezes;
(b) installing small low level windows on the windward side and larger raised
openings on the leeward side to maximise airspeed in the room;
(c) installing higher level casement or sash windows, clerestory windows or
operable fanlight windows to facilitate convective currents;
(d) selecting windows which the occupants can reconfigure to funnel breezes such
as vertical louvred, casement windows and externally opening doors;
(e) ensuring the internal layout minimises interruptions to airflow;
(f) limiting building depth to allow for ease of cross ventilation; and/or
(g) draught proofing doors, windows and other openings.

Private Open Space

59 Medium to high scale residential development and serviced apartments should


provide the following private open space:
(a) studio (where there is no separate bedroom): no minimum requirement but
some provision is desirable.
(b) 1 bedroom dwelling/apartment: 8 square metres.
(c) 2 bedroom dwelling/apartment: 11 square metres.
(d) 3+ bedroom dwelling/apartment: 15 square metres.

A lesser amount of private open space may be considered appropriate in


circumstances where the equivalent amount of open space is provided in a
communal open space accessible to all occupants of the development.

Private open space for 2 or more bedroom dwellings/apartments may be divided


into different areas whilst private open space for studios or 1 bedroom
dwelling/apartments should be in a single area.

Areas used for parking of motor vehicles are not included as private open space.

60 Medium to high scale residential (other than student accommodation) or serviced


apartment development in the Capital City Zone should ensure direct access from
living areas to private open space areas, which may take the form of balconies,
terraces, decks or other elevated outdoor areas provided the amenity and visual
privacy of adjacent properties is protected.

62 Other than for student accommodation, private open space should have a minimum
dimension of 2 metres and should be well proportioned to be functional and
promote indoor/outdoor living.
62 Balconies should be integrated into the overall architectural form and detail of the
development and should:
(a) utilise sun screens, pergolas, shutters and openable walls to control sunlight
and wind;
(b) be cantilevered, partially cantilevered and/or recessed in response to daylight,
wind, acoustic and visual privacy;
(c) be of a depth that ensures sunlight can enter the dwelling below; and
(d) allow views and casual surveillance of the street while providing for safety and
visual privacy.

63 Secondary balconies, including Juliet balconies or operable walls with balustrades


should be considered, subject to overlooking and privacy, for additional amenity
and choice.

64 For clothes drying, balconies off laundries or bathrooms and roof top areas should
be screened from public view.

Visual Privacy

66 Medium to high scale residential or serviced apartment development should be


designed and sited to minimise the potential overlooking of habitable rooms such
as bedrooms and living areas of adjacent development.

67 A habitable room window, balcony, roof garden, terrace or deck should be set-back
from boundaries with adjacent sites at least three metres to provide an adequate
level of amenity and privacy and to not restrict the reasonable development of
adjacent sites.

Noise and Internal Layout

68 Medium to high scale residential or serviced apartment development close to high


noise sources (e.g. major roads, established places of entertainment and centres
of activity) should be designed to locate noise sensitive rooms and private open
space away from noise sources, or be protected by appropriate shielding
techniques.

69 Attached or abutting dwellings/apartments should be designed to minimise the


transmission of sound between dwellings and, in particular, to protect bedrooms
from possible noise intrusions.

Minimum Unit Sizes

70 Medium to high scale residential or serviced apartment development should provide


a high quality living environment by ensuring the following minimum internal floor
areas:
(a) studio (where there is no separate bedroom): 35 square metres.
(b) 1 bedroom dwelling/apartment: 50 square metres
(c) 2 bedroom dwelling/apartment: 65 square metres
(d) 3+ bedroom dwelling/apartment: 80 square metres plus an additional 15
square metres for every additional bedroom over 3 bedrooms.

Note: Dwelling/apartment unit size includes internal storage areas but does not
include balconies or car parking as part of the calculation.

71 Internal structural columns should correspond with the position of internal walls to
ensure that the space within the dwelling/apartment is useable.
Adaptability

72 Within medium to high scale residential or serviced apartment development,


dwelling/apartment layouts should be adaptable to accommodate:
(a) a range of activities and privacy levels between different spaces;
(b) flexible room sizes and proportions;
(c) efficient circulation to optimise the functionality of floor space within rooms;
and
(d) the future reuse of student accommodation as residential apartments through
a design and layout that allows individual apartments to be reconfigured into a
larger dwelling or other alternative use.

Outlook

73 All medium to high scale residential or serviced apartment development should be


designed to ensure the living rooms have a satisfactory external outlook. Living
rooms that do not have an outlook or the only source of outlook is through high
level windows or a skylight are not considered to provide an appropriate level of
amenity for the occupiers.

Note: Outlook is a short range prospect and is distinct from a view which is more
extensive and long range to particular objects or geographic features.

On-Site Parking and Fencing

Objective 23: Safe and convenient on-site car parking for resident and visitor vehicles.

76 Garages and parking structures associated with medium to high scale residential
or serviced apartment development should be located so that they do not visually
dominate the street frontage.

77 Car parking areas should be designed and located to:


(a) be close and convenient to dwellings/apartments;
(b) be lit at night;
(c) be well ventilated if enclosed;
(d) avoid headlight glare into windows; and
(e) clearly define visitor parking.

78 Where garages are located within a basement or undercroft:


(a) the width of access driveways should be kept to a minimum and should not
detract from the streetscape;
(b) driveways should be designed to ensure safe and convenient access and egress;
(c) access should be restricted to one driveway or one point of access and egress;
(d) vehicles should be able to safely exit in a forward direction and should not
compromise pedestrian safety or cause conflict with other vehicles; and
(e) the height of the car park ceiling should not exceed one metre above the
finished ground floor level to ensure minimal impact on the streetscape.

79 Fencing and walls should:


(a) be articulated and detailed to provide visual interest;
(b) assist the development to address the street;
(c) assist in the provision of safety and surveillance;
(d) assist in highlighting entrances; and
(e) enable visibility of buildings from and to the street.
Storage Areas

80 Site facilities should be readily accessible to each dwelling/serviced apartment,


complement the development and relevant desired character and should include:
(a) a common mail box structure located close to the main pedestrian entrance;
(b) areas for the storage and collection of goods, materials, refuse and waste
including facilities to enable the separation of recyclable materials as
appropriate to the size and nature of the development and screened from public
view; and
(c) external clothes drying areas for residential dwellings that do not incorporate
ground level open space.

82 Medium to high scale residential (other than student accommodation) or serviced


apartment development should provide adequate and accessible storage facilities
for the occupants at the following minimum rates:
(a) studio: 6 cubic metres
(b) 1 bedroom dwelling/apartment: 8 cubic metres
(c) 2 bedroom dwelling/apartment: 10 cubic metre

Environmental

Crime Prevention Through Urban Design

Objective 24: A safe and secure, crime resistant environment that:


(a) ensures that land uses are integrated and designed to facilitate natural
surveillance;
(b) promotes building and site security; and
(c) promotes visibility through the incorporation of clear lines of sight and
appropriate lighting.

82 Development should promote the safety and security of the community in the public
realm and within development. Development should:
(a) promote natural surveillance of the public realm, including open space, car
parks, pedestrian routes, service lanes, public transport stops and residential
areas, through the design and location of physical features, electrical and
mechanical devices, activities and people to maximise visibility by:
(i) orientating windows, doors and building entrances towards the street, open
spaces, car parks, pedestrian routes and public transport stops;
(ii) avoiding high walls, blank facades, carports and landscaping that obscures
direct views to public areas
(iii) arranging living areas, windows, pedestrian paths and balconies to
overlook recreation areas, entrances and car parks;
(v) creating a complementary mix of day and night-time activities, such as
residential, commercial, recreational and community uses, that extend
the duration and level of intensity of public activity;
(viii) ensuring the surveillance of isolated locations through the use of audio
monitors, emergency telephones or alarms, video cameras or staff eg by
surveillance of lift and toilet areas within car parks.

(b) provide access control by facilitating communication, escape and path finding
within development through legible design by:
(i) incorporating clear directional devices;
(ii) avoiding opportunities for concealment near well travelled routes;
(iii) closing off or locking areas during off-peak hours, such as stairwells, to
concentrate access/exit points to a particular route;
(iv) use of devices such as stainless steel mirrors where a passage has a bend;
(v) locating main entrances and exits at the front of a site and in view of a
street;
(vi) providing open space and pedestrian routes which are clearly defined and
have clear and direct sightlines for the users; and
(vii) locating elevators and stairwells where they can be viewed by a maximum
number of people, near the edge of buildings where there is a glass wall
at the entrance.

(c) promote territoriality or sense of ownership through physical features that


express ownership and control over the environment and provide a clear
delineation of public and private space by:
(i) clear delineation of boundaries marking public, private and semi-private
space, such as by paving, lighting, walls and planting;
(ii) dividing large development sites into territorial zones to create a sense of
ownership of common space by smaller groups of dwellings; and
(iii) locating main entrances and exits at the front of a site and in view of a
street.

(d) provide awareness through design of what is around and what is ahead so that
legitimate users and observers can make an accurate assessment of the safety
of a locality and site and plan their behaviour accordingly by:
(i) avoiding blind sharp corners, pillars, tall solid fences and a sudden change
in grade of pathways, stairs or corridors so that movement can be
predicted;
(ii) using devices such as convex security mirrors or reflective surfaces where
lines of sight are impeded;
(iii) ensuring barriers along pathways such as landscaping, fencing and walls
are permeable;
(v) adequate and consistent lighting of open spaces, building entrances,
parking and pedestrian areas to avoid the creation of shadowed areas;
and
(vi) use of robust and durable design features to discourage vandalism.

83 Residential development should be designed to overlook streets, public and


communal open space to allow casual surveillance.

84 To maximise security and safety, buildings should be designed to minimise access


between roofs, balconies and windows of adjacent buildings.

85 Security features should be incorporated within the design of shop fronts to


complement the design of the frontage and allow window shopping out of hours. If
security grilles are provided, these should:
(a) be transparent and illuminated to complement the appearance of the frontage;
(b) provide for window shopping; and
(c) allow for the spill of light from the shop front onto the street.

Solid shutters with less than 75 percent permeability are not acceptable.

Noise Emissions

Objective 26: Development that does not unreasonably interfere with the desired
character of the locality by generating unduly annoying or disturbing
noise.

Objective 27: Noise sensitive development designed to protect its occupants from
existing noise sources and from noise sources contemplated within the
relevant Zone or Policy Area and that does not unreasonably interfere
with the operation of nonresidential uses contemplated within the
relevant Zone or Policy Area.

Noise Sources

93 Mechanical plant or equipment, should be designed, sited and screened to minimise


noise impact on adjacent premises or properties. The noise level associated with
the combined operation of plant and equipment such as air conditioning, ventilation
and refrigeration systems when assessed at the nearest existing or envisaged noise
sensitive location in or adjacent to the site should not exceed:
(a) 55 dB(A) during daytime (7.00am to 10.00pm) and 45 dB(A) during night time
(10.00pm to 7.00am) when measured and adjusted in accordance with the
relevant environmental noise legislation except where it can be demonstrated
that a high background noise exists.

94 To ensure minimal disturbance to residents:


(a) ancillary activities such as deliveries, collection, movement of private waste
bins, goods, empty bottles and the like should not occur:
(i) after 10.00pm; and
(ii) before 7.00am Monday to Saturday or before 9.00am on a Sunday or Public
Holiday.
(b) typical activity within any car park area including vehicles being started, doors
closing and vehicles moving away from the premises should not result in sleep
disturbance when proposed for use after 10.00pm as defined by the limits
recommended by the World Health Organisation.

Noise Receivers

95 Noise sensitive development should incorporate adequate noise attenuation


measures into their design and construction to provide occupants with reasonable
amenity when exposed to noise sources such as major transport corridors (road,
rail, tram and aircraft), commercial centres, entertainment premises and the like,
and from activities and land uses contemplated in the relevant Zone and Policy
Area provisions.

96 Noise sensitive development in mixed use areas should not unreasonably interfere
with the operation of surrounding non-residential uses that generate noise levels
that are commensurate with the envisaged amenity of the locality.

97 Noise sensitive development adjacent to noise sources should include noise


attenuation measures to achieve the following:
(a) satisfaction of the sleep disturbance criteria in the bedrooms or sleeping areas
of the development as defined by the limits recommended by the World Health
Organisation;
(b) the maximum satisfactory levels in any habitable room for development near
major roads, as provided in the Australian/New Zealand Standard AS/NZS
2107:2000 - Acoustics - Recommended Design Sound Levels and
Reverberation Times for Building Interiors; and
(c) noise level in any bedroom, when exposed to music noise (L10) from existing
entertainment premises, being:
(i) less than 8 dB above the level of background noise (L90,15 min) in any
octave band
of the sound spectrum; and
(ii) less than 5 dB(A) above the level of background noise (LA90,15 min) for
the overall
(sum of all octave bands) A-weighted levels.
Background noise within the habitable room can be taken to be that expected in a
typical residential/apartment development of the type proposed, that is inclusive
of internal noise sources such as air conditioning systems, refrigerators and the like
as deemed appropriate.

Unless otherwise demonstrated, the minimum background noise to be used will be:

Octave Band Centre Frequency(Hz) Minimum Background Noise Level


(LA90, 15) dB (A)
63 10
125 12
250 14
500 14
1000 12
2000 10
4000 8
Overall Sum 21

on the basis of the windows being closed for the noise sensitive development and
any existing entertainment premises complying with the relevant legislation
relating to noise emission

98 Attached dwellings/serviced apartments should be designed to minimise the


transmission of sound between dwellings/serviced apartments and should
particularly protect bedrooms from possible noise intrusion.

99 The number of dwellings/serviced apartments within a development sharing a


common entry should be minimised to limit noise generation in internal access
ways.

Waste Management

Objective 28: Development which supports high local environmental quality, promotes
waste minimisation, re-use and recycling, encourages waste water, grey
water and stormwater re-use and does not generate unacceptable levels
of air, liquid or solid pollution.

101 A dedicated area for on-site collection and sorting of recyclable materials and refuse
should be provided within all new development.

102 A dedicated area for the collection and sorting of construction waste and the
recycling of building materials during construction as appropriate to the size and
nature of the development should be provided and screened from public view.

104 Development should not result in emission of atmospheric, liquid or other


pollutants, or cause unacceptable levels of smell and odour which would
detrimentally affect the amenity of adjacent properties or its locality. Land uses
such as restaurants, shops, cafs or other uses that generate smell and odour
should:
(a) ensure extraction flues, ventilation and plant equipment are located in
appropriate locations that will not detrimentally affect the amenity of adjacent
occupiers in terms of noise, odours and the appearance of the equipment;
(b) ensure ventilation and extraction equipment and ducting have the capacity to
clean and filter the air before being released into the atmosphere; and
(c) ensure the size of the ventilation and extraction equipment is suitable and has
the capacity to adequately cater for the demand generated by the potential
number of patrons.

Energy Efficiency

Objective 30: Development which is compatible with the long term sustainability of
the environment, minimises consumption of non-renewable resources
and utilises alternative energy generation systems.
All Development

106 Buildings should provide adequate thermal comfort for occupants and minimise the
need for energy use for heating, cooling and lighting by:
(a) providing an internal day living area with a north-facing window, other than for
minor additions*, by:
(i) arranging and concentrating main activity areas of a building to the north
for solar penetration; and
(ii) placing buildings on east-west allotments against or close to the southern
boundary to maximise northern solar access and separation to other
buildings to the north.
(b) efficient layout, such as zoning house layout to enable main living areas to be
separately heated and cooled, other than for minor additions;
(c) locating, sizing and shading windows to reduce summer heat loads and permit
entry of winter sun;
(d) allowing for natural cross ventilation to enable cooling breezes to reduce
internal temperatures in summer;
(e) including thermal insulation of roof, walls, floors and ceilings and by draught
proofing doors, windows and openings;
(f) ensuring light colours are applied to external surfaces that receive a high degree
of sun exposure, but not to an extent that will cause glare which produces
discomfort or danger to pedestrians, occupants of adjacent buildings and users
of vehicles;
(g) providing an external clothes line for residential development; and

107 All development should be designed to promote naturally ventilated and day lit
buildings to minimise the need for mechanical ventilation and lighting systems.

108 Energy reductions should, where possible, be achieved by the following:


(a) appropriate orientation of the building by:
(i) maximising north/south facing facades;
(ii) designing and locating the building so the north facade receives good direct
solar radiation;
(iii) minimising east/west facades to protect the building from summer sun and
winter winds;
(iv) narrow floor plates to maximise the amount of floor area receiving good
daylight; and/or
(v) minimising the ratio of wall surface to floor area.
(b) window orientation and shading;
(c) adequate thermal mass including night time purging to cool thermal mass;
(d) appropriate insulation by:
(i) insulating windows, walls, floors and roofs; and
(ii) sealing of external openings to minimise infiltration.
(e) maximising natural ventilation including the provision of openable windows;
(f) appropriate selection of materials, colours and finishes; and
(g) introduction of efficient energy use technologies such as geo-exchange and
embedded, distributed energy generation systems such as cogeneration*,
wind power, fuel cells and solar photovoltaic panels that supplement the
energy needs of the building and in some cases, export surplus energy to the
electricity grid.

109 Orientation and pitch of the roof should facilitate the efficient use of solar collectors
and photovoltaic cells

111 New buildings should be readily adaptable to future alternative uses.

112 Selection of internal materials for all buildings should be made with regard to
internal air quality and ensure low toxic emissions, particularly with respect to paint
and joinery products.

Residential Development

113 New residential development and residential extensions should be designed to


minimise energy consumption and limit greenhouse gas emissions.

114 Development is encouraged to avoid heat loss by incorporating treatments, such


as double glazing of windows along the southern elevation, or by minimizing the
extent of windows facing south.

Micro-climate and Sunlight

Objective 33: Buildings which are designed and sited to be energy efficient and to
minimise micro-climatic and solar access impacts on land or other
buildings.

Objective 34: Protection from rain, wind and sun without causing detriment to heritage
places, street trees or the integrity of the streetscape.

119 Development should be designed and sited to minimise micro-climatic and solar
access impact on adjacent land or buildings, including effects of patterns of wind,
temperature, daylight, sunlight, glare and shadow.

120 Development should be designed and sited to ensure an adequate level of daylight,
minimise overshadowing of buildings, and public and private outdoor spaces,
particularly during the lunch time hours.

122 Glazing on building facades should not result in glare which produces discomfort or
danger to pedestrians, occupants of adjacent buildings and users of vehicles.

124 Weather protection should not be introduced where it would interfere with the
integrity or heritage value of heritage places or unduly affect street trees.

125 Development that is over 21 metres in building height and is to be built at or on


the street frontage should minimise wind tunnel effect.

Stormwater Management

Objective 35: Development which maximises the use of stormwater.

Objective 36: Development designed and located to protect stormwater from pollution
sources.

Surface water (inland, marine, estuarine) and ground water has the
potential to be detrimentally affected by water run-off from development
containing solid and liquid wastes. Minimising and possibly eliminating
sources of pollution will reduce the potential for degrading water quality
and enable increased use of stormwater for a range of applications with
environmental, economic and social benefits.

Objective 37: Development designed and located to protect or enhance the


environmental values of receiving waters.

Objective 38: Development designed and located to prevent erosion.

Development involving soil disturbance may result in erosion and


subsequently sedimentation and pollutants entering receiving waters.
Design techniques should be incorporated during both the construction
and operation phases of development to minimise the transportation of
sediment and pollutants off-site.

Objective 39: Development designed and located to prevent or minimise the risk of
downstream flooding.

126 Development of stormwater management systems should be designed and located


to improve the quality of stormwater, minimise pollutant transfer to receiving
waters, and protect downstream receiving waters from high levels of flow.

127 Development affecting existing stormwater management systems should be


designed and located to improve the quality of stormwater, minimise pollutant
transfer to receiving waters, and protect downstream receiving waters from high
levels of flow.

128 Development should incorporate appropriate measures to minimise any


concentrated stormwater discharge from the site.

129 Development should incorporate appropriate measures to minimise the discharge


of sediment, suspended solids, organic matter, nutrients, bacteria and litter and
other contaminants to the stormwater system and may incorporate systems for
treatment or use on site.

130 Development should not cause deleterious affect on the quality or hydrology of
groundwater.

131 Development should manage stormwater to ensure that the design capacity of
existing or planned downstream systems are not exceeded, and other property or
environments are not adversely affected as a result of any concentrated
stormwater discharge from the site.

Infrastructure

Objective 40: Minimisation of the visual impact of infrastructure facilities.

Objective 41: Provision of services and infrastructure that are appropriate for the
intended development and the desired character of the Zone or
Policy Area.

132 Provision should be made for utility services to the site of a development, including
provision for the supply of water, gas and electricity and for the satisfactory
disposal and potential re-use of sewage and waste water, drainage and storm water
from the site of the development.
133 Service structures, plant and equipment within a site should be designed to be an
integral part of the development and should be suitably screened from public
spaces or streets.

134 Infrastructure and utility services, including provision for the supply of water, gas
and electricity should be put in common trenches or conduits.

135 Development should only occur where it has access to adequate utilities and
services, including:
(a) electricity supply;
(b) water supply;
(c) drainage and stormwater systems;
(d) effluent disposal systems;
(e) formed all-weather public roads;
(f) telecommunications services; and
(g) gas services.

General

Built Form and Townscape

Objective 46: Reinforcement of the citys grid pattern of streets through:


(a) high rise development framing city boulevards, the Squares and Park
Lands
(b) vibrant main streets of a more intimate scale that help bring the city
to life
(c) unique and interesting driveways that provide a sense of enclosure
and intimacy.

Objective 47: Buildings should be designed to:


(a) reinforce the desired character of the area as contemplated by the
minimum and maximum building heights in the Zone and Policy Area
provisions;
(b) maintain a sense of openness to the sky and daylight to public spaces,
open space areas and existing buildings;
(c) contribute to pedestrian safety and comfort; and
(d) provide for a transition of building heights between Zone and Policy
Areas where building height guidelines differ.

Objective 48: Development which incorporates a high level of design excellence in


terms of scale, bulk, massing, materials, finishes, colours and
architectural treatment.

Height, Bulk and Scale

167 Development should be of a high standard of design and should reinforce the grid
layout and distinctive urban character of the City by maintaining a clear distinction
between the following:
(a) the intense urban development and built-form of the town acres in the Capital
City, Main Street, City Frame and Residential Zones;

168 The height and scale of development and the type of land use should reflect and
respond to the role of the street it fronts as illustrated on Map Adel/1 (Overlay 1).

169 The height, scale and massing of buildings should reinforce:


(a) the desired character, built form, public environment and scale of the
streetscape as contemplated within the Zone and Policy Area, and have regard
to:
(i) maintaining consistent parapet lines, floor levels, height and massing with
existing buildings consistent with the areas desired character;
(ii) reflecting the prevailing pattern of visual sub-division of neighbouring
building frontages where frontages display a character pattern of vertical
and horizontal sub-divisions; and
(iii) avoiding massive unbroken facades.
(b) a comfortable proportion of human scale at street level by:
(i) building ground level to the street frontage where zero set-backs prevail;
(ii) breaking up the building facade into distinct elements;
(iii) incorporating art work and wall and window detailing; and
(iv) including attractive planting, seating and pedestrian shelter.

171 Buildings and structures should not adversely affect by way of their
height and location the long-term operational, safety and commercial
requirements of Adelaide International Airport. Buildings and structures
which exceed the heights shown in Map Adel/1 (Overlay 5) and which
penetrate the Obstacle Limitation Surfaces (OLS) should be designed,
marked or lit to ensure the safe operation of aircraft within the airspace
around the Adelaide International Airport.

Building Set-backs

178 Buildings within the Capital City Zone should be built to the street edge to reinforce
the grid pattern, create a continuity of frontage and provide definition and
enclosure to the public realm whilst contributing to the interest, vitality and security
of the pedestrian environment.

Composition and Proportion

179 Development should respect the composition and proportion of architectural


elements of building facades that form an important pattern which contributes to
the streetscapes distinctive character in a manner consistent with the desired
character of a locality by:
(a) establishing visual links with neighbouring buildings by reflecting and
reinforcing the prevailing pattern of visual sub-division in building facades
where a pattern of vertical and/or horizontal sub-divisions is evident and
desirable, for example, there may be strong horizontal lines of verandahs,
masonry courses, podia or openings, or there may be vertical proportions in the
divisions of facades or windows; and
(b) clearly defining ground, middle and roof top levels.

180 Where there is little or no established building pattern, new buildings should create
new features which contribute to an areas desired character and the way the urban
environment is understood by:
(a) frontages creating clearly defined edges;
(b) generating new compositions and points of interest;
(c) introducing elements for future neighbouring buildings; and
(d) emphasising the importance of the building according to the street hierarchy.

Articulation and Modelling

181 Building facades fronting street frontages, access ways, driveways or public spaces
should be composed with an appropriate scale, rhythm and proportion which
responds to the use of the building, the desired character of the locality and the
modelling and proportions of adjacent buildings

183 Balconies should:


(a) respond to the street context and building orientation; and
(b) incorporate balustrade detailing to reflect the balcony type and location and the
materials and detail of the building facade.

184 No part of any fully enclosed building should extend over property boundaries,
including streets and public spaces, whether above a balcony at a lower level or
not.

185 Building services such as drainage pipes together with security grills/screens,
ventilation louvers and car park entry doors, should be coordinated and integrated
with the overall facade design.

Materials, Colours and Finishes

186 The design, external materials, colours and finishes of buildings should have regard
to their surrounding townscape context, built form and public environment,
consistent with the desired character of the relevant Zone and Policy Area.

187 Development should be finished with materials that are sympathetic to the design
and setting of the new building and which incorporate recycled or low embodied
energy materials. The form, colour, texture and quality of materials should be of
high quality, durable and contribute to the desired character of the locality.
Materials, colours and finishes should not necessarily imitate materials and colours
of an existing streetscape.

188 Materials and finishes that are easily maintained and do not readily stain, discolour
or deteriorate should be utilised.

189 Development should avoid the use of large expanses of highly reflective materials
and large areas of monotonous, sheer materials (such as polished granite and
curtained wall glazing).

Corner Sites

190 New development on major corner sites should define and reinforce the townscape
importance of these sites with appropriately scaled buildings that:
(a) establish an architectural form on the corner;
(b) abut the street frontage; and
(c) address all street frontages.

Sky and Roof Lines

Objective 49: Innovative and interesting skylines which contribute to the overall design
and performance of the building.

191 Where a prevailing pattern of roof form assists in establishing the desired character
of the locality, new roof forms should be complementary to the shape, pitch, angle
and materials of adjacent building roofs.

192 Buildings should be designed to incorporate well designed roof tops that:
(a) reinforce the desired character of the locality, as expressed in the relevant Zone
or Policy Area;
(b) enhance the skyline and local views;
(c) contribute to the architectural quality of the building;
(d) provide a compositional relationship between the upper-most levels and the
lower portions of the building;
(e) provide an expression of identity;
(f) articulate the roof, breaking down its massing on large buildings to minimise
apparent bulk;
(g) respond to the orientation of the site; and
(h) create minimal glare.

193 Roof top plant and ancillary equipment that projects above the ceiling of the top
storey should:
(a) be designed to minimise the visual impact; and
(b) be screened from view, including the potential view looking down or across
from existing or possible higher buildings, or be included in a decorative roof
form that is integrated into the design of the building.

194 Roof design should facilitate future use for sustainable functions such as:
(a) rainwater tanks for water conservation;
(b) roof surfaces orientated, angled and of suitable material for photovoltaic
applications; and/or
(c) green roofs (ie roof top gardens structurally capable of supporting vegetation)
or water features.

Active Street Frontages

Objective 50: Development that enhances the public environment and, where
appropriate provides activity and interest at street level, reinforcing a
localitys desired character.

Objective 51: Development designed to promote pedestrian activity and provide a high
quality experience for City residents, workers and visitors by:
(a) enlivening building edges;
(b) creating welcoming, safe and vibrant spaces;
(c) improving perceptions of public safety through passive surveillance;
and
(d) creating interesting and lively pedestrian environments.

195 Development should be designed to create active street frontages that provide
activity and interest to passing pedestrians and contribute to the liveliness, vitality
and security of the public realm.

196 Retail frontages should be designed to provide interest to passing pedestrians at


street level and relief to building mass.

198 Residential development should be designed to create interesting pedestrian


environments and resident surveillance of any street, accessway and driveway.

Demolition

Objective 53: Where demolition of an existing building is proposed, the replacement


building is designed and sited to achieve the purposes of the relevant
Zone and Policy Area and to provide for quality urban design.

202 The demolition of any building should not occur unless Development Approval for
a replacement development has been granted. Exceptions may only be granted:
(a) for documented reasons of public health or safety agreed by the planning
authority or alternatively agreed by a statutory order; or
(b) where located within the Park Lands Zone.

Should the replacement development not commence within 12 months of the


granting of Development Approval, then landscaping of the site should be
undertaken.

Transport and Access

Access and Movement

Objective 60: Access to and movement within the City that is easy, safe, comfortable
and convenient with priority given to pedestrian and cyclist safety and
access.

223 Development should provide safe, convenient and comfortable access and
movement.

224 Vehicle access points along primary and secondary city access roads and local
connector roads, as shown on Map Adel/1 (Overlay 1) should be restricted.

Pedestrian Access

Objective 61: Development that promotes the comfort, enjoyment and security of
pedestrians by providing shelter and reducing conflict with motor
vehicles.

Objective 62: Development that contributes to the quality of the public realm as a safe,
secure and attractive environment for pedestrian movement and social
interaction.

Objective 63: Safe and convenient design of and access to buildings and public spaces,
particularly for people with disabilities.

225 Development should reflect the significance of the paths and increase the
permeability of the pedestrian network identified within Map Adel/1 (Overlay 2) by
ensuring:
(a) pedestrians are not disrupted or inconvenienced by badly designed or located
vehicle access ramps in footpaths or streets; and
(b) vehicle and service entry points are kept to a minimum to avoid adverse impact
on pedestrian amenity.

227 Development should provide and maintain pedestrian shelter, access and through-
site links in accordance with the walking routes identified within Map Adel/1
(Overlays 2, 2A and 3) and the provisions of the Zone or Policy Area in which it is
located. Such facilities should be appropriately designed and detailed to enhance
the pedestrian environment, have regard to the mobility needs of people with
disabilities, and be safe, suitable and accessible.

229 Permanent structures over a footpath should have a minimum clearance of 3.0
metres above the existing footpath level, except for advertisements which should
have a minimum clearance of 2.5 metres and temporary structures and retractable
canopies which should have a minimum clearance of 2.3 metres above the existing
footpath level.
231 Access for people with disabilities should be provided to and within all buildings to
which members of the public have access in accordance with the relevant Australian
Standards. Such access should be provided through the principal entrance, subject
to heritage considerations and for exemptions under the relevant legislation.

Bicycle Access

Objective 64: Greater use of bicycles for travel to and within the City and the
improvement of conditions, safety and facilities for cyclists.

Objective 65: Adequate supply of secure, short stay and long stay bicycle parking to
support desired growth in City activities.

233 An adequate supply of on-site secure bicycle parking should be provided to meet
the demand generated by the development within the site area of the development.
Bicycle parking should be provided in accordance with the requirements set out in
Table Adel/6.

234 Onsite secure bicycle parking facilities for residents and employees (long stay)
should be:
(a) located in a prominent place;
(b) located at ground floor level;
(c) located undercover;
(d) located where passive surveillance is possible, or covered by CCTV;
(e) well lit and well signed;
(f) close to well used entrances;
(g) accessible by cycling along a safe, well lit route;
(h) take the form of a secure cage with locking rails inside or individual bicycle
lockers; and
(i) in the case of a cage have an access key/pass common to the building access
key/pass.

235 Onsite secure bicycle parking facilities for short stay users (i.e. bicycle rails) should
be:
(a) directly associated with the main entrance;
(b) located at ground floor level;
(c) located undercover;
(d) well lit and well signed;
(e) located where passive surveillance is possible, or covered by CCTV; and
(f) accessible by cycling along a safe, well lit route.

236 Access to bicycle parking should be designed to:


(a) minimise conflict with motor vehicles and pedestrians;
(b) ensure the route is well signed and well lit including the use of road markings
such as a bicycle logo if appropriate to help guide cyclists; and
(c) ensure the route is unhindered by low roof heights.

Public Transport

Objective 66: Development that promotes the use of sustainable transport consistent
with State Government objectives and initiatives.

Objective 67: Accessible public transport for all metropolitan residents and visitors and
safe and attractive facilities for public transport users.

Traffic and Vehicle Access


Objective 68: Development that supports a shift toward active and sustainable
transport modes (i.e. public transport, cycling and walking).

Objective 69: An enhanced City environment and the maintenance of an appropriate


hierarchy of roads to distribute traffic into the City to serve development
in preference to through traffic.

Objective 70: Adequate off-street facilities for loading and unloading of courier, delivery
and service vehicles and access for emergency vehicles.

241 Development should be designed so that vehicle access points for parking, servicing
or deliveries, and pedestrian access to a site, are located to minimise traffic hazards
and vehicle queuing on public roads. Access should be safe, convenient and suitable
for the development on the site, and should be obtained from minor streets and
lanes unless otherwise stated in the provisions for the relevant Zone or Policy Area
and provided residential amenity is not unreasonably affected.

241 Facilities for the loading and unloading of courier, delivery and service vehicles and
access for emergency vehicles should be provided on-site as appropriate to the size
and nature of the development. Such facilities should be screened from public view
and designed, where possible, so that vehicles may enter and leave in a forward
direction.

242 Where practicable, development sites should contain sufficient space for the
location of construction equipment during the course of building construction, so
that development does not rely on the use of Council road reserves to locate such
equipment.

247 Buildings located along primary and secondary access roads should be sited to
avoid the need for vehicles to reverse on to the road (unless the dimensions of the
site make this impractical).

Car Parking

Objective 71: To meet community expectation for parking supply while supporting a shift
toward active and sustainable transport modes.

PRINCIPLES OF DEVELOPMENT CONTROL

250 Car parking areas should be located and designed to:


(a) ensure safe and convenient pedestrian movement and traffic circulation
through and within the car parking area;
(b) include adequate provision for manoeuvring and individually accessible car
standing areas;
(c) enable, where practical, vehicles to enter and leave the site in a forward
direction;
(d) minimise interruption to the pattern of built form along street frontages;
(e) provide for access off minor streets and for the screening from public view of
such car parking areas by buildings on the site wherever possible;
(f) minimise adverse impacts on adjoining residential properties in relation to
noise and access and egress;
(g) minimise loss of existing on-street parking spaces arising through crossovers
and access;
(h) incorporate secure bicycle parking spaces and facilitate convenient, safe and
comfortable access to these spaces by cyclists; and
(i) provide landscaping, such as semi-mature trees, to shade parked vehicles and
reduce the visual impact of the car parking area while maintaining direct sight lines
and informal visual surveillance.

251 All development should provide car parking spaces for people with disabilities in
accordance with the requirements in the Building Code of Australia (BCA). For
classes of buildings not covered by the requirements of the BCA, the number of
spaces should be provided in accordance with Table Adel/7 and such car parking s

253 Off-street parking should:


(a) be controlled in accordance with the provisions for the relevant Policy Area;
(b) be located away from street frontages or designed as an integral part of
buildings on the site. Provision of parking at basement level is encouraged; and
(c) not include separate garages or carports in front of buildings within front set-
backs. paces should comply with Australian Standard 2890.1: Parking Facilities -
Off-street Car Parking.

OVERLAYS

Overlay 1 - Affordable Housing


The following Objectives and Principles of Development Control apply to the designated
areas marked on Map Adel/1 (Overlays 15a, 15b and 15c). They are additional to those
expressed for the whole of the Council area and those expressed for the relevant Zone
and, if applicable, Policy Area.

INTERPRETATION
Where the Objectives and/or Principles of Development Control that apply in relation to
this Overlay are in conflict with the relevant Council wide, Zone or Policy Area Objectives
and/or Principles of Development Control in the Development Plan, the Overlay will prevail.

Objective 1: Affordable housing that is integrated with residential and mixed use
development.

Objective 2: Development that comprises a range of affordable dwelling types that cater
for a variety of household structures.

Objective 3: Affordable housing that deliver whole-of-life cost savings to the occupants.

Objective 4: Affordable housing that is provided in a wide range of locations and


integrated into the City.

1 Development comprising 20 or more dwellings should include a minimum of 15


percent affordable housing..

2 Where development includes affordable housing, then the quantitative provisions


in respect to the following elements are not applicable to the affordable housing
component provided the qualitative outcomes can be achieved:
(a) allotment area and dimensions;
(b) building height;
(c) site area and dimensions;
(d) site coverage;
(e) front, side and rear setbacks to boundaries;
(f) area and dimensions of private open space;
(g) minimum unit sizes;
(h) minimum storage areas;
(i) plot ratio;
(j) dwelling unit factor; and
(k) landscaped open space.
Looking east at King William Street frontage of subject land and surrounding properties
Looking south-east along King William Street to site of application
Looking east to corner of King William and Carrington Street
Looking south-west along King William Street (opposite site of application). Quest apartment building in background.
Closer shot of Quest building (looking south down King William Street)
Looking east along Carrington Street (entrance to George Parade on the right adjacent stobie pole)
Vue apartment building further south along western side of King William Street (near South Terrace)
CPA building near corner of Gilles and King William Streets (south of development site)
Credit Union building corner of Gilles and King William Streets
Credit Union building looking south down King William Street
Looking north-east to corner of King William and Halifax Street
Looking north-east to corner of Carrington and King William Streets (local heritage listed building opposite
development site on corner)
Building on western side of King William Street (opposite development site)
Building at 345 King William Street (south-west of development site)
Quest apartments on King William Street (south of site)
SCHEDULE OF AREAS
SUMMARY

TOTAL BUILDING AREA (F.E.C.A) 51447M

TOTAL APARTMENT AREA (NOT INCL BALCONY) 11337M

TOTAL RETAIL/ COMMERCIAL AREA 1246M

TOTAL APARTMENT NUMBER 121 NOS.

3 BED 2 BATH 26 NOS.

2 BED 2 BATH 76 NOS.

2 BED 3 BATH 1 NOS.

1 BED 1 BATH 17 NOS.

1 BED 1 BATH STUDIO 1 NOS.

TOTAL CAR PARK AREA 13805M

TOTAL CAR PARK NUMBER 361 CAR PARKS

TOTAL BICYCLE NUMBER 221 NOS.

TOTAL BALCONY AREA 1806M (1395M APT BAL)

TOTAL TERRACE AREA 1167M

TOTAL OFFICE AREA 12482M

TOTAL COMMUNITY AREA 336M

TOTAL RESTAURANT / BAR AREA 538M

At A1
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing Scale Date Drawing No. Revision

Architects 15128_DAC00
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
TITLE PAGE AND SCHEDULE OF AREAS - 22-08-2016 A
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC00 Plotted: Tuesday, August 23, 2016 2:12:34 PM
TOMS CT

PUBLIC ROAD
64740

SITE BOUNDARY 64740


SITE B'DRY 3660

GEORGE PARADE
SITE BOUNDARY 48840 SITE BOUNDARY 15900

STOBIE

SITE B'DRY 4570


POLE COVERED DRIVEWAY

PUBLIC ROAD
CARRINGTON STREET

SUBJECT SITE
26330

SITE BOUNDARY 30480

SITE BOUNDARY 30480

SITE BOUNDARY 30480


ALLOTMENT 92 ALLOTMENT 656

EXISTING
ADJACENT
STOBIE BUILDING
POLE

SITE BOUNDARY 48770 SITE BOUNDARY 16080

CANOPY OVER SP
SP LP TM

BIN
LP

KING WILLIAM STREET

At A1 Scale
DAC SUBMISSION
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Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing 1:150 @A1 Date Drawing No. Revision

Architects 15128_DAC01
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
SITE PLAN 1:300 @A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC01 Plotted: Saturday, August 20, 2016 4:24:15 PM
A B C D E F G H I J

64670 BOUNDARY

2700

STORAGE STORAGE

5600
STORAGE STANDBY DIESEL GENERATOR ROOM
CAGES

2
1 8 9 10 12

43 13

SMALL CAR
SMALL CAR

1:8 1:5 1:5 1:8


RAMP RAMP RAMP RAMP

6300
SMALL CAR
SMALL CAR

42
10735

LIFT LIFT 4035 3985


LIFT LIFT

RESI RESI RESI 8500


30480 BOUNDARY

8500 LOBBY LIFT LIFT LIFT

5400

5400

30480 BOUNDARY
LIFT LIFT
LIFT LIFT

44 45 SMALL CAR
SMALL CAR

42

CAR PARK SMALL CAR


SMALL CAR
6000 45 CARS

17

SMALL CAR SMALL CAR

39

38 18

STORAGE STORAGE

6
64670 BOUNDARY

LEVEL 4 CAR PARK PLAN


PODIUM LEVEL 4

At A1 Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing 1:100@A1 Date Drawing No. Revision

Architects 15128_DAC05A
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
PROPOSED LEVEL 4 CAR PARK 1:200@A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC05A Plotted: Monday, August 22, 2016 1:08:54 PM
A B C D E F G H I J

64670 BOUNDARY

2700

STORAGE STORAGE FUTURE DIESEL GENERATOR ROOM STORAGE

5400
CAGES

2
1 8 9 10 12

43 13

SMALL CAR SMALL CAR

1:8 1:5 1:5 1:8


RAMP RAMP RAMP RAMP

6300
SMALL CAR SMALL CAR

42
10735

LIFT LIFT 4035 3985


LIFT LIFT

RESI RESI RESI 8500


30480 BOUNDARY

8500 LOBBY LIFT LIFT LIFT

5400

5400

30480 BOUNDARY
LIFT LIFT LIFT LIFT

SMALL CAR 44 45 SMALL CAR

41

SMALL CAR SMALL CAR


CAR PARK
6000 45 CARS

17

SMALL CAR SMALL CAR

39

38 18

STORAGE STORAGE

6
64670 BOUNDARY

LEVEL 5 CAR PARK PLAN


PODIUM LEVEL 5

At A1 Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing 1:100@A1 Date Drawing No. Revision

Architects 15128_DAC05B
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
PROPOSED LEVEL 5 CAR PARK 1:200@A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC05B Plotted: Monday, August 22, 2016 1:09:36 PM
A B C D E F G H I J

64670 BOUNDARY

STORAGE FIRE PUMP


ROOM
BUILDING MAIN
SWITCH ROOM

DWN
2
1 8
STORAGE
36 CAGES

SMALL CAR

1:8 1:5
RAMP RAMP RAMP RAMP

6200
6300
1:8 1:20
SMALL CAR

35

RAMP 3
2700 1:8
2700

LIFT LIFT 4035 4035


LIFT LIFT

RESI RESI RESI RAMP


30480 BOUNDARY

LOBBY LIFT LIFT LIFT 1:5

5400

5400
8500

30480 BOUNDARY
LIFT LIFT
LIFT LIFT
RAMP
1:8
SMALL CAR 37 38

34 9050

4
5000 9

SMALL CAR
2400

2400
SMALL CAR CAR PARK
6000 38 CARS

10

SMALL CAR SMALL CAR

2400
5000
32

31 25 16 14 13 11

STORAGE STORAGE

6
64670 BOUNDARY

CANOPY

LEVEL 3 CAR PARK PLAN


PODIUM LEVEL 3

At A1 Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing 1:100@A1 Date Drawing No. Revision

Architects 15128_DAC05
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
PROPOSED LEVEL 3 CAR PARK 1:200@A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC05 Plotted: Monday, August 22, 2016 1:08:06 PM
A B C D E F G H I J

64670 BOUNDARY

2700

STORAGE
STORAGE STORAGE

5400
CAGES

HAND WASTE
STORE & BIN WASH
2
1 8 9 10 12

43 13

SMALL CAR SMALL CAR

1:8 1:5 1:5 1:8


RAMP RAMP RAMP RAMP

6300
SMALL CAR SMALL CAR

42
10735

LIFT LIFT 4035 3985


LIFT LIFT

RESI RESI RESI 8500


30480 BOUNDARY

8500 LOBBY LIFT LIFT LIFT

5400

5400

30480 BOUNDARY
LIFT LIFT LIFT LIFT

SMALL CAR 44 45 SMALL CAR

41

SMALL CAR SMALL CAR


CAR PARK
6000 45 CARS

17

SMALL CAR SMALL CAR

39

38 18

STORAGE STORAGE

6
64670 BOUNDARY

LEVEL 6 CAR PARK PLAN


PODIUM LEVEL 6

At A1 Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing 1:100@A1 Date Drawing No. Revision

Architects 15128_DAC05C
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
PROPOSED LEVEL 6 CAR PARK 1:200@A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC05C Plotted: Monday, August 22, 2016 1:10:26 PM
A B C D E F G H I J

64670 BOUNDARY

2700

STORAGE STORAGE STORAGE

5600
CAGES

HAND WASTE
STORE & BIN WASH
2
1 9 10 11 13

44 14

SMALL CAR SMALL CAR

1:8 1:5 1:5 1:8


RAMP RAMP RAMP RAMP

6300
SMALL CAR SMALL CAR

43
10735

LIFT LIFT 4035 3985


LIFT LIFT

RESI RESI RESI 8500


30480 BOUNDARY

8500 LOBBY LIFT LIFT LIFT

5400

5400

30480 BOUNDARY
LIFT LIFT LIFT LIFT

SMALL CAR 45 46 SMALL CAR

42

SMALL CAR SMALL CAR


CAR PARK
6000 46 CARS

18

SMALL CAR SMALL CAR

40

39 19

STORAGE STORAGE

6
64670 BOUNDARY

LEVEL 7 CAR PARK PLAN


PODIUM LEVEL 7

At A1 Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing 1:100@A1 Date Drawing No. Revision

Architects 15128_DAC05D
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
PROPOSED LEVEL 7 CAR PARK 1:200@A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC05D Plotted: Monday, August 22, 2016 1:11:03 PM
A B C D E F G H I J

64670 BOUNDARY

2700

STORAGE STORAGE STORAGE

5600
CAGES

2
1 9 10 11 13

44 14

SMALL CAR SMALL CAR

1:8 1:5 1:5 1:8


RAMP RAMP RAMP RAMP

6300
SMALL CAR SMALL CAR

43
10735

LIFT LIFT 4035 3985


LIFT LIFT

RESI RESI RESI 8500


30480 BOUNDARY

8500 LOBBY LIFT LIFT LIFT

5400

5400

30480 BOUNDARY
LIFT LIFT LIFT LIFT

SMALL CAR 45 46 SMALL CAR

42

SMALL CAR CAR PARK SMALL CAR

6000 46 CARS

18

SMALL CAR SMALL CAR

40

39 19

STORAGE STORAGE

6
64670 BOUNDARY

LEVEL 8 CAR PARK PLAN


PODIUM LEVEL 8

At A1 Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing 1:100@A1 Date Drawing No. Revision

Architects 15128_DAC05E
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
PROPOSED LEVEL 8 CAR PARK 1:200@A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC05E Plotted: Monday, August 22, 2016 1:11:42 PM
A B C D E F G H I J

64670 BOUNDARY

STORAGE STORAGE STORAGE


CAGES

2
1 9 10

43 48 13

SMALL CAR SMALL CAR

1:5 1:8
47 RAMP RAMP

6300
SMALL CAR SMALL CAR

42

46

3
2700

LIFT LIFT LIFT LIFT


4035 2985
RESI RESI RESI 8500
8500
LOBBY LIFT LIFT LIFT

5400

5400
30480 BOUNDARY

30480 BOUNDARY
LIFT LIFT LIFT LIFT

SMALL CAR 44 45 SMALL CAR

SMALL CAR SMALL CAR


CAR PARK
6000 48 CARS

17

SMALL CAR SMALL CAR

39

18
38

STORAGE STORAGE

6
TYPICAL CAR PARK FLOOR 64670 BOUNDARY

LEVEL 9 CAR PARK PLAN

At A1 Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing 1:100@A1 Date Drawing No. Revision

Architects 15128_DAC05F
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
PROPOSED LEVEL 9 CAR PARK 1:200@A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC05F Plotted: Monday, August 22, 2016 1:12:23 PM
A B C D E F G H I J

64670 BOUNDARY

3000

3000
3800

PLANT PLANT
15sqm 40sqm

REQUIRED EGRESS
PATH
1620

BREAK OUT AREA


61.3sqm
2200 3
2700

LIFT LIFT LIFT LIFT


30480 BOUNDARY

30480 BOUNDARY
RESI RESI RESI
LIFT LIFT LIFT
LOBBY LOBBY

LIFT LIFT LIFT LIFT

2700

4
COMMERCIAL OFFICE COMMERCIAL OFFICE

COMMERCIAL FLOOR ABOVE

COMMERCIAL FLOOR ABOVE


515SQM (HATCHED AREA) 513SQM (HATCHED AREA)
LETTABLE AREA LETTABLE AREA

3800

5
13400

PODIUM TERRACE
719 sqm
3000

3000
COMMERCIAL FLOOR ABOVE

6
TOWER 1 FULL HEIGHT WIND BREAK 64670 BOUNDARY TOWER 2
SCREEN

PODIUM FLOOR PLAN - LEVEL 10

At A1 Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing 1:100@A1 Date Drawing No. Revision

Architects PODIUM FLOOR PLAN (LEVEL 10) 15128_DAC06


N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442 1:200@A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC06 Plotted: Monday, August 22, 2016 10:29:26 PM
A B C D E F G H I J

64670 BOUNDARY

1000

1000
7350

3050
1200
VOID

PLANT
24sqm

2520
3
2700

LIFT LIFT LIFT LIFT

RESI RESI RESI


LOBBY LIFT LIFT LIFT LOBBY

LIFT LIFT LIFT LIFT


30480 BOUNDARY

30480 BOUNDARY
4
COMMERCIAL OFFICE COMMERCIAL OFFICE
696SQM (HATCHED AREA) 648.7SQM (HATCHED AREA)
LETTABLE AREA LETTABLE AREA

5
7400

3050

3100 5050

2000
1500

1000

1000
Xref I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\02 AutoCAD\Plan\15128_PL 11-19.dwg
6
TOWER 1 64670 BOUNDARY TOWER 2

TYPICAL OFFICE FLOOR PLAN TYPICAL OFFICE FLOOR PLAN

At A1 Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing 1:100@A1 Date Drawing No. Revision

Architects 15128_DAC07
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
PROPOSED LEVEL 11-18 PLAN 1:200@A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC07 Plotted: Saturday, August 20, 2016 4:19:15 PM
A B C D E F G H I J

64670 BOUNDARY

1000
BALCONY BALCONY
7350 11.9M 8.6M

1200
VOID

TYPE S4
2 BED 77.9M TYPE S5 TYPE S6
1 BED 55.6M 2 BED 84.8M
BALCONY
3050
15.9M
PLANT &
SERVICES

5700

1660

1660

2350
2520
3
2700
2700

LIFT LIFT
LIFT WASTE

RESI RESI RESI


LOBBY LIFT LIFT LIFT SERVICES

LIFT LIFT LIFT


30480 BOUNDARY

30480 BOUNDARY
STUDIO 43.6M

1750
3970 4
COMMERCIAL OFFICE
696SQM (HATCHED AREA)
LETTABLE AREA TYPE S1A TYPE S3
DUAL KEY 100.6M 3 BED 127.8M

TYPE S2
2 BED 86.3M

1 BED 57M

5
7400 3500

BALCONY BALCONY
BALCONY 10.6M 10.6M
8.97M
3100 5050
1800

1500
1000

1000

1000
Xref I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\02 AutoCAD\Plan\15128_PL 11-19.dwg
6
TOWER 1 64670 BOUNDARY TOWER 2

APARTMENT S1A S2 S3 S4 S5 S6
NO.
STORAGE 8.41m3 8m3 11.6m3 10.24m3 4.5m3 10m3
SPACE

TYPICAL OFFICE FLOOR PLAN TYPICAL APARTMENT FLOOR PLAN

At A1 Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing 1:100@A1 Date Drawing No. Revision

Architects 15128_DAC07A
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
PROPOSED LEVEL 19 PLAN 1:200@A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC07A Plotted: Wednesday, August 24, 2016 8:48:19 AM
A B C D E F G H I J

64670 BOUNDARY

BAL BAL BAL BAL


8.65SQM 11.86SQM 7400 11.9SQM 8.6SQM

5780
2
TYPE N6
2 BED 81.2SQM
BAL
7.8SQM
TYPE S4
TYPE N5 2 BED 77.9M TYPE S5 TYPE S6
TYPE N7
2 BED 87.2SQM 1 BED 55.6M 2 BED 84.8M BAL
2 BED 82.7M
15.1SQM
PLANT &
SERVICES

1500

2520
3

WASTE LIFT WASTE

RESI RESI RESI


SERVICES SERVICES LIFT LIFT LIFT

LIFT

30480 BOUNDARY
TYPE N1 BAL
1 BED 57.8SQM 7.5SQM
BAL
8.6SQM

1750
4
3500

TYPE S2 TYPE S3
BAL TYPE N3A TYPE N4A 2 BED 86.3SQM 3 BED 127.8M
9.9SQM 2 BED 75.4M 2 BED 102.8M
TYPE S1
3 BED 111.1SQM

TYPE N2
2 BED 96.6SQM
5

3500
7400 BAL BAL
BAL BAL BAL BAL 10.6SQM 10.6SQM
4.7SQM 9.1SQM 7.6SQM 8.97SQM

6
TOWER 1 64670 BOUNDARY TOWER 2

APARTMENT N1 N2 N3A N4A N5 N6 N7 S1 S2 S3 S4 S5 S6


NO.
STORAGE 5m3 7m3 6.86m3 7.1m3 7.9m3 9.7m3 7.7m3 10.7m3 8m3 11.6m3 10.24m3 4.5m3 10m3
SPACE

TYPICAL APARTMENT FLOOR PLAN TYPICAL APARTMENT FLOOR PLAN

At A1 Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing 1:100@A1 Date Drawing No. Revision

Architects 15128_DAC08
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
PROPOSED LEVEL 20 PLAN 1:200@A3 22-08-2016 A
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC08 Plotted: Tuesday, August 23, 2016 2:13:27 PM
A B C D E F G H I J

64670 BOUNDARY

1 1
1000

1000
BAL BAL 3050
BAL BAL
8.65SQM 11.86SQM 7400 11.9SQM 8.6SQM
1200

5780
2 2
TYPE N6
5700
2 BED 81.2SQM
BAL
7.8SQM
TYPE S4
TYPE N5 2 BED 77.9M TYPE S5 TYPE S6
TYPE N7
2 BED 87.2SQM 1 BED 55.6M 2 BED 84.8M BAL
2 BED 82.7M
15.1SQM
PLANT &
SERVICES

3050

1500

2520
3 3

STORAGE LIFT WASTE


WASTE
RESI RESI RESI
LIFT LIFT LIFT

LIFT

30480 BOUNDARY
TYPE N1 BAL BAL
1 BED 57.8SQM 7.5SQM 7.5SQM
BAL
8.6SQM
4 4
3500

TYPE S2 TYPE S3
BAL TYPE N4 2 BED 86.3SQM 3 BED 127.8M
9.9SQM 2 BED 113.6SQM
TYPE S1
3 BED 111.1SQM
TYPE N3

13530
2 BED 81.65SQM

TYPE N2
2 BED 96.6SQM
5 5

7400 BAL BAL


BAL BAL BAL BAL 10.6SQM 10.6SQM
4.7SQM 9.1SQM 7.6SQM 8.97SQM
3100
1800

6 6
TOWER 1 64670 BOUNDARY TOWER 2

APARTMENT N1 N2 N3 N4 N5 N6 N7 S1 S2 S3 S4 S5 S6
NO.
STORAGE 5m3 7m3 7.2m3 10.5m3 7.9m3 9.7m3 7.7m3 10.7m3 8m3 11.6m3 10.24m3 4.5m3 10m3
SPACE

TYPICAL APARTMENT FLOOR PLAN TYPICAL APARTMENT FLOOR PLAN

At A1 Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing 1:100@A1 Date Drawing No. Revision

Architects 15128_DAC09
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
PROPOSED LEVEL 21-26 PLAN 1:200@A3 22-08-2016 A
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC09 Plotted: Tuesday, August 23, 2016 2:14:15 PM
A B C D E F G H I J

1 1
1000

1000
1200

BAL BAL BAL 7350 BAL BAL


4.3SQM 4.3SQM 9.8SQM 11.9SQM 8.6SQM
3050

2 2

BAL
TYPE NP4
7.8SQM
3 BED 130.4SQM TYPE S4
2 BED 77.9M TYPE S5 TYPE S6
TYPE NP5 1 BED 55.6M 2 BED 84.8M BAL
3 BED 122.8SQM 15.1SQM
PLANT &
SERVICES

1500
3 3
2000
2460
1500

WASTE STORAGE LIFT WASTE

RESI RESI RESI


LIFT LIFT LIFT

LIFT

BAL BAL
7.5SQM 7.5SQM

4 4
BAL 3000
TYPE NP1
18.5SQM
3 BED 143.3SQM
TYPE S2B
2 BED 89.3SQM

TYPE S1
TYPE NP3
3 BED 111.1SQM
2 BED 112.9SQM
TYPE NP2
2 BED 91SQM
TYPE S3B
3 BED 130.7SQM

5 5

7400
BAL BAL
BAL BAL BAL BAL 12.1SQM 9.1SQM
4.7SQM 9.1SQM 7.6SQM 8.97SQM
3100 5050

2000

2000
1800

1500
1000

1000

1000

1000
6 6
TOWER 1 TOWER 2

APARTMENT NP1 NP2 NP3 NP4 NP5 S1 S2B S3B S4 S5 S6


NO.
STORAGE 15.9m3 8.2m3 8.5m3 13.5m3 14m3 10.71m3 8.68m3 11.6m3 10.24m3 4.5m3 10m3
SPACE

TYPICAL PENTHOUSE FLOOR PLAN TYPICAL PENTHOUSE FLOOR PLAN


LEVEL 27 LEVEL 27

At A1 Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing 1:100@A1 Date Drawing No. Revision

Architects 15128_DAC10
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
PROPOSED LEVEL 27 PLAN 1:200@A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC10 Plotted: Monday, August 22, 2016 10:26:15 PM
A B C D E F G H I J

64670 BOUNDARY
1
1000

1200

BAL BAL BAL


4.3SQM 4.3SQM 9.6SQM 7400

5780
2

PLANT & SERVICES


BAL
TYPE NP4 120.6sqm
7.8SQM
3 BED 130.4SQM

TYPE NP5
3 BED 122.8SQM
PLANT &
SERVICES
PLANT & SERVICES
317.9SQM

STORAGE LIFT WASTE


WASTE
RESI RESI RESI

30480 BOUNDARY
LIFT LIFT LIFT
POOL PLANT &
EQUIPMENT
43.9SQM LIFT

BAL
7.5SQM

BAL
TYPE NP1
18.5SQM
3 BED 143.3SQM

TYPE NP3
POOL ABOVE
2 BED 112.9SQM

13530
TYPE NP2
2 BED 91SQM

3000

7400

BAL BAL BAL


4.7SQM 9.1SQM 7.6SQM
3100 4650
1800

1500
1000

1000

1000
6

TOWER 1 64670 BOUNDARY TOWER 2

APARTMENT NP1 NP2 NP3 NP4 NP5


NO.
STORAGE 15.9m3 8.2m3 8.5m3 13.5m3 14m3
SPACE

TYPICAL PENTHOUSE APARTMENTS PLANT & MULTIPURPOSE AREA


LEVEL 28 LEVEL 28

At A1
DAC SUBMISSION
0 0.5 2.5 5m

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing Scale Date Drawing No. Revision

Architects 15128_DAC11
N

322-336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144


fax: 61 8 8331 9442
PROPOSED LEVEL 28 PLAN 1:100@A1 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC11 Plotted: Monday, August 22, 2016 10:25:49 PM
A B C D E F G H I J

64670 BOUNDARY

1
1000

1200
BAL BAL BAL 7350
4.3SQM 4.3SQM 9.6SQM

BAL
TYPE NP4
7.8SQM
3 BED 130.4SQM

TYPE NP5
3 BED 122.8SQM
PLANT &
SERVICES

COMMUNITY CENTRE
(INTERNAL)
338.1M

LIFT
LOBBY 3

WASTE STORAGE LIFT

27080
WASTE

30480 BOUNDARY
RESI RESI RESI
LIFT LIFT LIFT
POOL
AMENITIES
35.2M
LIFT

BAL
7.5SQM

4
BAL
TYPE NP1
18.5SQM
3 BED 143.3SQM

TYPE NP3
POOL
2 BED 112.9SQM COMMUNITY CENTRE
TYPE NP2 173.3M
(OPEN)

BBQ
2 BED 91SQM 107.2M

BAL BAL BAL


7400
4.7SQM 9.1SQM 7.65SQM

1000
3100
1800

1500
1000

1000

6
64670 BOUNDARY
TOWER 1 TOWER 2

APARTMENT NP1 NP2 NP3 NP4 NP5


NO.
STORAGE 15.9m3 8.2m3 8.5m3 13.5m3 14m3
SPACE

TYPICAL PENTHOUSE APARTMENTS POOL AND COMMUNITY AREA


LEVEL 29 LEVEL 29

At A1
DAC SUBMISSION
0 0.5 2.5 5m

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing Scale Date Drawing No. Revision

Architects 15128_DAC12
N

322-336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144


fax: 61 8 8331 9442
PROPOSED LEVEL 29 PLAN 1:100@A1 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC12 Plotted: Monday, August 22, 2016 10:25:21 PM
A B C D E F G H I J

64670 BOUNDARY

PLANT
FINE DINING RESTAURANT
335.7M

2520
LIFT
LOBBY 3

LIFT

27080 [88'-11"]
WAITING
PLANT /SERVICES /CELLAR
30480 BOUNDARY

RESI LIFT RESI LIFT RESI LIFT LIFT

30480 BOUNDARY
731M LOBBY
KITCHEN & WASTE

LIFT

OUTDOOR BALCONY
102.5M
4

POOL ABOVE

VOID TO BELOW

7400

1000 [3'-3"]
6
64670 BOUNDARY

PLANT, SERVICES & CELLAR ROOF TOP FINE DINING RESTAURANT


LEVEL 30 LEVEL 30

At A1
DAC SUBMISSION
0 0.5 2.5 5m

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing Scale Date Drawing No. Revision

Architects 15128_DAC12A
N

322-336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144


fax: 61 8 8331 9442
PROPOSED LEVEL 30 PLAN 1:100@A1 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC12A Plotted: Saturday, August 20, 2016 4:13:17 PM
A B C D E F G H I J

64670 BOUNDARY

TERRACE

2
CARE TAKER
APARTMENT
PRIVATE
80.8 SQM
TERRACE

PLANT OUTDOOR TERRACE


138.2M

ROOFTOP BAR
202.4M

2520
LIFT
LOBBY 3

WASTE LIFT
WAITING
LIFT
30480 BOUNDARY

30480 BOUNDARY
RESI LIFT RESI LIFT RESI LIFT
LOBBY
AMENITIES

LIFT
SKYHOME
461 SQM

TERRACE
4

TERRACE
VOID TO BELOW

TERRACE
POOL
7400

6
64670 BOUNDARY

APARTMENT SH CTA
NO.
STORAGE 32.06m3 7.07m3
SPACE

PENTHOUSE APARTMENT ROOFTOP BAR


LEVEL 31 LEVEL 31

At A1
DAC SUBMISSION
0 0.5 2.5 5m

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing Scale Date Drawing No. Revision

Architects 15128_DAC12B
N

322-336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144


fax: 61 8 8331 9442
PROPOSED LEVEL 31 PLAN 1:100@A1 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC12B Plotted: Saturday, August 20, 2016 4:10:37 PM
BOUNDARY
BOUNDARY
BOUNDARY

BOUNDARY
6000
KITCHEN EXHAUST
TOP OF WALL FLUE LEVEL 30A
159.4 159.4
LIFT & LIFT OVERRUN
TOP OF WALL
ROOF TOP PLANT 157.3

8450

8450
5300
6100

3350
OUTDOOR TERRACE CIGAR BAR

4150
PENTHOUSE

1200
LEVEL 31 PENTHOUSE

6450
152 LEVEL 30A
150.95

3350
RESTAURANT

2300

2300
POOL PLANT/SERVICES/CELLAR PLANT/SERVICES/CELLAR
LEVEL 30 LEVEL 30
148.65 148.65

3900

3900
APARTMENT / PENTHOUSES 03
COMMUNITY CENTRE
APARTMENT / PENTHOUSES 03
POOL LEVEL 29 LEVEL 29
144.75 144.75

3900

3900
APARTMENT / PENTHOUSES 02 PLANT&SERVICES MULTIPURPOSE AREA
APARTMENT / PENTHOUSES 02
LEVEL 28 LEVEL 28
140.85 140.85
APARTMENT / PENTHOUSES 02

3900

3900
APARTMENT / PENTHOUSES 01 APARTMENT / PENTHOUSES 01
LEVEL 27 LEVEL 27
136.95 136.95

3600

3600
APARTMENT 07 APARTMENT / PENTHOUSES 01 APARTMENT 07
LEVEL 26 LEVEL 26
133.35 133.35

3600

3600
APARTMENT 06 APARTMENT 07 APARTMENT 06
LEVEL 25 LEVEL 25
129.75 129.75

3600

3600
APARTMENT 05 APARTMENT 06 APARTMENT 05
LEVEL 24 LEVEL 24
126.15 126.15

3600

3600
APARTMENT 04 APARTMENT 05 APARTMENT 04
LEVEL 23 LEVEL 23
122.55 122.55

3600

3600
APARTMENT 03 APARTMENT 04 APARTMENT 03
LEVEL 22 LEVEL 22
118.95 118.95

3600

3600
APARTMENT 02 APARTMENT 03 APARTMENT 02
LEVEL 21 LEVEL 21
115.35 115.35

3600

3600
APARTMENT 01 APARTMENT 02 APARTMENT 01
LEVEL 20 LEVEL 20
111.75 111.75

4000

4000
OFFICE 10 APARTMENT 01
OFFICE 10
LEVEL 19 LEVEL 19
107.75 107.75

3800

3800
OFFICE 09 OFFICE 09 OFFICE 09
LEVEL 18 LEVEL 18
103.95 103.95
113900

113900
3800

3800
111800
OFFICE 08 OFFICE 08 OFFICE 08
LEVEL 17 LEVEL 17
100.15 100.15

3800

3800
OFFICE 07 OFFICE 07 OFFICE 07
LEVEL 16 LEVEL 16
96.35 96.35

3800

3800
OFFICE 06 OFFICE 06 OFFICE 06
LEVEL 15 LEVEL 15
92.55 92.55

3800

3800
OFFICE 05 OFFICE 05 OFFICE 05
LEVEL 14 LEVEL 14
88.75 88.75

3800

3800
OFFICE 04 OFFICE 04 OFFICE 04
LEVEL 13 LEVEL 13
84.95 84.95

3800

3800
OFFICE 03 OFFICE 03
OFFICE 03
LEVEL 12 LEVEL 12
81.15 81.15

3800

3800
OFFICE 02 OFFICE 02
OFFICE 02
LEVEL11 1000 1000 LEVEL11
77.35 77.35
3000 3000 1000
OFFICE 01 OFFICE 01
3800

3800
PODIUM
OFFICE 01
480
LEVEL 10 LEVEL 10
73.55 73.55
FIN WALL
3800

3800
CARPARK CARPARK
LEVEL 9 LEVEL 9
CARRINGTON STREET

69.75 LOUVRES & 69.75


SCREENS
2800

2800
CARPARK CARPARK
LEVEL 8 LEVEL 8
66.95 66.95
2800

2800
CARPARK CARPARK
LEVEL 7 LEVEL 7

21900
64.15 64.15
2800

2800
CARPARK CARPARK
LEVEL 6 LEVEL 6
61.35 61.35
2800

2800
CARPARK CARPARK
LEVEL 5 LEVEL 5

KING WILLIAM STREET


58.55 58.55
2800

2800
CARPARK CARPARK

GEORGE PARADE
LEVEL 4 LEVEL 4
55.75 55.75
2800

2800
CARPARK
2400 CARPARK 3000
SERVICES LEVEL 3 LEVEL 3
5820

52.95 52.95
3250

3250
TENANCY RETAIL
LEVEL 2 BALCONY LEVEL 2

7450
7450

49.7 49.7
3700

TRANS. RAMP
2200

4200

4200
PRIVATE

4000
3970

3700
ROOM 600
600 FOOTPATH TENANCY ACCESS RETAIL
3000 LEVEL 1 4950 3700 LEVEL 1
45.5 45.5
3300

3300
BASEMENT CAR PARK BASEMENT CAR PARK
BASEMENT BASEMENT
42.2 42.2

CROSS SECTION 1 CROSS SECTION 2


1:250
At A1
1:250
Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing 1:250@A1 Date Drawing No. Revision

Architects 15128_DAC13
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
SECTIONS 1:500@A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC13 Plotted: Saturday, August 20, 2016 4:09:20 PM
BOUNDARY
6000
KITCHEN EXHAUST
TOP OF WALL FLUE
159.4
TOP OF WALL
ROOF TOP PLANT 157.3

322 KING WILLIAM STREET STAGING

5300
PENTHOUSE OUTDOOR TERRACE CIGAR BAR
LEVEL 31
152
STAGE 1 DEMOLITION OF EXISTING BUILDINGS

3350
RESTAURANT

STAGE 2 EARLY WORKS


POOL PLANT/SERVICES/CELLAR
LEVEL 30
148.65

RETENTION PILING

3900
APARTMENT / PENTHOUSES 03
COMMUNITY CENTRE

EXCAVATION
POOL LEVEL 29
144.75

BUILDING PILES

3900
APARTMENT / PENTHOUSES 02 PLANT&SERVICES MULTIPURPOSE ARE
LEVEL 28
140.85 STAGE 3 BASEMENT & PODIUM CONSTRUCTION
STAGE 4 NORTHERN TOWER CONSTRUCTION
APARTMENT / PENTHOUSES 02

3900
APARTMENT / PENTHOUSES 01
LEVEL 27
136.95
STAGE 5 SOUTHERN TOWER CONSTRUCTION

3600
APARTMENT 07 APARTMENT / PENTHOUSES 01
LEVEL 26
133.35

3600
APARTMENT 06 APARTMENT 07
LEVEL 25
129.75

3600
APARTMENT 05 APARTMENT 06
LEVEL 24
126.15

3600
APARTMENT 04 APARTMENT 05
LEVEL 23
122.55

3600
APARTMENT 03 APARTMENT 04
LEVEL 22
118.95

3600
APARTMENT 02 APARTMENT 03
LEVEL 21
115.35

3600
APARTMENT 01 APARTMENT 02
LEVEL 20
111.75

4000
OFFICE 09 APARTMENT 01
LEVEL 19
107.75

3800
OFFICE 08 OFFICE 09
LEVEL 18
103.95
113900

3800

111800
OFFICE 07 OFFICE 08
LEVEL 17
100.15

3800
OFFICE 06 OFFICE 07
LEVEL 16
96.35

3800
OFFICE 05 OFFICE 06
LEVEL 15
92.55

3800
OFFICE 04 OFFICE 05
LEVEL 14
88.75

3800
OFFICE 03 OFFICE 04
LEVEL 13
84.95

3800
OFFICE 02 OFFICE 03
LEVEL 12
81.15

3800
OFFICE 01 OFFICE 02

LEVEL11
77.35
OFFICE 01 OFFICE 01

3800
PODIUM
LEVEL 10
73.55

3800
CARPARK
LEVEL 9
CARRINGTON STREET

69.75
2800
CARPARK
LEVEL 8
66.95
2800

CARPARK
LEVEL 7
64.15
2800

CARPARK
LEVEL 6
61.35
2800

CARPARK
LEVEL 5
58.55
2800

CARPARK
LEVEL 4
55.75
2800

CARPARK
SERVICES LEVEL 3
52.95
3250

TENANCY
LEVEL 2
7450

49.7
TRANS.
4200

ROOM
TENANCY
FOOTPATH
LEVEL 1
45.5
3300

BASEMENT CAR PARK BASEMENT CAR PARK


BASEMENT
42.2

CROSS SECTION
1:250
At A1 Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing 1:250@A1 Date Drawing No. Revision

Architects 15128_DAC13A
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
STAGING STRATEGY 1:500@A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC13A Plotted: Saturday, August 20, 2016 4:08:46 PM
3800
3800
OFFICE 09 OFFICE 09 OFFICE 09
LEVEL 18 LEVEL 18
103.95 103.95

113900
113900

3800
3800

111800
OFFICE 08 OFFICE 08 OFFICE 08
LEVEL 17 LEVEL 17
100.15 100.15

3800
3800
OFFICE 07 OFFICE 07 OFFICE 07
LEVEL 16 LEVEL 16
96.35 96.35

3800
3800
OFFICE 06 OFFICE 06 OFFICE 06
LEVEL 15 LEVEL 15
92.55 92.55

3800
3800
OFFICE 05 OFFICE 05 OFFICE 05
LEVEL 14 LEVEL 14
88.75 88.75

3800
3800
OFFICE 04 OFFICE 04 OFFICE 04
LEVEL 13 LEVEL 13
84.95 84.95

3800
3800
OFFICE 03 OFFICE 03
OFFICE 03
1 LEVEL 12 2 LEVEL 12
81.15 81.15

3800
3800
OFFICE 02 OFFICE 02
OFFICE 02
LEVEL11 1000 1000 LEVEL11
77.35 77.35
3000 3000 1000
OFFICE 01 OFFICE 01

3800
3800
PODIUM
OFFICE 01
480
LEVEL 10 LEVEL 10
73.55 73.55
FIN WALL

3800
3800
CARPARK CARPARK
LEVEL 9 LEVEL 9
CARRINGTON STREET

69.75 LOUVRES & 69.75


SCREENS

2800
2800
CARPARK CARPARK
LEVEL 8 LEVEL 8
66.95 66.95

2800
2800
CARPARK CARPARK
LEVEL 7 LEVEL 7

21900
64.15 64.15

2800
2800
CARPARK CARPARK
LEVEL 6 LEVEL 6
61.35 61.35

2800
2800
CARPARK CARPARK
LEVEL 5 LEVEL 5

KING WILLIAM STREET


58.55 58.55

2800
2800
CARPARK CARPARK

GEORGE PARADE
LEVEL 4 LEVEL 4
55.75 55.75

2800
2800
CARPARK CARPARK
2400 SERVICES 3000
LEVEL 3 LEVEL 3
5820

52.95 52.95

3250
3250
TENANCY RETAIL
LEVEL 2 BALCONY LEVEL 2

7450
7450
49.7 49.7
2200

RAMP
3700

TRANS.

4200
4200
PRIVATE

4000
3970

3700
ROOM ACCESS 600
600 FOOTPATH TENANCY RETAIL
3000 LEVEL 1 4950 3700 LEVEL 1
45.5 45.5

3300
3300

BASEMENT CAR PARK BASEMENT CAR PARK


BASEMENT BASEMENT
42.2 42.2

PART CROSS SECTION 1 PART CROSS SECTION 2


1:200 1:200

At A1 Drawing Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
1:200@A1 Date Drawing No. Revision

Architects 15128_DAC13B
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
ENCROACHMENT SECTIONS 1:400@A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC13B Plotted: Saturday, August 20, 2016 4:08:28 PM
3800

3800
OFFICE 02

BOUNDARY
BOUNDARY
1000
1200
3000
OFFICE 01
1000

3800

3800
FIN WALL

950
4250

1300
1000
50

1000
3800

3800
650

650 50
CARPARK

480
2800

2800
CARRINGTON STREET
CARPARK

LOUVRES &
SCREENS
2800

2800
CARPARK

21900
2800

2800
CARPARK
2800

2800
CARPARK

LOUVRES &
SCREENS

KING WILLIAM STREET


2800

2800
CARPARK
300
2800

2800
CARPARK

300
300

2400

300
300
3250

3250
TENANCY RETAIL 3000
BALCONY BALCONY
7450

7450
3700
4200

4200
3700
600 FOOTPATH TENANCY RETAIL
600
3000 3700
3300

3300
BASEMENT CAR PARK

1 PART CROSS SECTION 1 2 PART CROSS SECTION 2


1:100 1:100

At A1 Drawing Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
1:100@A1 Date Drawing No. Revision

Architects 15128_DAC13D
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
ENCROACHMENT DETAIL SECTIONS 1:200@A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC13D Plotted: Saturday, August 20, 2016 4:06:42 PM
G4 F2 G2 S1 G5

BOUNDARY

BOUNDARY
EXTERNAL BUILDING MATERIALS
PROPOSED EXTERNAL BACKLIT
TOP OF WALL SIGNAGE LOCATION
157.3
TOP OF WALL
159.4

A1 PERFORATED ALUMINIUM

8450

5300
LEVEL 31
152 C1 PRECAST CONCRETE PANEL
COLOUR: LIGHT GREY

3350
2300
LEVEL 30
148.65

C2 PRECAST CONCRETE PANEL

3900
LEVEL 29
144.75
COLOUR: DARK GREYT

3900
LEVEL 28 F1 ALUMINIUM LOUVRES:
140.85
PAINTED CORTEN

3900
LEVEL 27
136.95
F2 ALUCOBOND CLAD FEATURE FIN WALL

3600
LEVEL 26
COLOUR: DARK GREY
133.35

3600
LEVEL 25
F3 ALUMINIUM PANELS
129.75 3600 COLOUR: CHARCOAL
LEVEL 24
126.15 G1 DOUBLE GLAZED FULL HEIGHT
LOW 'E' GLAZING
3600

LEVEL 23
122.55 COLOUR: CLEAR GLASS
3600

LEVEL 22
118.95 G2 SPANDREL GLASS WALL CLADDING
COLOUR: DARK GREY
3600

LEVEL 21
115.35

G3 FIXED CURTAIN WALL GLASS


3600

LEVEL 20
111.75 COLOUR: LIGHT GREY
4000

LEVEL 19
107.75
G4 DOUBLE GLAZED FULL HEIGHT
LOW 'E' GLAZING CURTAIN WALL
3800

LEVEL 18 COLOUR: DARK BLUE


103.95
113900

3800

111800
LEVEL 17 G5 SPANDREL GLASS
COLOUR: DEEP BLUE
100.15
3800

LEVEL 16
96.35
G6 DOUBLE GLAZED FULL HEIGHT
3800

LOW 'E' GLAZING CURTAIN WALL


LEVEL 15
92.55 COLOUR: DARK GREY
3800

LEVEL 14
88.75 M1 DRAGON SCALE PERFMETAL SCREEN
COLOUR: CHARCOAL
3800

LEVEL 13
84.95

P1 PAINT FINISH
3800

LEVEL 12
81.15
COLOUR: CORTEN
3800

LEVEL11 S1 STAINLESS STEEL FRAMED & GLASS


77.35
BALCONY BALUSTRADE
3800

LEVEL 10
73.55
S2 FRAMELES GLASS
3800

LEVEL 9
BALCONY BALUSTRADE
69.75
2800

LEVEL 8 V1 VERTICAL SLOT


66.95
COLOUR: DARK GREY
2800

LEVEL 7
64.15
2800

LEVEL 6
61.35
2800

LEVEL 5
58.55
2800

LEVEL 4
55.75
2800

LEVEL 3
52.95
3250

LEVEL 2
7450

49.7
4200

3700

LEVEL 1
45.5
PROPOSED EXTERNAL PROPOSED EXTERNAL
SIGNAGE UNDER CANOPY SIGNAGE UNDER CANOPY

WEST ELEVATION
1:250
At A1
F2 S2 A1 G1 P1 G3 G4 F1 G6
Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd Drawing 1:250@A1 Date Drawing No. Revision
304 The Parade, Kensington S.A. 5068
322 - 336 KING WILLIAM STREET ADELAIDE 5000 Architects tel: 61 8 8431 1144
fax: 61 8 8331 9442
PROPOSED WEST ELEVATION 1:500@A3 22-08-2016 15128_DAC14 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC14 Plotted: Saturday, August 20, 2016 4:06:13 PM
BOUNDARY

BOUNDARY
G4 G5 S1 F2 F2 G4 G5 S1

LEVEL 30A
EXTERNAL BUILDING MATERIALS
159.4
TOP OF WALL
PROPOSED EXTERNAL BACKLIT 157.3
SIGNAGE LOCATION
PROPOSED EXTERNAL BACKLIT

8450

5300
SIGNAGE LOCATION

LEVEL 31 A1 PERFORATED ALUMINIUM


152
LEVEL 30A

3350
150.95
C1 PRECAST CONCRETE PANEL
2300
LEVEL 30 LEVEL 30
148.65
148.65
COLOUR: LIGHT GREY

3900
3900

LEVEL 29 LEVEL 29
144.75 144.75
C2 PRECAST CONCRETE PANEL
COLOUR: DARK GREYT

3900
3900

LEVEL 28 LEVEL 28
140.85 140.85

F1 ALUMINIUM LOUVRES:

3900
3900

LEVEL 27
136.95
LEVEL 27
136.95 PAINTED CORTEN

3600
3600

LEVEL 26
133.35
LEVEL 26
133.35
F2 ALUCOBOND CLAD FEATURE FIN WALL
COLOUR: DARK GREY

3600
3600

LEVEL 25 LEVEL 25
129.75 129.75
F3 ALUMINIUM PANELS

3600
3600

LEVEL 24 LEVEL 24
126.15
COLOUR: CHARCOAL
126.15

3600
3600

LEVEL 23 LEVEL 23
122.55
G1 DOUBLE GLAZED FULL HEIGHT
122.55
LOW 'E' GLAZING

3600
3600

LEVEL 22 LEVEL 22
118.95
COLOUR: CLEAR GLASS
118.95

3600
3600

LEVEL 21 LEVEL 21 G2 SPANDREL GLASS WALL CLADDING


115.35 115.35
COLOUR: DARK GREY

3600
3600

LEVEL 20 LEVEL 20
111.75
G3 FIXED CURTAIN WALL GLASS
111.75

4000
4000

LEVEL 19
COLOUR: LIGHT GREY
LEVEL 19
107.75 107.75

3800
G4 DOUBLE GLAZED FULL HEIGHT
3800

LEVEL 18 LEVEL 18
103.95 103.95 LOW 'E' GLAZING CURTAIN WALL
113900

COLOUR: DARK BLUE

3800
3800

111800
LEVEL 17 LEVEL 17
100.15 100.15

G5 SPANDREL GLASS

3800
3800

LEVEL 16
96.35
LEVEL 16
96.35
COLOUR: DEEP BLUE

3800
3800

LEVEL 15 LEVEL 15
92.55
G6 DOUBLE GLAZED FULL HEIGHT
92.55
LOW 'E' GLAZING CURTAIN WALL

3800
3800

LEVEL 14 LEVEL 14 COLOUR: DARK GREY


88.75 88.75

3800
3800

LEVEL 13 LEVEL 13 M1 DRAGON SCALE PERFMETAL SCREEN


84.95 84.95
COLOUR: CHARCOAL

3800
3800

LEVEL 12 LEVEL 12
81.15 81.15 P1 PAINT FINISH
COLOUR: CORTEN

3800
3800

LEVEL11 LEVEL11
77.35 77.35

S1 STAINLESS STEEL FRAMED & GLASS

3800
3800

LEVEL 10
LEVEL 10
73.55 73.55 BALCONY BALUSTRADE

3800
3800

LEVEL 9 LEVEL 9
69.75
S2 FRAMELES GLASS
69.75
BALCONY BALUSTRADE
2800
2800

LEVEL 8 LEVEL 8
66.95 66.95
2800
2800

LEVEL 7 LEVEL 7 V1 VERTICAL SLOT


21900

64.15
64.15
COLOUR: DARK GREY
2800
2800

LEVEL 6 LEVEL 6
61.35 61.35
2800
2800

LEVEL 5 LEVEL 5
58.55 58.55
2800
2800

LEVEL 4 LEVEL 4
55.75 55.75
2800
2800

LEVEL 3 LEVEL 3
52.95 52.95
3250
3250

PROPOSED EXTERNAL
LEVEL 2 SIGNAGE UNDER LEVEL 2
7450

49.7
7450

49.7 CANOPY
4200
4200

3700
3700

LEVEL 1 LEVEL 1
45.5 45.5

G4 G1 S2 F2 G6 A1 F1 S2 F1 C2 C1 G6

NORTH ELEVATION SOUTH ELEVATION


1:250 At A1
1:250 Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd Drawing 1:250@A1 Date Drawing No. Revision
304 The Parade, Kensington S.A. 5068
322 - 336 KING WILLIAM STREET ADELAIDE 5000 Architects tel: 61 8 8431 1144
fax: 61 8 8331 9442
PROPOSED ELEVATIONS 1:500@A3 22-08-2016 15128_DAC15 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC15 Plotted: Saturday, August 20, 2016 4:05:13 PM
G4 G5 S1 F2

PROPOSED EXTERNAL BACKLIT EXTERNAL BUILDING MATERIALS


SIGNAGE LOCATION
TOP OF WALL
159.4
TOP OF WALL
157.3

A1 PERFORATED ALUMINIUM

5300
LEVEL 31
152
C1 PRECAST CONCRETE PANEL

3350
LEVEL 30 COLOUR: LIGHT GREY
148.65

3900
LEVEL 29
C2 PRECAST CONCRETE PANEL
144.75
COLOUR: DARK GREYT

3900
LEVEL 28
140.85 F1 ALUMINIUM LOUVRES:
PAINTED CORTEN

3900
LEVEL 27
136.95

F2 ALUCOBOND CLAD FEATURE FIN WALL

3600
LEVEL 26
133.35
COLOUR: DARK GREY

3600
LEVEL 25
129.75
F3 ALUMINIUM PANELS
COLOUR: CHARCOAL

3600
LEVEL 24
126.15

3600 G1 DOUBLE GLAZED FULL HEIGHT


LEVEL 23
122.55
LOW 'E' GLAZING
COLOUR: CLEAR GLASS
3600

LEVEL 22
118.95
G2 SPANDREL GLASS WALL CLADDING
3600

LEVEL 21 COLOUR: DARK GREY


115.35
3600

LEVEL 20 G3 FIXED CURTAIN WALL GLASS


111.75
COLOUR: LIGHT GREY
4000

LEVEL 19
107.75
G4 DOUBLE GLAZED FULL HEIGHT
3800

LOW 'E' GLAZING CURTAIN WALL


LEVEL 18
103.95 COLOUR: DARK BLUE
3800
111800

LEVEL 17
100.15 G5 SPANDREL GLASS
COLOUR: DEEP BLUE
3800

LEVEL 16
96.35
G6 DOUBLE GLAZED FULL HEIGHT
3800

LEVEL 15
92.55
LOW 'E' GLAZING CURTAIN WALL
COLOUR: DARK GREY
3800

LEVEL 14
88.75
M1 DRAGON SCALE PERFMETAL SCREEN
3800

LEVEL 13 COLOUR: CHARCOAL


84.95
3800

LEVEL 12
P1 PAINT FINISH
81.15 COLOUR: CORTEN
3800

LEVEL11
77.35 S1 STAINLESS STEEL FRAMED & GLASS
BALCONY BALUSTRADE
3800

LEVEL 10
73.55

S2 FRAMELES GLASS
3800

LEVEL 9
69.75
BALCONY BALUSTRADE
2800

LEVEL 8
66.95 V1 VERTICAL SLOT
2800

LEVEL 7 COLOUR: DARK GREY


64.15
2800

LEVEL 6
61.35
2800

LEVEL 5
58.55
2800

LEVEL 4
55.75
2800

LEVEL 3
52.95
3250

LEVEL 2
7450

49.7
4200

3700

LEVEL 1
45.5

EAST ELEVATION
1:250At A1
M1 A1 V1 C2 F3 G6 G1 F1 S2 DAC SUBMISSION
Scale
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd Drawing 1:250@A1 Date Drawing No. Revision
304 The Parade, Kensington S.A. 5068
322 - 336 KING WILLIAM STREET ADELAIDE 5000 Architects tel: 61 8 8431 1144
fax: 61 8 8331 9442
PROPOSED EAST ELEVATION 1:500@A3 22-08-2016 15128_DAC16 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC16 Plotted: Saturday, August 20, 2016 4:04:24 PM
LA PRIMAVERA BOUTIQUE

NEW COURTS PRECINCT


THE KINGS HEAD HOTEL
VUE ON KING WILLIAM

CHELSEA APARTMENTS

POLICE HEALTH FUND


MIGRATION OPTIONS
CITI ZEN RESTAURANT

QUEST KING WILLIAM


ASTORISH PATISSERIE
IRONFISH ADELAIDE

ASSISTFINANCE
RESTAURANT

AUSTRALIAN
FUJI XEROX
ADELAIDE
OFFICE

SOUTH
85.6m

65.7m
50m

STREET ELEVATION STUDY - KING WILLIAM STREET WEST


1:800
ADELAIDE MAGISTRATES COURTS
FEDERAL COURT OF AUSTRALIA

DONALDSON WALSH LAWYERS


CROWN AND SCEPTRE HOTEL

314 KING WILLIAM STREET

400 KING WILLIAM STREET


FUTURE DEVELOPMENT
FUTURE DEVELOPMENT

FUTURE DEVELOPMENT
FUTURE DEVELOPMENT
WAKEFIELD HOUSE

SUBJECT SITE
SA WATER

113.9m

53m

STREET ELEVATION STUDY - KING WILLIAM STREET EAST


1:800
DAC SUBMISSION
0

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing Scale Date Drawing No. Revision

322 - 336 KING WILLIAM STREET ADELAIDE 5000 Architects tel: 61 8 8431 1144
fax: 61 8 8331 9442
STREET ELEVATION STUDIES 1:800@A1 22-08-2016 15128_DAC20 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC20 Plotted: Saturday, August 20, 2016 3:42:49 PM
DAC SUBMISSION
0

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing Scale Date Drawing No. Revision

322 - 336 KING WILLIAM STREET ADELAIDE 5000 Architects tel: 61 8 8431 1144
fax: 61 8 8331 9442
VIEW FROM VICTORIA SQUARE NTS 22-08-2016 15128_DAC21 A
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC21 Plotted: Tuesday, August 23, 2016 1:57:38 PM
At A1
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing Scale Date Drawing No. Revision

Architects 15128_DAC25
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
ARTIST IMPRESSION NTS 22-08-2016 A
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC25 Plotted: Tuesday, August 23, 2016 2:05:07 PM
At A1
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing Scale Date Drawing No. Revision

Architects 15128_DAC25A
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
ARTIST IMPRESSION DETAIL NTS 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC25A Plotted: Saturday, August 20, 2016 3:40:05 PM
EXTERNAL BUILDING MATERIALS

A1 PERFORATED ALUMINIUM

C1 PRECAST CONCRETE PANEL


COLOUR: LIGHT GREY
[PANTONE 422 C]

C2 PRECAST CONCRETE PANEL


COLOUR: DARK GREYT
A1 C1 C2
[PANTONE 452 C]

F1 ALUMINIUM LOUVRES:
PAINTED CORTEN
[PANTONE BETWEEN 7593 C & 7594 C]

F2 ALUCOBOND CLAD FEATURE FIN WALL


COLOUR: DARK GREY
[PANTONE BETWEEN 432 C & 433 C]

F3 ALUMINIUM PANELS
COLOUR: CHARCOAL
[PANTONE BETWEEN 432 C & 433 C]

G1 DOUBLE GLAZED FULL HEIGHT F1 F2, F3 & V1 G1


LOW 'E' GLAZING
COLOUR: CLEAR GLASS

G2 SPANDREL GLASS WALL CLADDING


COLOUR: DARK GREY
[PANTONE 425 C]

G3 FIXED CURTAIN WALL GLASS


COLOUR: LIGHT GREY
[PANTONE 421 C]

G4 DOUBLE GLAZED FULL HEIGHT


LOW 'E' GLAZING CURTAIN WALL
COLOUR: DARK BLUE G2 & G6 G3 G4
[PANTONE BETWEEN 652 C & 653 C] G4

G5 SPANDREL GLASS
COLOUR: DEEP BLUE
[PANTONE 288 C] F2

G6 DOUBLE GLAZED FULL HEIGHT


F1
LOW 'E' GLAZING CURTAIN WALL
COLOUR: DARK GREY
A1
[PANTONE BETWEEN 432 C & 433 C]
G4
M1 DRAGON SCALE PERFMETAL SCREEN
COLOUR: CHARCOAL
[PANTONE BETWEEN 432 C & 433 C] G5 M1 G3

P1 PAINT FINISH
COLOUR: CORTEN
[PANTONE 7516 C]
P1
S1 STAINLESS STEEL FRAMED & GLASS
BALCONY BALUSTRADE S2

S2 FRAMELES GLASS G1
BALCONY BALUSTRADE

V1 VERTICAL SLOT
COLOUR: DARK GREY
[PANTONE BETWEEN 432 C & 433 C] P1 S1

At A1
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing Scale Date Drawing No. Revision

322 - 336 KING WILLIAM STREET ADELAIDE 5000 Architects tel: 61 8 8431 1144
fax: 61 8 8331 9442
MATERIAL SELECTION NTS 22-08-2016 14154_DAC26 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC26 Plotted: Saturday, August 20, 2016 3:39:02 PM
9AM DEC 21 12PM DEC 21 3PM DEC 21

9AM JUN 21 12PM JUN 21 3PM JUN 21

At A1
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing Scale Date Drawing No. Revision

322 - 336 KING WILLIAM STREET ADELAIDE 5000 Architects tel: 61 8 8431 1144
fax: 61 8 8331 9442
SHADOW ANALYSIS NTS 22-08-2016 14154_DAC27 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC27 Plotted: Saturday, August 20, 2016 3:38:28 PM
VICTORIA SQUARE WAKEFIELD STREET
GROTE STREET
TARNTANYANGGA

TRAM STATION
ST FRANCIS
HILTON XAVIER
CATHEDRAL
MOONTA STREET (CHINA TOWN)

ADELAIDE
CENTRAL
SA WATER
MARKET
LAW COURTS

GOUGER STREET ANGAS STREET

LAW COURTS

LAW COURTS
COGLIN STREET

MILL STREET WINTER SUN PATH


RESERVE

KENT STREET
SUMMER SUN PATH
VIEW TOWARDS NORTH

WRIGHT STREET CARRINGTON STREET

VIEW TOWARDS WEST

VIEW TOWARDS EAST


GEORGE PARADE
SUBJECT
SITE

KING WILLIAM STREET

TOMS COURT
VIEW TOWARDS SOUTH
SERVICE LANE

STURT STREET HALIFAX STREET

N At A1
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing Scale Date Drawing No. Revision

322- 336 KING WILLIAM STREET ADELAIDE 5000 Architects tel: 61 8 8431 1144
fax: 61 8 8331 9442
PROPOSED SITE & CONTEXT PLAN NTS 22-08-2016 15128_SC01 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_SC01 Plotted: Saturday, August 20, 2016 3:38:09 PM
VICTORIA SQUARE WAKEFIELD STREET
GROTE STREET
TARNTANYANGGA

TRAM STATION
HILTON ST FRANCIS
XAVIER
MOONTA STREET (CHINA TOWN)

CATHEDRAL

ADELAIDE
CENTRAL
SA WATER
MARKET
LAW COURTS

GOUGER STREET ANGAS STREET

LAW COURTS

COGLIN STREET

MILL STREET

KENT STREET
RESERVE

WRIGHT STREET CARRINGTON STREET

GEORGE PARADE
KING WILLIAM STREET

TOMS COURT
SERVICE LANE

LEGEND :

PEDESTRIAN MOVEMENT
TRAM MOVEMENT

HALIFAX STREET PUBLIC TRANSPORT

N At A1
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing Scale Date Drawing No. Revision

322- 336 KING WILLIAM STREET ADELAIDE 5000 Architects tel: 61 8 8431 1144
fax: 61 8 8331 9442
SITE PLAN & MOVEMENT PLAN NTS 22-08-2016 15128_SC02 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_SC02 Plotted: Saturday, August 20, 2016 3:37:11 PM
SITE CONTEXT PHOTOGRAPHS

1. VIEW ALONG KING WILLIAM STREET 3. VIEW FROM HALIFAX STREET TO TOM COURT
5

4
1

2. PANORAMA VIEW ALONG KING WILLIAM STREET

4. VIEW FROM TOM COURT TOWARDS HALIFAX STREET 5. VIEW TOWARDS SOUTH ALONG KING WILLIAM STREET

N At A1
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing Scale Date Drawing No. Revision

322- 336 KING WILLIAM STREET ADELAIDE 5000 Architects tel: 61 8 8431 1144
fax: 61 8 8331 9442
SITE CONTEXT PHOTOGRAPHS NTS 22-08-2016 15128_SC03 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_SC03 Plotted: Saturday, August 20, 2016 3:22:54 PM
SITE CONTEXT PHOTOGRAPHS

9
10

7. VIEW FROM CARRINGTON STREET NORTH 8. VIEW FROM CORNER OF KING WILLIAM STREET & WRIGHT STREET

8 7

9. VIEW FROM CORNER VICTORIA SQUARE & ANGAS STREET 10. VIEW FROM CORNER VICTORIA SQUARE & GOUGER STREET

N At A1
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing Scale Date Drawing No. Revision

322- 336 KING WILLIAM STREET ADELAIDE 5000 Architects tel: 61 8 8431 1144
fax: 61 8 8331 9442
SITE CONTEXT PHOTOGRAPHS NTS 22-08-2016 15128_SC04 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_SC04 Plotted: Saturday, August 20, 2016 3:37:42 PM
A B C D E F G H I J
4050 9085 7600 7600 7600 7600 7600 9085 4050

64670 BOUNDARY

1
4450

PLANT AND
SERVICES SERVICES

DIESEL STORAGE PUMP


ROOM & TANK
2
1 10 11 13

2400
SMALL CAR TRANSFORMER
1:8 1:5 5000
RAMP RAMP VAULT
42 48

4500

4800
8000

6600

2400
SMALL CAR

41 47 14
BIKE PARKS

3
2700 2700 2600

6200 2600 LIFT LIFT


LIFT LIFT

40
30480 BOUNDARY

LIFT LIFT LIFT 6100


6080

6080
LOBBY LOBBY
6930

LIFT LIFT LIFT LIFT

30480 BOUNDARY
43 44 45 46

4
15

RESIDENTIAL CAR PARK


6000

48 CARS
6250

38

37 17

SERVICES
NBN
4450

ROOM

6
64670 BOUNDARY

BASEMENT CAR PARK FLOOR PLAN

At A1 Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing 1:100@A1 Date Drawing No. Revision

Architects 15128_DAC02
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
BASEMENT PLAN 1:200@A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC02 Plotted: Saturday, August 20, 2016 4:23:55 PM
12M LOADING BAY NO PARKING

TRAFFIC SIGNAL 2 ASPECT

2000

GEORGE PARADE EXISTING RIGHT OF WAY

A B C D E F G H I J
3650

3000
4450 TRAFFIC SIGNAL 2 ASPECT

64670 BOUNDARY

1
3000

STOBIE
POLE TO BE 7000
REMOVED

UNDERCROFT DRIVEWAY
PUBLIC
ROAD

4570
1200

1200
FIRE BOOSTER
SERVICES SERVICES SERVICES
2 LOCATION OF
REMOVABLE BOLLARDS
UP

BOOM GATE
SE
C UR
ITY
1:20 RAMP GR
ILL
COMMS 1:8 RAMP
E
SINGLE LANE RAMP
RISER TRANSFORMER ROOM
1:5 RAMP 1:8 RAMP 46SQM
DWN
TENANCY G.1
25SQM COMMS
RISER 1:5 RAMP
COMMERCIAL
WASTE HOLDING
BIKE PARKS

92.8SQM
ELEC. RISER

BOOM GATE
COMMS
RISER
1:20 RAMP
1:8 RAMP

BICYCLE ACCESS ZONE


COMMS
KITCHEN KITCHEN RISER
EXHAUST EXHAUST
BICYCLE ACCESS ZONE
ELEC. RISER
UP BICYCLE ACCESS ZONE
3
KITCHEN
FIRE EXHAUST
CONTROL
ROOM
21SQM DISCHARGE
LIFT LIFT LIFT LIFT
EXHAUST
RESI RESI RESI
WASTE LIFT LIFT LIFT WASTE
35SQM

KITCHEN EXHAUST
27.5SQM

30480 BOUNDARY
LOBBY TOILET
BIKE PARKS

17.5SQM

HYDRAULIC
RISER STORAGE
LIFT LIFT 11sqm LIFT LIFT

DWN

HYDRAULIC
CARRINGTON STREET

CONCIERGE
RISER
4
30480 BOUNDARY

WINE BAR TENANCY G.6


GROUND FLOOR 163SQM
166SQM
ATRIUM / VOID
OVER

TENANCY G.2 TENANCY G.3 TENANCY G.4 TENANCY G.5


47SQM 40SQM 40SQM 47SQM

STOBIE
POLE

6
64670 BOUNDARY

CANOPY OVER
LP
TM

SP BIKE PARKS BIKE PARKS BIKE PARKS BIKE PARKS

BIN

LP

GROUND LEVEL 1 KING WILLIAM STREET

At A1
BICYCLE ACCESS ROUTES
Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing 1:100 @A1 Date Drawing No. Revision

Architects 15128_DAC03
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
PROPOSED GROUND LEVEL 1 1:200 @A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC03 Plotted: Monday, August 22, 2016 10:29:55 PM
A B C D E F G H I J

64670 BOUNDARY

OFFICE/ RETAIL/ RESTAURANT STORAGE RESIDENTS


END OF TRIP VISITORS & VISITORS
FACILITIES 82 PARKS 110 PARKS
UP

2
DWN

(Balcony) TENANCY 1.8


38sqm 142sqm

RAMP FROM GROUND

BIKE STORAGE
3

LIFT LIFT LIFT LIFT


RESI RESI RESI
LIFT LIFT LIFT
LOBBY TOILET/ TOILET/
COLDROOMS COLDROOMS

30480 BOUNDARY
18sqm 25sqm
LIFT LIFT LIFT LIFT
30480 BOUNDARY

WINE BAR
ATRIUM / VOID
1ST FLOOR
214sqm

TENANCY 1.7
TENANCY 1.5 134sqm
TENANCY 1.1
76sqm 76sqm
5

TENANCY 1.2 TENANCY 1.4


38sqm 38sqm

6
64670 BOUNDARY

(Balcony) (Balcony) (Balcony) (Balcony) (Balcony)


(Balcony)
112sqm 28sqm 28sqm 28sqm 28sqm
49sqm

BICYCLE ACCESS ROUTES

UPPER GROUND LEVEL 2

At A1
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing Scale 1:100@A1 Date Drawing No. Revision

Architects 15128_DAC04
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
UPPER GROUND LEVEL 2 1:200@A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC04 Plotted: Saturday, August 20, 2016 4:22:51 PM
SCHEDULE OF AREAS
SUMMARY

TOTAL BUILDING AREA (F.E.C.A) 51447M

TOTAL APARTMENT AREA (NOT INCL BALCONY) 11337M

TOTAL RETAIL/ COMMERCIAL AREA 1246M

TOTAL APARTMENT NUMBER 121 NOS.

3 BED 2 BATH 26 NOS.

2 BED 2 BATH 76 NOS.

2 BED 3 BATH 1 NOS.

1 BED 1 BATH 17 NOS.

1 BED 1 BATH STUDIO 1 NOS.

TOTAL CAR PARK AREA 13805M

TOTAL CAR PARK NUMBER 361 CAR PARKS

TOTAL BICYCLE NUMBER 221 NOS.

TOTAL BALCONY AREA 1806M (1395M APT BAL)

TOTAL TERRACE AREA 1167M

TOTAL OFFICE AREA 12482M

TOTAL COMMUNITY AREA 336M

TOTAL RESTAURANT / BAR AREA 538M

At A1
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing Scale Date Drawing No. Revision

Architects 15128_DAC00
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
TITLE PAGE AND SCHEDULE OF AREAS - 22-08-2016 A
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC00 Plotted: Tuesday, August 23, 2016 2:12:34 PM
TOMS CT

PUBLIC ROAD
64740

SITE BOUNDARY 64740


SITE B'DRY 3660

GEORGE PARADE
SITE BOUNDARY 48840 SITE BOUNDARY 15900

STOBIE

SITE B'DRY 4570


POLE COVERED DRIVEWAY

PUBLIC ROAD
CARRINGTON STREET

SUBJECT SITE
26330

SITE BOUNDARY 30480

SITE BOUNDARY 30480

SITE BOUNDARY 30480


ALLOTMENT 92 ALLOTMENT 656

EXISTING
ADJACENT
STOBIE BUILDING
POLE

SITE BOUNDARY 48770 SITE BOUNDARY 16080

CANOPY OVER SP
SP LP TM

BIN
LP

KING WILLIAM STREET

At A1 Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing 1:150 @A1 Date Drawing No. Revision

Architects 15128_DAC01
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
SITE PLAN 1:300 @A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC01 Plotted: Saturday, August 20, 2016 4:24:15 PM
A B C D E F G H I J
4050 9085 7600 7600 7600 7600 7600 9085 4050

64670 BOUNDARY

1
4450

PLANT AND
SERVICES SERVICES

DIESEL STORAGE PUMP


ROOM & TANK
2
1 10 11 13

2400
SMALL CAR TRANSFORMER
1:8 1:5 5000
RAMP RAMP VAULT
42 48

4500

4800
8000

6600

2400
SMALL CAR

41 47 14
BIKE PARKS

3
2700 2700 2600

6200 2600 LIFT LIFT


LIFT LIFT

40
30480 BOUNDARY

LIFT LIFT LIFT 6100


6080

6080
LOBBY LOBBY
6930

LIFT LIFT LIFT LIFT

30480 BOUNDARY
43 44 45 46

4
15

RESIDENTIAL CAR PARK


6000

48 CARS
6250

38

37 17

SERVICES
NBN
4450

ROOM

6
64670 BOUNDARY

BASEMENT CAR PARK FLOOR PLAN

At A1 Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing 1:100@A1 Date Drawing No. Revision

Architects 15128_DAC02
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
BASEMENT PLAN 1:200@A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC02 Plotted: Saturday, August 20, 2016 4:23:55 PM
12M LOADING BAY NO PARKING

TRAFFIC SIGNAL 2 ASPECT

2000

GEORGE PARADE EXISTING RIGHT OF WAY

A B C D E F G H I J
3650

3000
4450 TRAFFIC SIGNAL 2 ASPECT

64670 BOUNDARY

1
3000

STOBIE
POLE TO BE 7000
REMOVED

UNDERCROFT DRIVEWAY
PUBLIC
ROAD

4570
1200

1200
FIRE BOOSTER
SERVICES SERVICES SERVICES
2 LOCATION OF
REMOVABLE BOLLARDS
UP

BOOM GATE
SE
C UR
ITY
1:20 RAMP GR
ILL
COMMS 1:8 RAMP
E
SINGLE LANE RAMP
RISER TRANSFORMER ROOM
1:5 RAMP 1:8 RAMP 46SQM
DWN
TENANCY G.1
25SQM COMMS
RISER 1:5 RAMP
COMMERCIAL
WASTE HOLDING
BIKE PARKS

92.8SQM
ELEC. RISER

BOOM GATE
COMMS
RISER
1:20 RAMP
1:8 RAMP

BICYCLE ACCESS ZONE


COMMS
KITCHEN KITCHEN RISER
EXHAUST EXHAUST
BICYCLE ACCESS ZONE
ELEC. RISER
UP BICYCLE ACCESS ZONE
3
KITCHEN
FIRE EXHAUST
CONTROL
ROOM
21SQM DISCHARGE
LIFT LIFT LIFT LIFT
EXHAUST
RESI RESI RESI
WASTE LIFT LIFT LIFT WASTE
35SQM

KITCHEN EXHAUST
27.5SQM

30480 BOUNDARY
LOBBY TOILET
BIKE PARKS

17.5SQM

HYDRAULIC
RISER STORAGE
LIFT LIFT 11sqm LIFT LIFT

DWN

HYDRAULIC
CARRINGTON STREET

CONCIERGE
RISER
4
30480 BOUNDARY

WINE BAR TENANCY G.6


GROUND FLOOR 163SQM
166SQM
ATRIUM / VOID
OVER

TENANCY G.2 TENANCY G.3 TENANCY G.4 TENANCY G.5


47SQM 40SQM 40SQM 47SQM

STOBIE
POLE

6
64670 BOUNDARY

CANOPY OVER
LP
TM

SP BIKE PARKS BIKE PARKS BIKE PARKS BIKE PARKS

BIN

LP

GROUND LEVEL 1 KING WILLIAM STREET

At A1
BICYCLE ACCESS ROUTES
Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing 1:100 @A1 Date Drawing No. Revision

Architects 15128_DAC03
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
PROPOSED GROUND LEVEL 1 1:200 @A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC03 Plotted: Monday, August 22, 2016 10:29:55 PM
A B C D E F G H I J

64670 BOUNDARY

OFFICE/ RETAIL/ RESTAURANT STORAGE RESIDENTS


END OF TRIP VISITORS & VISITORS
FACILITIES 82 PARKS 110 PARKS
UP

2
DWN

(Balcony) TENANCY 1.8


38sqm 142sqm

RAMP FROM GROUND

BIKE STORAGE
3

LIFT LIFT LIFT LIFT


RESI RESI RESI
LIFT LIFT LIFT
LOBBY TOILET/ TOILET/
COLDROOMS COLDROOMS

30480 BOUNDARY
18sqm 25sqm
LIFT LIFT LIFT LIFT
30480 BOUNDARY

WINE BAR
ATRIUM / VOID
1ST FLOOR
214sqm

TENANCY 1.7
TENANCY 1.5 134sqm
TENANCY 1.1
76sqm 76sqm
5

TENANCY 1.2 TENANCY 1.4


38sqm 38sqm

6
64670 BOUNDARY

(Balcony) (Balcony) (Balcony) (Balcony) (Balcony)


(Balcony)
112sqm 28sqm 28sqm 28sqm 28sqm
49sqm

BICYCLE ACCESS ROUTES

UPPER GROUND LEVEL 2

At A1
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing Scale 1:100@A1 Date Drawing No. Revision

Architects 15128_DAC04
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
UPPER GROUND LEVEL 2 1:200@A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC04 Plotted: Saturday, August 20, 2016 4:22:51 PM
A B C D E F G H I J

64670 BOUNDARY

STORAGE FIRE PUMP


ROOM
BUILDING MAIN
SWITCH ROOM

DWN
2
1 8
STORAGE
36 CAGES

SMALL CAR

1:8 1:5
RAMP RAMP RAMP RAMP

6200
6300
1:8 1:20
SMALL CAR

35

RAMP 3
2700 1:8
2700

LIFT LIFT 4035 4035


LIFT LIFT

RESI RESI RESI RAMP


30480 BOUNDARY

LOBBY LIFT LIFT LIFT 1:5

5400

5400
8500

30480 BOUNDARY
LIFT LIFT
LIFT LIFT
RAMP
1:8
SMALL CAR 37 38

34 9050

4
5000 9

SMALL CAR
2400

2400
SMALL CAR CAR PARK
6000 38 CARS

10

SMALL CAR SMALL CAR

2400
5000
32

31 25 16 14 13 11

STORAGE STORAGE

6
64670 BOUNDARY

CANOPY

LEVEL 3 CAR PARK PLAN


PODIUM LEVEL 3

At A1 Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing 1:100@A1 Date Drawing No. Revision

Architects 15128_DAC05
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
PROPOSED LEVEL 3 CAR PARK 1:200@A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC05 Plotted: Monday, August 22, 2016 1:08:06 PM
A B C D E F G H I J

64670 BOUNDARY

2700

STORAGE STORAGE

5600
STORAGE STANDBY DIESEL GENERATOR ROOM
CAGES

2
1 8 9 10 12

43 13

SMALL CAR
SMALL CAR

1:8 1:5 1:5 1:8


RAMP RAMP RAMP RAMP

6300
SMALL CAR
SMALL CAR

42
10735

LIFT LIFT 4035 3985


LIFT LIFT

RESI RESI RESI 8500


30480 BOUNDARY

8500 LOBBY LIFT LIFT LIFT

5400

5400

30480 BOUNDARY
LIFT LIFT
LIFT LIFT

44 45 SMALL CAR
SMALL CAR

42

CAR PARK SMALL CAR


SMALL CAR
6000 45 CARS

17

SMALL CAR SMALL CAR

39

38 18

STORAGE STORAGE

6
64670 BOUNDARY

LEVEL 4 CAR PARK PLAN


PODIUM LEVEL 4

At A1 Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing 1:100@A1 Date Drawing No. Revision

Architects 15128_DAC05A
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
PROPOSED LEVEL 4 CAR PARK 1:200@A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC05A Plotted: Monday, August 22, 2016 1:08:54 PM
A B C D E F G H I J

64670 BOUNDARY

2700

STORAGE STORAGE FUTURE DIESEL GENERATOR ROOM STORAGE

5400
CAGES

2
1 8 9 10 12

43 13

SMALL CAR SMALL CAR

1:8 1:5 1:5 1:8


RAMP RAMP RAMP RAMP

6300
SMALL CAR SMALL CAR

42
10735

LIFT LIFT 4035 3985


LIFT LIFT

RESI RESI RESI 8500


30480 BOUNDARY

8500 LOBBY LIFT LIFT LIFT

5400

5400

30480 BOUNDARY
LIFT LIFT LIFT LIFT

SMALL CAR 44 45 SMALL CAR

41

SMALL CAR SMALL CAR


CAR PARK
6000 45 CARS

17

SMALL CAR SMALL CAR

39

38 18

STORAGE STORAGE

6
64670 BOUNDARY

LEVEL 5 CAR PARK PLAN


PODIUM LEVEL 5

At A1 Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing 1:100@A1 Date Drawing No. Revision

Architects 15128_DAC05B
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
PROPOSED LEVEL 5 CAR PARK 1:200@A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC05B Plotted: Monday, August 22, 2016 1:09:36 PM
A B C D E F G H I J

64670 BOUNDARY

2700

STORAGE
STORAGE STORAGE

5400
CAGES

HAND WASTE
STORE & BIN WASH
2
1 8 9 10 12

43 13

SMALL CAR SMALL CAR

1:8 1:5 1:5 1:8


RAMP RAMP RAMP RAMP

6300
SMALL CAR SMALL CAR

42
10735

LIFT LIFT 4035 3985


LIFT LIFT

RESI RESI RESI 8500


30480 BOUNDARY

8500 LOBBY LIFT LIFT LIFT

5400

5400

30480 BOUNDARY
LIFT LIFT LIFT LIFT

SMALL CAR 44 45 SMALL CAR

41

SMALL CAR SMALL CAR


CAR PARK
6000 45 CARS

17

SMALL CAR SMALL CAR

39

38 18

STORAGE STORAGE

6
64670 BOUNDARY

LEVEL 6 CAR PARK PLAN


PODIUM LEVEL 6

At A1 Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing 1:100@A1 Date Drawing No. Revision

Architects 15128_DAC05C
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
PROPOSED LEVEL 6 CAR PARK 1:200@A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC05C Plotted: Monday, August 22, 2016 1:10:26 PM
A B C D E F G H I J

64670 BOUNDARY

2700

STORAGE STORAGE STORAGE

5600
CAGES

HAND WASTE
STORE & BIN WASH
2
1 9 10 11 13

44 14

SMALL CAR SMALL CAR

1:8 1:5 1:5 1:8


RAMP RAMP RAMP RAMP

6300
SMALL CAR SMALL CAR

43
10735

LIFT LIFT 4035 3985


LIFT LIFT

RESI RESI RESI 8500


30480 BOUNDARY

8500 LOBBY LIFT LIFT LIFT

5400

5400

30480 BOUNDARY
LIFT LIFT LIFT LIFT

SMALL CAR 45 46 SMALL CAR

42

SMALL CAR SMALL CAR


CAR PARK
6000 46 CARS

18

SMALL CAR SMALL CAR

40

39 19

STORAGE STORAGE

6
64670 BOUNDARY

LEVEL 7 CAR PARK PLAN


PODIUM LEVEL 7

At A1 Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing 1:100@A1 Date Drawing No. Revision

Architects 15128_DAC05D
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
PROPOSED LEVEL 7 CAR PARK 1:200@A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC05D Plotted: Monday, August 22, 2016 1:11:03 PM
A B C D E F G H I J

64670 BOUNDARY

2700

STORAGE STORAGE STORAGE

5600
CAGES

2
1 9 10 11 13

44 14

SMALL CAR SMALL CAR

1:8 1:5 1:5 1:8


RAMP RAMP RAMP RAMP

6300
SMALL CAR SMALL CAR

43
10735

LIFT LIFT 4035 3985


LIFT LIFT

RESI RESI RESI 8500


30480 BOUNDARY

8500 LOBBY LIFT LIFT LIFT

5400

5400

30480 BOUNDARY
LIFT LIFT LIFT LIFT

SMALL CAR 45 46 SMALL CAR

42

SMALL CAR CAR PARK SMALL CAR

6000 46 CARS

18

SMALL CAR SMALL CAR

40

39 19

STORAGE STORAGE

6
64670 BOUNDARY

LEVEL 8 CAR PARK PLAN


PODIUM LEVEL 8

At A1 Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing 1:100@A1 Date Drawing No. Revision

Architects 15128_DAC05E
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
PROPOSED LEVEL 8 CAR PARK 1:200@A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC05E Plotted: Monday, August 22, 2016 1:11:42 PM
A B C D E F G H I J

64670 BOUNDARY

STORAGE STORAGE STORAGE


CAGES

2
1 9 10

43 48 13

SMALL CAR SMALL CAR

1:5 1:8
47 RAMP RAMP

6300
SMALL CAR SMALL CAR

42

46

3
2700

LIFT LIFT LIFT LIFT


4035 2985
RESI RESI RESI 8500
8500
LOBBY LIFT LIFT LIFT

5400

5400
30480 BOUNDARY

30480 BOUNDARY
LIFT LIFT LIFT LIFT

SMALL CAR 44 45 SMALL CAR

SMALL CAR SMALL CAR


CAR PARK
6000 48 CARS

17

SMALL CAR SMALL CAR

39

18
38

STORAGE STORAGE

6
TYPICAL CAR PARK FLOOR 64670 BOUNDARY

LEVEL 9 CAR PARK PLAN

At A1 Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing 1:100@A1 Date Drawing No. Revision

Architects 15128_DAC05F
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
PROPOSED LEVEL 9 CAR PARK 1:200@A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC05F Plotted: Monday, August 22, 2016 1:12:23 PM
A B C D E F G H I J

64670 BOUNDARY

3000

3000
3800

PLANT PLANT
15sqm 40sqm

REQUIRED EGRESS
PATH
1620

BREAK OUT AREA


61.3sqm
2200 3
2700

LIFT LIFT LIFT LIFT


30480 BOUNDARY

30480 BOUNDARY
RESI RESI RESI
LIFT LIFT LIFT
LOBBY LOBBY

LIFT LIFT LIFT LIFT

2700

4
COMMERCIAL OFFICE COMMERCIAL OFFICE

COMMERCIAL FLOOR ABOVE

COMMERCIAL FLOOR ABOVE


515SQM (HATCHED AREA) 513SQM (HATCHED AREA)
LETTABLE AREA LETTABLE AREA

3800

5
13400

PODIUM TERRACE
719 sqm
3000

3000
COMMERCIAL FLOOR ABOVE

6
TOWER 1 FULL HEIGHT WIND BREAK 64670 BOUNDARY TOWER 2
SCREEN

PODIUM FLOOR PLAN - LEVEL 10

At A1 Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing 1:100@A1 Date Drawing No. Revision

Architects PODIUM FLOOR PLAN (LEVEL 10) 15128_DAC06


N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442 1:200@A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC06 Plotted: Monday, August 22, 2016 10:29:26 PM
A B C D E F G H I J

64670 BOUNDARY

1000

1000
7350

3050
1200
VOID

PLANT
24sqm

2520
3
2700

LIFT LIFT LIFT LIFT

RESI RESI RESI


LOBBY LIFT LIFT LIFT LOBBY

LIFT LIFT LIFT LIFT


30480 BOUNDARY

30480 BOUNDARY
4
COMMERCIAL OFFICE COMMERCIAL OFFICE
696SQM (HATCHED AREA) 648.7SQM (HATCHED AREA)
LETTABLE AREA LETTABLE AREA

5
7400

3050

3100 5050

2000
1500

1000

1000
Xref I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\02 AutoCAD\Plan\15128_PL 11-19.dwg
6
TOWER 1 64670 BOUNDARY TOWER 2

TYPICAL OFFICE FLOOR PLAN TYPICAL OFFICE FLOOR PLAN

At A1 Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing 1:100@A1 Date Drawing No. Revision

Architects 15128_DAC07
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
PROPOSED LEVEL 11-18 PLAN 1:200@A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC07 Plotted: Saturday, August 20, 2016 4:19:15 PM
A B C D E F G H I J

64670 BOUNDARY

1000
BALCONY BALCONY
7350 11.9M 8.6M

1200
VOID

TYPE S4
2 BED 77.9M TYPE S5 TYPE S6
1 BED 55.6M 2 BED 84.8M
BALCONY
3050
15.9M
PLANT &
SERVICES

5700

1660

1660

2350
2520
3
2700
2700

LIFT LIFT
LIFT WASTE

RESI RESI RESI


LOBBY LIFT LIFT LIFT SERVICES

LIFT LIFT LIFT


30480 BOUNDARY

30480 BOUNDARY
STUDIO 43.6M

1750
3970 4
COMMERCIAL OFFICE
696SQM (HATCHED AREA)
LETTABLE AREA TYPE S1A TYPE S3
DUAL KEY 100.6M 3 BED 127.8M

TYPE S2
2 BED 86.3M

1 BED 57M

5
7400 3500

BALCONY BALCONY
BALCONY 10.6M 10.6M
8.97M
3100 5050
1800

1500
1000

1000

1000
Xref I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\02 AutoCAD\Plan\15128_PL 11-19.dwg
6
TOWER 1 64670 BOUNDARY TOWER 2

APARTMENT S1A S2 S3 S4 S5 S6
NO.
STORAGE 8.41m3 8m3 11.6m3 10.24m3 4.5m3 10m3
SPACE

TYPICAL OFFICE FLOOR PLAN TYPICAL APARTMENT FLOOR PLAN

At A1 Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing 1:100@A1 Date Drawing No. Revision

Architects 15128_DAC07A
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
PROPOSED LEVEL 19 PLAN 1:200@A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC07A Plotted: Wednesday, August 24, 2016 8:48:19 AM
A B C D E F G H I J

64670 BOUNDARY

BAL BAL BAL BAL


8.65SQM 11.86SQM 7400 11.9SQM 8.6SQM

5780
2
TYPE N6
2 BED 81.2SQM
BAL
7.8SQM
TYPE S4
TYPE N5 2 BED 77.9M TYPE S5 TYPE S6
TYPE N7
2 BED 87.2SQM 1 BED 55.6M 2 BED 84.8M BAL
2 BED 82.7M
15.1SQM
PLANT &
SERVICES

1500

2520
3

WASTE LIFT WASTE

RESI RESI RESI


SERVICES SERVICES LIFT LIFT LIFT

LIFT

30480 BOUNDARY
TYPE N1 BAL
1 BED 57.8SQM 7.5SQM
BAL
8.6SQM

1750
4
3500

TYPE S2 TYPE S3
BAL TYPE N3A TYPE N4A 2 BED 86.3SQM 3 BED 127.8M
9.9SQM 2 BED 75.4M 2 BED 102.8M
TYPE S1
3 BED 111.1SQM

TYPE N2
2 BED 96.6SQM
5

3500
7400 BAL BAL
BAL BAL BAL BAL 10.6SQM 10.6SQM
4.7SQM 9.1SQM 7.6SQM 8.97SQM

6
TOWER 1 64670 BOUNDARY TOWER 2

APARTMENT N1 N2 N3A N4A N5 N6 N7 S1 S2 S3 S4 S5 S6


NO.
STORAGE 5m3 7m3 6.86m3 7.1m3 7.9m3 9.7m3 7.7m3 10.7m3 8m3 11.6m3 10.24m3 4.5m3 10m3
SPACE

TYPICAL APARTMENT FLOOR PLAN TYPICAL APARTMENT FLOOR PLAN

At A1 Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing 1:100@A1 Date Drawing No. Revision

Architects 15128_DAC08
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
PROPOSED LEVEL 20 PLAN 1:200@A3 22-08-2016 A
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC08 Plotted: Tuesday, August 23, 2016 2:13:27 PM
A B C D E F G H I J

64670 BOUNDARY

1 1
1000

1000
BAL BAL 3050
BAL BAL
8.65SQM 11.86SQM 7400 11.9SQM 8.6SQM
1200

5780
2 2
TYPE N6
5700
2 BED 81.2SQM
BAL
7.8SQM
TYPE S4
TYPE N5 2 BED 77.9M TYPE S5 TYPE S6
TYPE N7
2 BED 87.2SQM 1 BED 55.6M 2 BED 84.8M BAL
2 BED 82.7M
15.1SQM
PLANT &
SERVICES

3050

1500

2520
3 3

STORAGE LIFT WASTE


WASTE
RESI RESI RESI
LIFT LIFT LIFT

LIFT

30480 BOUNDARY
TYPE N1 BAL BAL
1 BED 57.8SQM 7.5SQM 7.5SQM
BAL
8.6SQM
4 4
3500

TYPE S2 TYPE S3
BAL TYPE N4 2 BED 86.3SQM 3 BED 127.8M
9.9SQM 2 BED 113.6SQM
TYPE S1
3 BED 111.1SQM
TYPE N3

13530
2 BED 81.65SQM

TYPE N2
2 BED 96.6SQM
5 5

7400 BAL BAL


BAL BAL BAL BAL 10.6SQM 10.6SQM
4.7SQM 9.1SQM 7.6SQM 8.97SQM
3100
1800

6 6
TOWER 1 64670 BOUNDARY TOWER 2

APARTMENT N1 N2 N3 N4 N5 N6 N7 S1 S2 S3 S4 S5 S6
NO.
STORAGE 5m3 7m3 7.2m3 10.5m3 7.9m3 9.7m3 7.7m3 10.7m3 8m3 11.6m3 10.24m3 4.5m3 10m3
SPACE

TYPICAL APARTMENT FLOOR PLAN TYPICAL APARTMENT FLOOR PLAN

At A1 Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing 1:100@A1 Date Drawing No. Revision

Architects 15128_DAC09
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
PROPOSED LEVEL 21-26 PLAN 1:200@A3 22-08-2016 A
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC09 Plotted: Tuesday, August 23, 2016 2:14:15 PM
A B C D E F G H I J

1 1
1000

1000
1200

BAL BAL BAL 7350 BAL BAL


4.3SQM 4.3SQM 9.8SQM 11.9SQM 8.6SQM
3050

2 2

BAL
TYPE NP4
7.8SQM
3 BED 130.4SQM TYPE S4
2 BED 77.9M TYPE S5 TYPE S6
TYPE NP5 1 BED 55.6M 2 BED 84.8M BAL
3 BED 122.8SQM 15.1SQM
PLANT &
SERVICES

1500
3 3
2000
2460
1500

WASTE STORAGE LIFT WASTE

RESI RESI RESI


LIFT LIFT LIFT

LIFT

BAL BAL
7.5SQM 7.5SQM

4 4
BAL 3000
TYPE NP1
18.5SQM
3 BED 143.3SQM
TYPE S2B
2 BED 89.3SQM

TYPE S1
TYPE NP3
3 BED 111.1SQM
2 BED 112.9SQM
TYPE NP2
2 BED 91SQM
TYPE S3B
3 BED 130.7SQM

5 5

7400
BAL BAL
BAL BAL BAL BAL 12.1SQM 9.1SQM
4.7SQM 9.1SQM 7.6SQM 8.97SQM
3100 5050

2000

2000
1800

1500
1000

1000

1000

1000
6 6
TOWER 1 TOWER 2

APARTMENT NP1 NP2 NP3 NP4 NP5 S1 S2B S3B S4 S5 S6


NO.
STORAGE 15.9m3 8.2m3 8.5m3 13.5m3 14m3 10.71m3 8.68m3 11.6m3 10.24m3 4.5m3 10m3
SPACE

TYPICAL PENTHOUSE FLOOR PLAN TYPICAL PENTHOUSE FLOOR PLAN


LEVEL 27 LEVEL 27

At A1 Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing 1:100@A1 Date Drawing No. Revision

Architects 15128_DAC10
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
PROPOSED LEVEL 27 PLAN 1:200@A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC10 Plotted: Monday, August 22, 2016 10:26:15 PM
A B C D E F G H I J

64670 BOUNDARY
1
1000

1200

BAL BAL BAL


4.3SQM 4.3SQM 9.6SQM 7400

5780
2

PLANT & SERVICES


BAL
TYPE NP4 120.6sqm
7.8SQM
3 BED 130.4SQM

TYPE NP5
3 BED 122.8SQM
PLANT &
SERVICES
PLANT & SERVICES
317.9SQM

STORAGE LIFT WASTE


WASTE
RESI RESI RESI

30480 BOUNDARY
LIFT LIFT LIFT
POOL PLANT &
EQUIPMENT
43.9SQM LIFT

BAL
7.5SQM

BAL
TYPE NP1
18.5SQM
3 BED 143.3SQM

TYPE NP3
POOL ABOVE
2 BED 112.9SQM

13530
TYPE NP2
2 BED 91SQM

3000

7400

BAL BAL BAL


4.7SQM 9.1SQM 7.6SQM
3100 4650
1800

1500
1000

1000

1000
6

TOWER 1 64670 BOUNDARY TOWER 2

APARTMENT NP1 NP2 NP3 NP4 NP5


NO.
STORAGE 15.9m3 8.2m3 8.5m3 13.5m3 14m3
SPACE

TYPICAL PENTHOUSE APARTMENTS PLANT & MULTIPURPOSE AREA


LEVEL 28 LEVEL 28

At A1
DAC SUBMISSION
0 0.5 2.5 5m

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing Scale Date Drawing No. Revision

Architects 15128_DAC11
N

322-336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144


fax: 61 8 8331 9442
PROPOSED LEVEL 28 PLAN 1:100@A1 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC11 Plotted: Monday, August 22, 2016 10:25:49 PM
A B C D E F G H I J

64670 BOUNDARY

1
1000

1200
BAL BAL BAL 7350
4.3SQM 4.3SQM 9.6SQM

BAL
TYPE NP4
7.8SQM
3 BED 130.4SQM

TYPE NP5
3 BED 122.8SQM
PLANT &
SERVICES

COMMUNITY CENTRE
(INTERNAL)
338.1M

LIFT
LOBBY 3

WASTE STORAGE LIFT

27080
WASTE

30480 BOUNDARY
RESI RESI RESI
LIFT LIFT LIFT
POOL
AMENITIES
35.2M
LIFT

BAL
7.5SQM

4
BAL
TYPE NP1
18.5SQM
3 BED 143.3SQM

TYPE NP3
POOL
2 BED 112.9SQM COMMUNITY CENTRE
TYPE NP2 173.3M
(OPEN)

BBQ
2 BED 91SQM 107.2M

BAL BAL BAL


7400
4.7SQM 9.1SQM 7.65SQM

1000
3100
1800

1500
1000

1000

6
64670 BOUNDARY
TOWER 1 TOWER 2

APARTMENT NP1 NP2 NP3 NP4 NP5


NO.
STORAGE 15.9m3 8.2m3 8.5m3 13.5m3 14m3
SPACE

TYPICAL PENTHOUSE APARTMENTS POOL AND COMMUNITY AREA


LEVEL 29 LEVEL 29

At A1
DAC SUBMISSION
0 0.5 2.5 5m

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing Scale Date Drawing No. Revision

Architects 15128_DAC12
N

322-336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144


fax: 61 8 8331 9442
PROPOSED LEVEL 29 PLAN 1:100@A1 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC12 Plotted: Monday, August 22, 2016 10:25:21 PM
A B C D E F G H I J

64670 BOUNDARY

PLANT
FINE DINING RESTAURANT
335.7M

2520
LIFT
LOBBY 3

LIFT

27080 [88'-11"]
WAITING
PLANT /SERVICES /CELLAR
30480 BOUNDARY

RESI LIFT RESI LIFT RESI LIFT LIFT

30480 BOUNDARY
731M LOBBY
KITCHEN & WASTE

LIFT

OUTDOOR BALCONY
102.5M
4

POOL ABOVE

VOID TO BELOW

7400

1000 [3'-3"]
6
64670 BOUNDARY

PLANT, SERVICES & CELLAR ROOF TOP FINE DINING RESTAURANT


LEVEL 30 LEVEL 30

At A1
DAC SUBMISSION
0 0.5 2.5 5m

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing Scale Date Drawing No. Revision

Architects 15128_DAC12A
N

322-336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144


fax: 61 8 8331 9442
PROPOSED LEVEL 30 PLAN 1:100@A1 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC12A Plotted: Saturday, August 20, 2016 4:13:17 PM
A B C D E F G H I J

64670 BOUNDARY

TERRACE

2
CARE TAKER
APARTMENT
PRIVATE
80.8 SQM
TERRACE

PLANT OUTDOOR TERRACE


138.2M

ROOFTOP BAR
202.4M

2520
LIFT
LOBBY 3

WASTE LIFT
WAITING
LIFT
30480 BOUNDARY

30480 BOUNDARY
RESI LIFT RESI LIFT RESI LIFT
LOBBY
AMENITIES

LIFT
SKYHOME
461 SQM

TERRACE
4

TERRACE
VOID TO BELOW

TERRACE
POOL
7400

6
64670 BOUNDARY

APARTMENT SH CTA
NO.
STORAGE 32.06m3 7.07m3
SPACE

PENTHOUSE APARTMENT ROOFTOP BAR


LEVEL 31 LEVEL 31

At A1
DAC SUBMISSION
0 0.5 2.5 5m

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing Scale Date Drawing No. Revision

Architects 15128_DAC12B
N

322-336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144


fax: 61 8 8331 9442
PROPOSED LEVEL 31 PLAN 1:100@A1 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC12B Plotted: Saturday, August 20, 2016 4:10:37 PM
BOUNDARY
BOUNDARY
BOUNDARY

BOUNDARY
6000
KITCHEN EXHAUST
TOP OF WALL FLUE LEVEL 30A
159.4 159.4
LIFT & LIFT OVERRUN
TOP OF WALL
ROOF TOP PLANT 157.3

8450

8450
5300
6100

3350
OUTDOOR TERRACE CIGAR BAR

4150
PENTHOUSE

1200
LEVEL 31 PENTHOUSE

6450
152 LEVEL 30A
150.95

3350
RESTAURANT

2300

2300
POOL PLANT/SERVICES/CELLAR PLANT/SERVICES/CELLAR
LEVEL 30 LEVEL 30
148.65 148.65

3900

3900
APARTMENT / PENTHOUSES 03
COMMUNITY CENTRE
APARTMENT / PENTHOUSES 03
POOL LEVEL 29 LEVEL 29
144.75 144.75

3900

3900
APARTMENT / PENTHOUSES 02 PLANT&SERVICES MULTIPURPOSE AREA
APARTMENT / PENTHOUSES 02
LEVEL 28 LEVEL 28
140.85 140.85
APARTMENT / PENTHOUSES 02

3900

3900
APARTMENT / PENTHOUSES 01 APARTMENT / PENTHOUSES 01
LEVEL 27 LEVEL 27
136.95 136.95

3600

3600
APARTMENT 07 APARTMENT / PENTHOUSES 01 APARTMENT 07
LEVEL 26 LEVEL 26
133.35 133.35

3600

3600
APARTMENT 06 APARTMENT 07 APARTMENT 06
LEVEL 25 LEVEL 25
129.75 129.75

3600

3600
APARTMENT 05 APARTMENT 06 APARTMENT 05
LEVEL 24 LEVEL 24
126.15 126.15

3600

3600
APARTMENT 04 APARTMENT 05 APARTMENT 04
LEVEL 23 LEVEL 23
122.55 122.55

3600

3600
APARTMENT 03 APARTMENT 04 APARTMENT 03
LEVEL 22 LEVEL 22
118.95 118.95

3600

3600
APARTMENT 02 APARTMENT 03 APARTMENT 02
LEVEL 21 LEVEL 21
115.35 115.35

3600

3600
APARTMENT 01 APARTMENT 02 APARTMENT 01
LEVEL 20 LEVEL 20
111.75 111.75

4000

4000
OFFICE 10 APARTMENT 01
OFFICE 10
LEVEL 19 LEVEL 19
107.75 107.75

3800

3800
OFFICE 09 OFFICE 09 OFFICE 09
LEVEL 18 LEVEL 18
103.95 103.95
113900

113900
3800

3800
111800
OFFICE 08 OFFICE 08 OFFICE 08
LEVEL 17 LEVEL 17
100.15 100.15

3800

3800
OFFICE 07 OFFICE 07 OFFICE 07
LEVEL 16 LEVEL 16
96.35 96.35

3800

3800
OFFICE 06 OFFICE 06 OFFICE 06
LEVEL 15 LEVEL 15
92.55 92.55

3800

3800
OFFICE 05 OFFICE 05 OFFICE 05
LEVEL 14 LEVEL 14
88.75 88.75

3800

3800
OFFICE 04 OFFICE 04 OFFICE 04
LEVEL 13 LEVEL 13
84.95 84.95

3800

3800
OFFICE 03 OFFICE 03
OFFICE 03
LEVEL 12 LEVEL 12
81.15 81.15

3800

3800
OFFICE 02 OFFICE 02
OFFICE 02
LEVEL11 1000 1000 LEVEL11
77.35 77.35
3000 3000 1000
OFFICE 01 OFFICE 01
3800

3800
PODIUM
OFFICE 01
480
LEVEL 10 LEVEL 10
73.55 73.55
FIN WALL
3800

3800
CARPARK CARPARK
LEVEL 9 LEVEL 9
CARRINGTON STREET

69.75 LOUVRES & 69.75


SCREENS
2800

2800
CARPARK CARPARK
LEVEL 8 LEVEL 8
66.95 66.95
2800

2800
CARPARK CARPARK
LEVEL 7 LEVEL 7

21900
64.15 64.15
2800

2800
CARPARK CARPARK
LEVEL 6 LEVEL 6
61.35 61.35
2800

2800
CARPARK CARPARK
LEVEL 5 LEVEL 5

KING WILLIAM STREET


58.55 58.55
2800

2800
CARPARK CARPARK

GEORGE PARADE
LEVEL 4 LEVEL 4
55.75 55.75
2800

2800
CARPARK
2400 CARPARK 3000
SERVICES LEVEL 3 LEVEL 3
5820

52.95 52.95
3250

3250
TENANCY RETAIL
LEVEL 2 BALCONY LEVEL 2

7450
7450

49.7 49.7
3700

TRANS. RAMP
2200

4200

4200
PRIVATE

4000
3970

3700
ROOM 600
600 FOOTPATH TENANCY ACCESS RETAIL
3000 LEVEL 1 4950 3700 LEVEL 1
45.5 45.5
3300

3300
BASEMENT CAR PARK BASEMENT CAR PARK
BASEMENT BASEMENT
42.2 42.2

CROSS SECTION 1 CROSS SECTION 2


1:250
At A1
1:250
Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing 1:250@A1 Date Drawing No. Revision

Architects 15128_DAC13
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
SECTIONS 1:500@A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC13 Plotted: Saturday, August 20, 2016 4:09:20 PM
BOUNDARY
6000
KITCHEN EXHAUST
TOP OF WALL FLUE
159.4
TOP OF WALL
ROOF TOP PLANT 157.3

322 KING WILLIAM STREET STAGING

5300
PENTHOUSE OUTDOOR TERRACE CIGAR BAR
LEVEL 31
152
STAGE 1 DEMOLITION OF EXISTING BUILDINGS

3350
RESTAURANT

STAGE 2 EARLY WORKS


POOL PLANT/SERVICES/CELLAR
LEVEL 30
148.65

RETENTION PILING

3900
APARTMENT / PENTHOUSES 03
COMMUNITY CENTRE

EXCAVATION
POOL LEVEL 29
144.75

BUILDING PILES

3900
APARTMENT / PENTHOUSES 02 PLANT&SERVICES MULTIPURPOSE ARE
LEVEL 28
140.85 STAGE 3 BASEMENT & PODIUM CONSTRUCTION
STAGE 4 NORTHERN TOWER CONSTRUCTION
APARTMENT / PENTHOUSES 02

3900
APARTMENT / PENTHOUSES 01
LEVEL 27
136.95
STAGE 5 SOUTHERN TOWER CONSTRUCTION

3600
APARTMENT 07 APARTMENT / PENTHOUSES 01
LEVEL 26
133.35

3600
APARTMENT 06 APARTMENT 07
LEVEL 25
129.75

3600
APARTMENT 05 APARTMENT 06
LEVEL 24
126.15

3600
APARTMENT 04 APARTMENT 05
LEVEL 23
122.55

3600
APARTMENT 03 APARTMENT 04
LEVEL 22
118.95

3600
APARTMENT 02 APARTMENT 03
LEVEL 21
115.35

3600
APARTMENT 01 APARTMENT 02
LEVEL 20
111.75

4000
OFFICE 09 APARTMENT 01
LEVEL 19
107.75

3800
OFFICE 08 OFFICE 09
LEVEL 18
103.95
113900

3800

111800
OFFICE 07 OFFICE 08
LEVEL 17
100.15

3800
OFFICE 06 OFFICE 07
LEVEL 16
96.35

3800
OFFICE 05 OFFICE 06
LEVEL 15
92.55

3800
OFFICE 04 OFFICE 05
LEVEL 14
88.75

3800
OFFICE 03 OFFICE 04
LEVEL 13
84.95

3800
OFFICE 02 OFFICE 03
LEVEL 12
81.15

3800
OFFICE 01 OFFICE 02

LEVEL11
77.35
OFFICE 01 OFFICE 01

3800
PODIUM
LEVEL 10
73.55

3800
CARPARK
LEVEL 9
CARRINGTON STREET

69.75
2800
CARPARK
LEVEL 8
66.95
2800

CARPARK
LEVEL 7
64.15
2800

CARPARK
LEVEL 6
61.35
2800

CARPARK
LEVEL 5
58.55
2800

CARPARK
LEVEL 4
55.75
2800

CARPARK
SERVICES LEVEL 3
52.95
3250

TENANCY
LEVEL 2
7450

49.7
TRANS.
4200

ROOM
TENANCY
FOOTPATH
LEVEL 1
45.5
3300

BASEMENT CAR PARK BASEMENT CAR PARK


BASEMENT
42.2

CROSS SECTION
1:250
At A1 Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing 1:250@A1 Date Drawing No. Revision

Architects 15128_DAC13A
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
STAGING STRATEGY 1:500@A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC13A Plotted: Saturday, August 20, 2016 4:08:46 PM
3800
3800
OFFICE 09 OFFICE 09 OFFICE 09
LEVEL 18 LEVEL 18
103.95 103.95

113900
113900

3800
3800

111800
OFFICE 08 OFFICE 08 OFFICE 08
LEVEL 17 LEVEL 17
100.15 100.15

3800
3800
OFFICE 07 OFFICE 07 OFFICE 07
LEVEL 16 LEVEL 16
96.35 96.35

3800
3800
OFFICE 06 OFFICE 06 OFFICE 06
LEVEL 15 LEVEL 15
92.55 92.55

3800
3800
OFFICE 05 OFFICE 05 OFFICE 05
LEVEL 14 LEVEL 14
88.75 88.75

3800
3800
OFFICE 04 OFFICE 04 OFFICE 04
LEVEL 13 LEVEL 13
84.95 84.95

3800
3800
OFFICE 03 OFFICE 03
OFFICE 03
1 LEVEL 12 2 LEVEL 12
81.15 81.15

3800
3800
OFFICE 02 OFFICE 02
OFFICE 02
LEVEL11 1000 1000 LEVEL11
77.35 77.35
3000 3000 1000
OFFICE 01 OFFICE 01

3800
3800
PODIUM
OFFICE 01
480
LEVEL 10 LEVEL 10
73.55 73.55
FIN WALL

3800
3800
CARPARK CARPARK
LEVEL 9 LEVEL 9
CARRINGTON STREET

69.75 LOUVRES & 69.75


SCREENS

2800
2800
CARPARK CARPARK
LEVEL 8 LEVEL 8
66.95 66.95

2800
2800
CARPARK CARPARK
LEVEL 7 LEVEL 7

21900
64.15 64.15

2800
2800
CARPARK CARPARK
LEVEL 6 LEVEL 6
61.35 61.35

2800
2800
CARPARK CARPARK
LEVEL 5 LEVEL 5

KING WILLIAM STREET


58.55 58.55

2800
2800
CARPARK CARPARK

GEORGE PARADE
LEVEL 4 LEVEL 4
55.75 55.75

2800
2800
CARPARK CARPARK
2400 SERVICES 3000
LEVEL 3 LEVEL 3
5820

52.95 52.95

3250
3250
TENANCY RETAIL
LEVEL 2 BALCONY LEVEL 2

7450
7450
49.7 49.7
2200

RAMP
3700

TRANS.

4200
4200
PRIVATE

4000
3970

3700
ROOM ACCESS 600
600 FOOTPATH TENANCY RETAIL
3000 LEVEL 1 4950 3700 LEVEL 1
45.5 45.5

3300
3300

BASEMENT CAR PARK BASEMENT CAR PARK


BASEMENT BASEMENT
42.2 42.2

PART CROSS SECTION 1 PART CROSS SECTION 2


1:200 1:200

At A1 Drawing Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
1:200@A1 Date Drawing No. Revision

Architects 15128_DAC13B
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
ENCROACHMENT SECTIONS 1:400@A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC13B Plotted: Saturday, August 20, 2016 4:08:28 PM
3800

3800
OFFICE 02

BOUNDARY
BOUNDARY
1000
1200
3000
OFFICE 01
1000

3800

3800
FIN WALL

950
4250

1300
1000
50

1000
3800

3800
650

650 50
CARPARK

480
2800

2800
CARRINGTON STREET
CARPARK

LOUVRES &
SCREENS
2800

2800
CARPARK

21900
2800

2800
CARPARK
2800

2800
CARPARK

LOUVRES &
SCREENS

KING WILLIAM STREET


2800

2800
CARPARK
300
2800

2800
CARPARK

300
300

2400

300
300
3250

3250
TENANCY RETAIL 3000
BALCONY BALCONY
7450

7450
3700
4200

4200
3700
600 FOOTPATH TENANCY RETAIL
600
3000 3700
3300

3300
BASEMENT CAR PARK

1 PART CROSS SECTION 1 2 PART CROSS SECTION 2


1:100 1:100

At A1 Drawing Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
1:100@A1 Date Drawing No. Revision

Architects 15128_DAC13D
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
ENCROACHMENT DETAIL SECTIONS 1:200@A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC13D Plotted: Saturday, August 20, 2016 4:06:42 PM
G4 F2 G2 S1 G5

BOUNDARY

BOUNDARY
EXTERNAL BUILDING MATERIALS
PROPOSED EXTERNAL BACKLIT
TOP OF WALL SIGNAGE LOCATION
157.3
TOP OF WALL
159.4

A1 PERFORATED ALUMINIUM

8450

5300
LEVEL 31
152 C1 PRECAST CONCRETE PANEL
COLOUR: LIGHT GREY

3350
2300
LEVEL 30
148.65

C2 PRECAST CONCRETE PANEL

3900
LEVEL 29
144.75
COLOUR: DARK GREYT

3900
LEVEL 28 F1 ALUMINIUM LOUVRES:
140.85
PAINTED CORTEN

3900
LEVEL 27
136.95
F2 ALUCOBOND CLAD FEATURE FIN WALL

3600
LEVEL 26
COLOUR: DARK GREY
133.35

3600
LEVEL 25
F3 ALUMINIUM PANELS
129.75 3600 COLOUR: CHARCOAL
LEVEL 24
126.15 G1 DOUBLE GLAZED FULL HEIGHT
LOW 'E' GLAZING
3600

LEVEL 23
122.55 COLOUR: CLEAR GLASS
3600

LEVEL 22
118.95 G2 SPANDREL GLASS WALL CLADDING
COLOUR: DARK GREY
3600

LEVEL 21
115.35

G3 FIXED CURTAIN WALL GLASS


3600

LEVEL 20
111.75 COLOUR: LIGHT GREY
4000

LEVEL 19
107.75
G4 DOUBLE GLAZED FULL HEIGHT
LOW 'E' GLAZING CURTAIN WALL
3800

LEVEL 18 COLOUR: DARK BLUE


103.95
113900

3800

111800
LEVEL 17 G5 SPANDREL GLASS
COLOUR: DEEP BLUE
100.15
3800

LEVEL 16
96.35
G6 DOUBLE GLAZED FULL HEIGHT
3800

LOW 'E' GLAZING CURTAIN WALL


LEVEL 15
92.55 COLOUR: DARK GREY
3800

LEVEL 14
88.75 M1 DRAGON SCALE PERFMETAL SCREEN
COLOUR: CHARCOAL
3800

LEVEL 13
84.95

P1 PAINT FINISH
3800

LEVEL 12
81.15
COLOUR: CORTEN
3800

LEVEL11 S1 STAINLESS STEEL FRAMED & GLASS


77.35
BALCONY BALUSTRADE
3800

LEVEL 10
73.55
S2 FRAMELES GLASS
3800

LEVEL 9
BALCONY BALUSTRADE
69.75
2800

LEVEL 8 V1 VERTICAL SLOT


66.95
COLOUR: DARK GREY
2800

LEVEL 7
64.15
2800

LEVEL 6
61.35
2800

LEVEL 5
58.55
2800

LEVEL 4
55.75
2800

LEVEL 3
52.95
3250

LEVEL 2
7450

49.7
4200

3700

LEVEL 1
45.5
PROPOSED EXTERNAL PROPOSED EXTERNAL
SIGNAGE UNDER CANOPY SIGNAGE UNDER CANOPY

WEST ELEVATION
1:250
At A1
F2 S2 A1 G1 P1 G3 G4 F1 G6
Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd Drawing 1:250@A1 Date Drawing No. Revision
304 The Parade, Kensington S.A. 5068
322 - 336 KING WILLIAM STREET ADELAIDE 5000 Architects tel: 61 8 8431 1144
fax: 61 8 8331 9442
PROPOSED WEST ELEVATION 1:500@A3 22-08-2016 15128_DAC14 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC14 Plotted: Saturday, August 20, 2016 4:06:13 PM
BOUNDARY

BOUNDARY
G4 G5 S1 F2 F2 G4 G5 S1

LEVEL 30A
EXTERNAL BUILDING MATERIALS
159.4
TOP OF WALL
PROPOSED EXTERNAL BACKLIT 157.3
SIGNAGE LOCATION
PROPOSED EXTERNAL BACKLIT

8450

5300
SIGNAGE LOCATION

LEVEL 31 A1 PERFORATED ALUMINIUM


152
LEVEL 30A

3350
150.95
C1 PRECAST CONCRETE PANEL
2300
LEVEL 30 LEVEL 30
148.65
148.65
COLOUR: LIGHT GREY

3900
3900

LEVEL 29 LEVEL 29
144.75 144.75
C2 PRECAST CONCRETE PANEL
COLOUR: DARK GREYT

3900
3900

LEVEL 28 LEVEL 28
140.85 140.85

F1 ALUMINIUM LOUVRES:

3900
3900

LEVEL 27
136.95
LEVEL 27
136.95 PAINTED CORTEN

3600
3600

LEVEL 26
133.35
LEVEL 26
133.35
F2 ALUCOBOND CLAD FEATURE FIN WALL
COLOUR: DARK GREY

3600
3600

LEVEL 25 LEVEL 25
129.75 129.75
F3 ALUMINIUM PANELS

3600
3600

LEVEL 24 LEVEL 24
126.15
COLOUR: CHARCOAL
126.15

3600
3600

LEVEL 23 LEVEL 23
122.55
G1 DOUBLE GLAZED FULL HEIGHT
122.55
LOW 'E' GLAZING

3600
3600

LEVEL 22 LEVEL 22
118.95
COLOUR: CLEAR GLASS
118.95

3600
3600

LEVEL 21 LEVEL 21 G2 SPANDREL GLASS WALL CLADDING


115.35 115.35
COLOUR: DARK GREY

3600
3600

LEVEL 20 LEVEL 20
111.75
G3 FIXED CURTAIN WALL GLASS
111.75

4000
4000

LEVEL 19
COLOUR: LIGHT GREY
LEVEL 19
107.75 107.75

3800
G4 DOUBLE GLAZED FULL HEIGHT
3800

LEVEL 18 LEVEL 18
103.95 103.95 LOW 'E' GLAZING CURTAIN WALL
113900

COLOUR: DARK BLUE

3800
3800

111800
LEVEL 17 LEVEL 17
100.15 100.15

G5 SPANDREL GLASS

3800
3800

LEVEL 16
96.35
LEVEL 16
96.35
COLOUR: DEEP BLUE

3800
3800

LEVEL 15 LEVEL 15
92.55
G6 DOUBLE GLAZED FULL HEIGHT
92.55
LOW 'E' GLAZING CURTAIN WALL

3800
3800

LEVEL 14 LEVEL 14 COLOUR: DARK GREY


88.75 88.75

3800
3800

LEVEL 13 LEVEL 13 M1 DRAGON SCALE PERFMETAL SCREEN


84.95 84.95
COLOUR: CHARCOAL

3800
3800

LEVEL 12 LEVEL 12
81.15 81.15 P1 PAINT FINISH
COLOUR: CORTEN

3800
3800

LEVEL11 LEVEL11
77.35 77.35

S1 STAINLESS STEEL FRAMED & GLASS

3800
3800

LEVEL 10
LEVEL 10
73.55 73.55 BALCONY BALUSTRADE

3800
3800

LEVEL 9 LEVEL 9
69.75
S2 FRAMELES GLASS
69.75
BALCONY BALUSTRADE
2800
2800

LEVEL 8 LEVEL 8
66.95 66.95
2800
2800

LEVEL 7 LEVEL 7 V1 VERTICAL SLOT


21900

64.15
64.15
COLOUR: DARK GREY
2800
2800

LEVEL 6 LEVEL 6
61.35 61.35
2800
2800

LEVEL 5 LEVEL 5
58.55 58.55
2800
2800

LEVEL 4 LEVEL 4
55.75 55.75
2800
2800

LEVEL 3 LEVEL 3
52.95 52.95
3250
3250

PROPOSED EXTERNAL
LEVEL 2 SIGNAGE UNDER LEVEL 2
7450

49.7
7450

49.7 CANOPY
4200
4200

3700
3700

LEVEL 1 LEVEL 1
45.5 45.5

G4 G1 S2 F2 G6 A1 F1 S2 F1 C2 C1 G6

NORTH ELEVATION SOUTH ELEVATION


1:250 At A1
1:250 Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd Drawing 1:250@A1 Date Drawing No. Revision
304 The Parade, Kensington S.A. 5068
322 - 336 KING WILLIAM STREET ADELAIDE 5000 Architects tel: 61 8 8431 1144
fax: 61 8 8331 9442
PROPOSED ELEVATIONS 1:500@A3 22-08-2016 15128_DAC15 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC15 Plotted: Saturday, August 20, 2016 4:05:13 PM
G4 G5 S1 F2

PROPOSED EXTERNAL BACKLIT EXTERNAL BUILDING MATERIALS


SIGNAGE LOCATION
TOP OF WALL
159.4
TOP OF WALL
157.3

A1 PERFORATED ALUMINIUM

5300
LEVEL 31
152
C1 PRECAST CONCRETE PANEL

3350
LEVEL 30 COLOUR: LIGHT GREY
148.65

3900
LEVEL 29
C2 PRECAST CONCRETE PANEL
144.75
COLOUR: DARK GREYT

3900
LEVEL 28
140.85 F1 ALUMINIUM LOUVRES:
PAINTED CORTEN

3900
LEVEL 27
136.95

F2 ALUCOBOND CLAD FEATURE FIN WALL

3600
LEVEL 26
133.35
COLOUR: DARK GREY

3600
LEVEL 25
129.75
F3 ALUMINIUM PANELS
COLOUR: CHARCOAL

3600
LEVEL 24
126.15

3600 G1 DOUBLE GLAZED FULL HEIGHT


LEVEL 23
122.55
LOW 'E' GLAZING
COLOUR: CLEAR GLASS
3600

LEVEL 22
118.95
G2 SPANDREL GLASS WALL CLADDING
3600

LEVEL 21 COLOUR: DARK GREY


115.35
3600

LEVEL 20 G3 FIXED CURTAIN WALL GLASS


111.75
COLOUR: LIGHT GREY
4000

LEVEL 19
107.75
G4 DOUBLE GLAZED FULL HEIGHT
3800

LOW 'E' GLAZING CURTAIN WALL


LEVEL 18
103.95 COLOUR: DARK BLUE
3800
111800

LEVEL 17
100.15 G5 SPANDREL GLASS
COLOUR: DEEP BLUE
3800

LEVEL 16
96.35
G6 DOUBLE GLAZED FULL HEIGHT
3800

LEVEL 15
92.55
LOW 'E' GLAZING CURTAIN WALL
COLOUR: DARK GREY
3800

LEVEL 14
88.75
M1 DRAGON SCALE PERFMETAL SCREEN
3800

LEVEL 13 COLOUR: CHARCOAL


84.95
3800

LEVEL 12
P1 PAINT FINISH
81.15 COLOUR: CORTEN
3800

LEVEL11
77.35 S1 STAINLESS STEEL FRAMED & GLASS
BALCONY BALUSTRADE
3800

LEVEL 10
73.55

S2 FRAMELES GLASS
3800

LEVEL 9
69.75
BALCONY BALUSTRADE
2800

LEVEL 8
66.95 V1 VERTICAL SLOT
2800

LEVEL 7 COLOUR: DARK GREY


64.15
2800

LEVEL 6
61.35
2800

LEVEL 5
58.55
2800

LEVEL 4
55.75
2800

LEVEL 3
52.95
3250

LEVEL 2
7450

49.7
4200

3700

LEVEL 1
45.5

EAST ELEVATION
1:250At A1
M1 A1 V1 C2 F3 G6 G1 F1 S2 DAC SUBMISSION
Scale
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd Drawing 1:250@A1 Date Drawing No. Revision
304 The Parade, Kensington S.A. 5068
322 - 336 KING WILLIAM STREET ADELAIDE 5000 Architects tel: 61 8 8431 1144
fax: 61 8 8331 9442
PROPOSED EAST ELEVATION 1:500@A3 22-08-2016 15128_DAC16 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC16 Plotted: Saturday, August 20, 2016 4:04:24 PM
LA PRIMAVERA BOUTIQUE

NEW COURTS PRECINCT


THE KINGS HEAD HOTEL
VUE ON KING WILLIAM

CHELSEA APARTMENTS

POLICE HEALTH FUND


MIGRATION OPTIONS
CITI ZEN RESTAURANT

QUEST KING WILLIAM


ASTORISH PATISSERIE
IRONFISH ADELAIDE

ASSISTFINANCE
RESTAURANT

AUSTRALIAN
FUJI XEROX
ADELAIDE
OFFICE

SOUTH
85.6m

65.7m
50m

STREET ELEVATION STUDY - KING WILLIAM STREET WEST


1:800
ADELAIDE MAGISTRATES COURTS
FEDERAL COURT OF AUSTRALIA

DONALDSON WALSH LAWYERS


CROWN AND SCEPTRE HOTEL

314 KING WILLIAM STREET

400 KING WILLIAM STREET


FUTURE DEVELOPMENT
FUTURE DEVELOPMENT

FUTURE DEVELOPMENT
FUTURE DEVELOPMENT
WAKEFIELD HOUSE

SUBJECT SITE
SA WATER

113.9m

53m

STREET ELEVATION STUDY - KING WILLIAM STREET EAST


1:800
DAC SUBMISSION
0

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing Scale Date Drawing No. Revision

322 - 336 KING WILLIAM STREET ADELAIDE 5000 Architects tel: 61 8 8431 1144
fax: 61 8 8331 9442
STREET ELEVATION STUDIES 1:800@A1 22-08-2016 15128_DAC20 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC20 Plotted: Saturday, August 20, 2016 3:42:49 PM
DAC SUBMISSION
0

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing Scale Date Drawing No. Revision

322 - 336 KING WILLIAM STREET ADELAIDE 5000 Architects tel: 61 8 8431 1144
fax: 61 8 8331 9442
VIEW FROM VICTORIA SQUARE NTS 22-08-2016 15128_DAC21 A
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC21 Plotted: Tuesday, August 23, 2016 1:57:38 PM
At A1
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing Scale Date Drawing No. Revision

Architects 15128_DAC25
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
ARTIST IMPRESSION NTS 22-08-2016 A
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC25 Plotted: Tuesday, August 23, 2016 2:05:07 PM
At A1
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing Scale Date Drawing No. Revision

Architects 15128_DAC25A
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
ARTIST IMPRESSION DETAIL NTS 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC25A Plotted: Saturday, August 20, 2016 3:40:05 PM
EXTERNAL BUILDING MATERIALS

A1 PERFORATED ALUMINIUM

C1 PRECAST CONCRETE PANEL


COLOUR: LIGHT GREY
[PANTONE 422 C]

C2 PRECAST CONCRETE PANEL


COLOUR: DARK GREYT
A1 C1 C2
[PANTONE 452 C]

F1 ALUMINIUM LOUVRES:
PAINTED CORTEN
[PANTONE BETWEEN 7593 C & 7594 C]

F2 ALUCOBOND CLAD FEATURE FIN WALL


COLOUR: DARK GREY
[PANTONE BETWEEN 432 C & 433 C]

F3 ALUMINIUM PANELS
COLOUR: CHARCOAL
[PANTONE BETWEEN 432 C & 433 C]

G1 DOUBLE GLAZED FULL HEIGHT F1 F2, F3 & V1 G1


LOW 'E' GLAZING
COLOUR: CLEAR GLASS

G2 SPANDREL GLASS WALL CLADDING


COLOUR: DARK GREY
[PANTONE 425 C]

G3 FIXED CURTAIN WALL GLASS


COLOUR: LIGHT GREY
[PANTONE 421 C]

G4 DOUBLE GLAZED FULL HEIGHT


LOW 'E' GLAZING CURTAIN WALL
COLOUR: DARK BLUE G2 & G6 G3 G4
[PANTONE BETWEEN 652 C & 653 C] G4

G5 SPANDREL GLASS
COLOUR: DEEP BLUE
[PANTONE 288 C] F2

G6 DOUBLE GLAZED FULL HEIGHT


F1
LOW 'E' GLAZING CURTAIN WALL
COLOUR: DARK GREY
A1
[PANTONE BETWEEN 432 C & 433 C]
G4
M1 DRAGON SCALE PERFMETAL SCREEN
COLOUR: CHARCOAL
[PANTONE BETWEEN 432 C & 433 C] G5 M1 G3

P1 PAINT FINISH
COLOUR: CORTEN
[PANTONE 7516 C]
P1
S1 STAINLESS STEEL FRAMED & GLASS
BALCONY BALUSTRADE S2

S2 FRAMELES GLASS G1
BALCONY BALUSTRADE

V1 VERTICAL SLOT
COLOUR: DARK GREY
[PANTONE BETWEEN 432 C & 433 C] P1 S1

At A1
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing Scale Date Drawing No. Revision

322 - 336 KING WILLIAM STREET ADELAIDE 5000 Architects tel: 61 8 8431 1144
fax: 61 8 8331 9442
MATERIAL SELECTION NTS 22-08-2016 14154_DAC26 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC26 Plotted: Saturday, August 20, 2016 3:39:02 PM
9AM DEC 21 12PM DEC 21 3PM DEC 21

9AM JUN 21 12PM JUN 21 3PM JUN 21

At A1
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing Scale Date Drawing No. Revision

322 - 336 KING WILLIAM STREET ADELAIDE 5000 Architects tel: 61 8 8431 1144
fax: 61 8 8331 9442
SHADOW ANALYSIS NTS 22-08-2016 14154_DAC27 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC27 Plotted: Saturday, August 20, 2016 3:38:28 PM
VICTORIA SQUARE WAKEFIELD STREET
GROTE STREET
TARNTANYANGGA

TRAM STATION
ST FRANCIS
HILTON XAVIER
CATHEDRAL
MOONTA STREET (CHINA TOWN)

ADELAIDE
CENTRAL
SA WATER
MARKET
LAW COURTS

GOUGER STREET ANGAS STREET

LAW COURTS

LAW COURTS
COGLIN STREET

MILL STREET WINTER SUN PATH


RESERVE

KENT STREET
SUMMER SUN PATH
VIEW TOWARDS NORTH

WRIGHT STREET CARRINGTON STREET

VIEW TOWARDS WEST

VIEW TOWARDS EAST


GEORGE PARADE
SUBJECT
SITE

KING WILLIAM STREET

TOMS COURT
VIEW TOWARDS SOUTH
SERVICE LANE

STURT STREET HALIFAX STREET

N At A1
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing Scale Date Drawing No. Revision

322- 336 KING WILLIAM STREET ADELAIDE 5000 Architects tel: 61 8 8431 1144
fax: 61 8 8331 9442
PROPOSED SITE & CONTEXT PLAN NTS 22-08-2016 15128_SC01 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_SC01 Plotted: Saturday, August 20, 2016 3:38:09 PM
VICTORIA SQUARE WAKEFIELD STREET
GROTE STREET
TARNTANYANGGA

TRAM STATION
HILTON ST FRANCIS
XAVIER
MOONTA STREET (CHINA TOWN)

CATHEDRAL

ADELAIDE
CENTRAL
SA WATER
MARKET
LAW COURTS

GOUGER STREET ANGAS STREET

LAW COURTS

COGLIN STREET

MILL STREET

KENT STREET
RESERVE

WRIGHT STREET CARRINGTON STREET

GEORGE PARADE
KING WILLIAM STREET

TOMS COURT
SERVICE LANE

LEGEND :

PEDESTRIAN MOVEMENT
TRAM MOVEMENT

HALIFAX STREET PUBLIC TRANSPORT

N At A1
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing Scale Date Drawing No. Revision

322- 336 KING WILLIAM STREET ADELAIDE 5000 Architects tel: 61 8 8431 1144
fax: 61 8 8331 9442
SITE PLAN & MOVEMENT PLAN NTS 22-08-2016 15128_SC02 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_SC02 Plotted: Saturday, August 20, 2016 3:37:11 PM
SITE CONTEXT PHOTOGRAPHS

1. VIEW ALONG KING WILLIAM STREET 3. VIEW FROM HALIFAX STREET TO TOM COURT
5

4
1

2. PANORAMA VIEW ALONG KING WILLIAM STREET

4. VIEW FROM TOM COURT TOWARDS HALIFAX STREET 5. VIEW TOWARDS SOUTH ALONG KING WILLIAM STREET

N At A1
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing Scale Date Drawing No. Revision

322- 336 KING WILLIAM STREET ADELAIDE 5000 Architects tel: 61 8 8431 1144
fax: 61 8 8331 9442
SITE CONTEXT PHOTOGRAPHS NTS 22-08-2016 15128_SC03 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_SC03 Plotted: Saturday, August 20, 2016 3:22:54 PM
SITE CONTEXT PHOTOGRAPHS

9
10

7. VIEW FROM CARRINGTON STREET NORTH 8. VIEW FROM CORNER OF KING WILLIAM STREET & WRIGHT STREET

8 7

9. VIEW FROM CORNER VICTORIA SQUARE & ANGAS STREET 10. VIEW FROM CORNER VICTORIA SQUARE & GOUGER STREET

N At A1
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing Scale Date Drawing No. Revision

322- 336 KING WILLIAM STREET ADELAIDE 5000 Architects tel: 61 8 8431 1144
fax: 61 8 8331 9442
SITE CONTEXT PHOTOGRAPHS NTS 22-08-2016 15128_SC04 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_SC04 Plotted: Saturday, August 20, 2016 3:37:42 PM
ECHELON
322-340 KING WILLIAM ST.
Planning Statement

Prepared for: Date:


Karidis Corporation Ltd 02.09.2016
Proprietary Information Statement

The information contained in this document produced by Ekistics Planning and Design is solely for the use of the
Client as identified on the cover sheet for the purpose for which it has been prepared and Ekistics Planning and
Design undertakes no duty to or accepts any responsibility to any third party who may rely upon this document.

All rights reserved. No section or element of this document may be removed from this document, reproduced,
electronically stored or transmitted in any form without the written permission of Ekistics Planning and Design.

Document Control

Revision Description Author Date


V1 Draft Planning Statement GB/RAD 20/07/16
V2 Edits RAD 22/07/16
V3 Edits RAD 23/08/16
V4 Edits RAD 25/08/16
V5 Final Planning Statement RAD 26/08/16
V6 Final Planning Statement - edit RAD 02/09/16

Approved by: Date: 02/09/2016

REF 00241-008 | 2 September 2016 1


Contents

1. EXECUTIVE SUMMARY 5

2. INTRODUCTION 6

BACKGROUND 6
PRE-LODGEMENT PROCESS 8
STRATEGIC BENEFITS OF DEVELOPMENT 8
2.3.1 FORECAST PERMANENT JOB CREATION 8
2.3.2 FORECAST JOB CREATION DURING CONSTRUCTION 9

3. SITE AND LOCALITY 10

SUBJECT SITE 10
3.1.2 LICENSE AGREEMENT AND RIGHTS OF WAY 11
LOCALITY 12
3.2.1 ROAD NETWORK 12
3.2.2 BUILDING HEIGHTS AND COMPOSITION 13
3.2.3 LAND USE 14

4. PROPOSED DEVELOPMENT 17

OVERVIEW 17
BUILT FORM AND LAND USE COMPOSITION 18
4.2.2 BASEMENT CAR PARK 22
4.2.3 GROUND LEVEL (LEVEL 1) 22
4.2.4 UPPER GROUND LEVEL (LEVEL 2) 22
4.2.5 LEVEL 3-9 CAR PARK 22
4.2.6 PODIUM LEVEL 10 23
4.2.7 LEVELS 11-18 23
4.2.8 LEVEL 19 23
4.2.9 LEVEL 20 23
4.2.10 LEVELS 21-26 24
4.2.11 LEVEL 27 24
4.2.12 LEVEL 28 24
4.2.13 LEVEL 29 24
4.2.14 LEVEL 30 24
4.2.15 LEVEL 31 24
PARKING, ACCESS AND MOVEMENT 25
4.3.1 CAR PARKING 25
4.3.2 VEHICLE ACCESS AND MOVEMENT 26
4.3.3 BICYCLE FACILITIES 26

REF 00241-008 | 2 September 2016 2


4.3.4 SERVICE VEHICLE ACCESS 26
ECOLOGICALLY SUSTAINABLE DEVELOPMENT 27
ACOUSTIC CONSIDERATIONS 29
WASTE MANAGEMENT 30
SERVICES/INFRASTRUCTURE 30
4.7.1 ELECTRICAL INFRASTRUCTURE 31
4.7.2 COMMUNICATIONS INFRASTRUCTURE 31
4.7.3 SEWER INFRASTRUCTURE 32
4.7.4 DOMESTIC COLD WATER INFRASTRUCTURE 32
4.7.5 NATURAL GAS INFRASTRUCTURE 32
4.7.6 FIRE SERVICES INFRASTRUCTURE 32
STORMWATER MANAGEMENT 32
STAGED CONSTRUCTION AND OPERATIVE PERIOD OF CONSENT 34
SPECIALIST CONSULTANT DOCUMENTATION 34

5. PROCEDURAL MATTERS 35

NATURE OF DEVELOPMENT 35
RELEVANT AUTHORITY 36
PUBLIC NOTIFICATION 36
REFERRALS 36
5.4.1 GOVERNMENT ARCHITECT 36
5.4.2 DEPARTMENT OF TRANSPORT AND REGIONAL SERVICES 37

6. DEVELOPMENT PLAN ASSESSMENT 38

OVERVIEW 38
LAND USE 41
BUILT FORM, DESIGN AND MATERIALS 42
6.3.1 BUILDING HEIGHT 46
6.3.2 BUILDING DESIGN 47
6.3.3 MATERIALS 48
AIRSPACE ASSESSMENT 49
WIND IMPACT 50
STREET ACTIVATION 51
APARTMENT AMENITY 53
OPEN SPACE 54
STORAGE 55
PRIVACY 56
NOISE IMPACTS 57
CAR PARKING, VEHICLE MOVEMENT AND BICYCLE PARKING 59
ENERGY EFFICIENCY AND SUSTAINABILITY 65
WASTE MANAGEMENT 65
STORM WATER MANAGEMENT 67

REF 00241-008 | 2 September 2016 3


CRIME PREVENTION 68
ENVIRONMENT (SITE HISTORY) 71
SITE SERVICES AND INFRASTRUCTURE 72

7. CONCLUSION 74

Appendices
Appendix 1. Certificates of Title, Ownership and Existing Easements and Survey Plan
Appendix 2. Architectural Design Statement/Plans - Cheesman Architects
Appendix 3. Traffic and Transport Assessment Report - Tonkin Consulting
Appendix 4. Sustainability (ESD) Report - Lucid Consulting
Appendix 5. Acoustic Design & Noise Assessment Report - Sonus
Appendix 6. Waste Management Report - Colby Industries
Appendix 7. Services Utilities Infrastructure Statement - Lucid Consulting
Appendix 8. Stormwater Management Report - PT Design
Appendix 9. Airspace Assessment - Thompson GSC
Appendix 10. Pedestrian Wind Environment Statement - Windtech
Appendix 11. BCA Advice dated 12 July 2016 - Katnich Dodd
Appendix 12. Environmental Site History - Mott MacDonald

Figures
Figure 3.1 Subject Site ................................................................................................................................................. 11
Figure 3.2 Cantilevered Building Profile over widened Private Road (George Parade) ........................................... 12
Figure 3.3 Building Heights in the Extended Locality ................................................................................................ 14
Figure 3.4 Land Use Configuration in Extended Locality ........................................................................................... 15
Figure 3.5 Subject Site and Surrounds ........................................................................................................................ 16
Figure 4.1 Proposed Building Perspective ................................................................................................................. 21
Figure 4.2 Perspective view from Victoria Square ..................................................................................................... 21
Figure 6.1 Development Plan Zoning .......................................................................................................................... 38
Figure 6.2 Podium deference to adjoining heritage building .................................................................................... 48

Tables
Table 2.1 Drawing Schedule .......................................................................................................................................... 7
Table 2.1 Forecast Job Creation .................................................................................................................................... 9
Table 3.1 Subject site identifiers ................................................................................................................................. 10
Table 4.1 Apartment Schedule .................................................................................................................................... 19
Table 4.2 Proposed ESD Initiatives (Source: Lucid Consulting Australia) .................................................................. 28
Table 4.3 Sonus recommendations to address potential noise sources ................................................................... 29
Table 4.4 Specialist Consultant Documentation......................................................................................................... 34
Table 6.1 Relevant Development Plan Provisions ...................................................................................................... 39

REF 00241-008 | 2 September 2016 4


1. Executive Summary

Category Details
PROJECT Construction of a 31-storey mixed use development

ADDRESS OF SITE 322-340 King William Road, Adelaide, SA 5000

CERTIFICATES OF TITLE Certificate of Title Volume 6132 Folio 486


(Allotment 92 DP46651)
Certificate of Title Volume 5832 Folio 16
(Allotment 656 FP 182308)
EASEMENTS/ENCUMBRANCES Free and unrestricted right of way over George Parade
(Private Road)
SITE AREA 1,977m2 (approx.)

FRONTAGE
King William Street 64.85 metres
Carrington Street 30.48 metres
George Parade (Private Road) 64.75 metres
Toms Court (Public Lane) 4.57 metres
LOCAL GOVERNMENT Adelaide City Council

RELEVANT AUTHORITY Development Assessment Commission (DAC)

DEVELOPMENT PLAN Adelaide (City) Development Plan (consolidated 24 September 2015)

ZONING Capital City Zone

POLICY AREA/PRECINCT N/A

EXISTING USE 2-storey commercial buildings (i.e. retail tenancies)

PROPOSAL DESCRIPTION Demolition of existing commercial buildings and staged construction of a 31-
storey mixed use development comprising residential apartments, retail shops,
restaurants, bar, offices, community facilities (common rooms), parking facility,
swimming pool and associated earth works.
NATURE OF DEVELOPMENT Consent use based on merit

REFERRALS/CONCURRENCES
South Australia Government Architect (ODASA)
Commonwealth Secretary for the Department of Transport and Regional
Services (DoTARS) via Adelaide Airport Limited (AAL)
City of Adelaide (Informal)
PUBLIC NOTIFICATION Category 1

APPLICANT Karidis Corporation Ltd

CONTACT PERSON Richard Dwyer, Ekistics Planning and Design


(08) 7231 0286 rdwyer@ekistics.com.au

OUR REFERENCE 00241-008

REF 00241-008 | 2 September 2016 5


2. Introduction
Background
This report has been prepared on behalf of Karidis Corporation Ltd. [Karidis] in support of a development
application to construct a 31 storey mixed use development comprising residential apartments, retail shops,
restaurants, a bar, offices, community facilities (common rooms), parking facility, swimming pool and associated
earth works.

Karidis is seeking to fulfil the development potential of this prime city location with a high quality landmark
building on a currently underutilised city site.

The development incorporates active ground and upper ground level frontages as well as a continuous first floor
balcony along the King William and Carrington Street frontages to activate the streetscape and maximise the
buildings engagement with the public realm.

The building will provide a diverse land use mix of quality facilities for both residents and tenants of the building
whilst providing an attractive destination for visitors.

The materiality, finishes and built form qualities respond to the context and setting in an innovative and
contemporary manner. Commensurate with this premier development proposed apartments are large and
generously proportioned with high levels of amenity for residents. Large flexible floor plates are also provided
for commercial and community facilities.

Site access and egress points have been carefully considered and located utilising a widened private road
frontage to George Parade for all vehicles, with car parking efficiently provided at Basement level and through
Levels 1-7. The proposed building heights and articulated tower components will offer a unique aspect to the
city skyline while taking full advantage of attractive City, Coastal and Adelaide Hills views.

This Planning Statement seeks to provide relevant information about the subject land and locality, describes the
nature of the proposed development and provides an assessment of the development application against the
relevant provisions of the Adelaide (City) Development Plan. This Planning Statement has been prepared to
assist the Inner Metropolitan Development Assessment Commission (IMDAC) in its assessment and
determination of the development application.

For the purposes of this Planning Statement, The Adelaide (City) Development Plan (Consolidated 24 September
2015) will be referred to as the Development Plan, the Development Act, 1993 will be referred to as the Act
and the Development Regulations, 2008 will be referred to as the Regulations.

This Planning Statement has been prepared on the basis of the plans for the development prepared by
Cheesman Architects as identified in the Drawing Schedule provided in Table 2.1 below and in Appendix 2.

REF 00241-008 | 2 September 2016 6


Table 2.1 Drawing Schedule

Drawing Number Revision Description


15128_DAC00 A Title Page & Schedule of Areas
15128_DAC01 - Site Plan
15128_DAC02 - Basement Plan
15128_DAC03 - Proposed Ground Level Plan
15128_DAC04 - Upper Ground Level Plan
15128_DAC05 - Proposed Level 3 Car Park
15128_DAC05A - Proposed Level 4 Car Park
15128_DAC05B - Proposed Level 5 Car Park
15128_DAC05C - Proposed Level 6 Car Park
15128_DAC05D - Proposed Level 7 Car Park
15128_DAC05E - Proposed Level 8 Car Park
15128_DAC05F - Proposed Level 9 Car Park
15128_DAC06 - Podium Floor Plan (Level 10)
15128_DAC07 - Proposed Level 11-18 Plan
15128_DAC07A - Proposed Level 19 Plan
15128_DAC08 A Proposed Level 20 Plan
15128_DAC09 A Proposed Level 21-26 Plan
15128_DAC10 - Proposed Level 27 Plan
15128_DAC11 - Proposed Level 28 Plan
15128_DAC12 - Proposed Level 29 Plan
15128_DAC12A - Proposed Level 30 Plan
15128_DAC12B - Proposed Level 31 Plan
15128_DAC13 - Sections
15128_DAC13A - Staging Strategy
15128_DAC13B - Encroachments Section
15128_DAC13D - Encroachments Detail Sections
15128_DAC14 - Proposed West Elevation
15128_DAC15 - Proposed Elevations
15128_DAC16 - Proposed East Elevation
15128_DAC20 - Street Elevation Studies
15128_DAC21 A View from Victoria Square
15128_DAC25 A Artist Impression
15128_DAC25A - Artist Impression Detail
15128_DAC26 - Material Selection
15128_DAC27 - Shadow Analysis
15128_SC01 - Proposed Site & Context Plan
15128_SC02 - Site Plan & Movement Plan
15128_SC03 - Site Context Photographs
15128_SC04 - Site Context Photographs

REF 00241-008 | 2 September 2016 7


Pre-lodgement Process
The Applicant elected to participate in the Pre-lodgement case management process offered by the
Department of Planning Transport and Infrastructure (DPTI). This involved:

A DPTI project initiation meeting held on Wednesday 9 March 2016;

Pre-lodgement planning (PLP) meeting # 1 held on Friday 15 April 2016;

Design Review Meeting # 1 hosted by the Office for Design + Architecture (ODASA) held on Wednesday
20 April 2016;

Pre-lodgement planning (PLP) meeting # 2 held on Friday 24 June 2016;

Design Review Meeting # 2 hosted by the Office for Design + Architecture SA (ODASA) held on
Wednesday 6 July 2016; and

Pre-lodgement planning (PLP) meeting # 3 held on Friday 29 July 2016.

The feedback provided via these sessions has informed the design development of the project.

Strategic Benefits of Development


The site presents an outstanding opportunity to deliver various strategic benefits including:

Innovative mixed-use, medium-to-high rise development of outstanding design quality, incorporating a


range of generously proportioned and adaptable apartments with access to cross ventilation, natural
daylight and providing good amenity for residents;

Activation of street-level frontages through the introduction of retail/commercial uses on both the
ground and upper ground floors; and

Significant construction, employment and flow-on benefits for the City and State economies.

The project directly supports the States Planning Strategy which aims to achieve 15,040 net additional dwellings
and 27,300 net additional population for Adelaide City by contributing 127 apartments that will translate to
approximately 235 permanent city residents.

During construction and thereafter, the project will generate substantial economic and employment benefits to
the City. The proposed development represents substantial private sector investment within the Adelaide
Central Business District with an estimated construction costs of approximately $84,603,292.88 (excluding fit
out).

2.3.1 Forecast Permanent Job Creation


The number of permanent full time equivalent (FTE) jobs created by the development is estimated to be in the
order of 150 to 180 FTE positions including all retail hospitality tenancies and building operation and
management.

REF 00241-008 | 2 September 2016 8


2.3.2 Forecast Job Creation During Construction
The direct impact of the development on employment is further illustrated by The Property Development
Industry Economic Impact Study prepared for the UDIA by Property Insights in March 2010. This study found
that a direct impact of $1 million invested in the South Australian property development industry results in the
creation of 6.9 FTE jobs generated in the property development industry. Further, this study reveals that the
total (direct and indirect) impacts of $1 million invested generates 14 FTE jobs in South Australia.

On this basis, pursuant to this study, the proposed $84,603,292.88 million dollar development will generate 584
FTE jobs in the South Australian property development industry and 1,185 FTE jobs (direct and indirect) in South
Australia during the construction phase.

Employment forecasts associated with the proposed development are summarised in Table 2.1 below:

Table 2.1 Forecast Job Creation

Permanent Employment (FTE)


Employment Type FTE
Direct 150 - 180 Jobs
Property Development Industry Employment (FTE)
(Construction & Related Employment)
Employment Type FTE Jobs
Direct 584 Jobs
South Australia (Direct & Indirect) 1,185 Jobs

REF 00241-008 | 2 September 2016 9


3. Site and Locality
Subject Site
The subject site is recognised as 322-340 King William Street, Adelaide, and is a rectangular site measuring
approximately 1,977m.

The following table presents the legal identifiers for the two allotments which form the subject site:

Table 3.1 Subject site identifiers

Address Allotment Certificate of Title


322-336 King William Street 92 CT6132/486
338-340 King William Street 656 CT5832/16

The land is located on the corner of King William Street and Carrington Street has a frontage of approximately 65
metres to King William Street, 30 metres to Carrington Street, 4.57metres to Toms Court (Public Lane) and
approximately 65 metres to George Parade (Private Road).

The subject site currently accommodates 1-storey and 2-storey commercial buildings which have previously
been used for retail activity (i.e. Trims, Living Vogue etc.). These buildings are currently vacant and are not
recognised as either State or Local Heritage Places.

George Parade (Private Road) to the immediate east of the subject site (lettered A on CT6132/486 and
CT5832/16) is subject to Free and Unrestricted Right(s) of Way in favour of the whole of the subject site. The
Free and Unrestricted Right(s) of Way extend for the width of George Parade (3.66 metres) and there are no
height limits registered on the relevant Certificates of Title with respect to the Free and Unrestricted Right(s) of
Way to this lane.

A Land Ownership Plan which identifies the Rights of Ways over George Parade is attached in Appendix 1
together with a survey plan and copies of the relevant Certificates of Title.

The subject site is illustrated spatially in Figure 3.1 over page.

REF 00241-008 | 2 September 2016 10


Figure 3.1 Subject Site

3.1.2 License Agreement and Rights of Way


In order to facilitate effective future land tenure together with ease and access arrangements, it is anticipated
that a License Agreement will be created in favour of the following adjacent properties to access that portion of
George Parade which is proposed to be widened by 4.15 metres and which forms part of the subject site (i.e.
George Parade will be widened from 3.66 metres to 7.81 metres in total):

Certificate of Title Volume 5654 Folio 16 (Allotment 658 in FP 182310)


Owner : The Irish Australian Association Inc.

Certificate of Title Volume 5979 Folio 422 (Allotment 99 in FP 37477)


Owner : Police Credit Union Ltd.

Certificate of Title Volume 5979 Folio 424 (Allotment 100 in FP 37477)


Owner : Police Credit Union Ltd.

Given the building is proposed to be cantilevered over George Parade and built to the eastern property
boundary of the site, the License Agreement providing a right of way to these adjoining properties (over that
portion of George Parade that forms part of the subject site) will be limited to a maximum height of 4.0 metres.

The widened profile of George Parade and the cantilevered building proposed to extend over this extended
laneway to the eastern property boundary is demonstrated in Figure 3.2 over page.

REF 00241-008 | 2 September 2016 11


Figure 3.2 Cantilevered Building Profile over widened Private Road (George Parade)

Locality
3.2.1 Road Network
The subject site is located on the south east corner of King William Street and Carrington Street, with George
Parade (Private Road) enclosing the site to the east. Toms Court (Public Lane) terminates at the southern
boundary of the subject site.

King William Street

King William Street comprises three (3) lanes and a bicycle lane in each direction with one lane reserved for
shared vehicle/tram movements (Adelaide Glenelg Tram). Angle parking is provided along the frontage of the
site.

The road has a posted speed limit of 50km/h. Traffic volumes on King William Street between Carrington and
Halifax Street are approximately 17,000 vehicles per day. King William Street is a bus route, with no bus stops
located along the frontage to the site.

King William Street is identified in the Adelaide (City) Development Plan as a:

Secondary City Access;

Major Walking Route;

Primary Bicycle Network;

REF 00241-008 | 2 September 2016 12


High Concentration Public Transport Route; and a

City Boulevard and Terrace.

Carrington Street

Carrington Street is a single lane, two-way road travelling in a west-east direction. Traffic volumes on Carrington
Street are 6,800 vehicles per day on the section adjacent to the site. Parallel parking is provided on both the
northern and southern sides of Carrington Street.

George Parade

George Parade functions as a private road under the care and control of the Police Credit Union.

It is a narrow single lane road with traffic volumes likely to be less than 100 vehicles per day.

Toms Court

Toms Court is a narrow single lane road that provides access to properties south of the site.

Traffic volumes on Toms Court are likely to be less than 100 vehicles per day.

3.2.2 Building Heights and Composition


The surrounding context is characterised by a mixture of one and two (2) storey buildings fronting onto king
William Street, with a number of five (5) storey buildings located to the west side of the street. A three storey
Local Heritage Place, the Former Kings Hall is located on the north-east corner of King William and Carrington
Streets. There is a vacant site used as a public park on the north-eastern corner of the intersection of King
William Street and Carrington Street.

The height and scale of surrounding development in the broader locality is illustrated in Figure 3.3 and
demonstrates that built form generally varies from two (2) to five (5) storeys in the immediate locality and up to
26 storeys (i.e. VUE Apartments) at the southern end of King William Street.

REF 00241-008 | 2 September 2016 13


Figure 3.3 Building Heights in the Extended Locality

3.2.3 Land Use


The immediate locality generally comprises commercial and retail development with the exception of
institutional land uses including the Irish Association Inc. to the immediate east of the site (over George Parade)
and the Courts precinct to the north, between Carrington Street and Angas Street.

The land use configuration of adjoining sites in the locality is identified spatially in Figure 3.4.

REF 00241-008 | 2 September 2016 14


Figure 3.4 Land Use Configuration in Extended Locality

Images of the subject site and surrounds are provided in Figure 3.5.

REF 00241-008 | 2 September 2016 15


Figure 3.5 Subject Site and Surrounds

REF 00241-008 | 2 September 2016 16


4. Proposed Development
Overview
The proposed development involves demolition of existing commercial buildings and the construction of a 31
storey mixed use development comprising the following:

Basement - Carpark (48 spaces)

Ground Level

Building lobby / entrance


Shop / bar / restaurant tenancies (7 tenancies / 528m2)
Car park entrance / exit
Fire Control Room
Transformer Room (46m2)
Storage
Toilets (17.5 m2)
Waste (62.5m2 residential and 92.8m2 commercial)
Back of house / services
Upper Ground Level

Shops / restaurants / Bar (7 tenancies / 718m2)


Bicycle parking 192 spaces
End of trip facilities
Storage
Balcony
Level 3 9 Car parking (313 spaces)

Podium level 10

North Tower Offices (515m2)


South Tower Offices (513m2)
Podium Terrace (719m2)
Levels 11 18

North Tower - Offices (GLA 696m2 per level)


South Tower - Offices (GLA 648.7m2 per level)
Levels 19

North Tower - Offices (GLA 696m2)


South Tower 1,2 & 3 Bed Apartments
Level 20 - 26

1, 2 & 3 Bed Apartments

REF 00241-008 | 2 September 2016 17


Level 27

2 & 3 Bed Penthouse Apartments


Level 28

North Tower 2 & 3 Bed Penthouse Apartments


South Tower Plant & Services
Level 29

North Tower 2 & 3 Bed Penthouse Apartments


South Tower Pool & Community Centre (internal & external)
Level 30

North Tower Plant, Services Cellar for (penthouse above)


South Tower Fine Dining Restaurant & Outdoor Balcony
Level 31

North Tower - Penthouse & Caretaker Apartment


South Tower Roof top bar, outdoor terrace

Proposed Plans for development have been prepared by Cheesman Architects and are attached in Appendix 2.

Noting the scale of the development, a staged construction is proposed (refer to the Staging Plan Drawing No
15128_DAC13A in Appendix 2). With this in mind, the applicant is seeking a staged consent which will include an
extended lifespan for the Development Plan Consent relating to the overall project.

Built Form and Land Use Composition


The key built form elements proposed include:

A 31-storey mixed use development; and

Basement and Levels 3-9 comprising 361 car parking spaces.

The northern tower has an above ground height of 113.9 metres at the highest point of the faade whilst the
southern tower has an above ground height of 111.8 metres at the highest point of its faade.

The development will accommodate a total of approximately 12,482 m2 of commercial office space,
approximately 1,080 m2 of retail floor space and approximately 653 m2 of community floor space (including pool
and amenities).

A total of 121 apartments of different configurations are proposed, ranging from 1-bedroom apartments to 3-
bedroom penthouse apartments. The proposed apartment configuration is identified in Table 4.1 below:

REF 00241-008 | 2 September 2016 18


Table 4.1 Apartment Schedule

Apartments North Tower South Tower Total Percentage (%)


Dual key (1 bed / bedsitter) - 1/1 1/1 2%
1 Bedroom 7 8 15 12%
2 Bedroom Apartments 48 28 76 63%
3 Bedroom Apartments 9 17 26 21%
Penthouse Apartment 1 - 1 1%
Caretaker Apartment 1 - 1 1%
Total 66 55 121 100%

Artist impressions of the proposed building (perspectives) are provided in Figure 4.1 and 4.2 over page.

A detailed description of the overall design concept and built form composition and materiality is described in
the Architectural Design Statement prepared by Cheesman Architects which is attached with the plans in
Appendix 2.

Cheesman Architects have confirmed the design vision for the development which includes the following
approach to ensure the development suitably responds to the context of the site whilst also achieving desired
client objectives and necessary market requirements:

A lightly and continuously colonnaded footpath permitting alfresco activities and continuous
pedestrian shade and shelter;

A boldly defined main entrance which clearly celebrates and expresses the vertical division of the
podium elements;

An active two-storey street frontage of retail, commercial spaces and hospitality spaces, enhanced by a
continuous first floor balcony along the King William and Carrington street frontages to create an open,
well lit, and inviting faade that activates and engages with the public realm;

A cleanly articulated podium incorporating a symmetry which underpins and gives rise to the two
vertically resolved commercial/residential towers;

A design solution comprising two articulated towers that:

Have been designed so that the western and eastern facades are reduced in form to two elegant
and vertically articulate towers;
Are visually underlined at their connection with the podium by a continuous landscaped terrace;
Are setback generously from each frontage;
Incorporate continuous vertical fins together with the northern externally expressed stair to add a
powerful vertical articulation and cohesive link with the podium;
Represents an optimum building configuration for the site to substantially increase:
northern sun and light penetration into apartments; and
maximises cross ventilation to all apartments; and

REF 00241-008 | 2 September 2016 19


Podium sleeving which entirely screens the enclosed car parking function and which incorporates
bronzed coloured and horizontally striated vertical elements that serve to define and fracture the
podium massing at the corners and at points of articulation in the podium;

The introduction of a simple rhythm to the western elevation including the introduction of divisional fins
to achieve variety in detail while providing appropriate responses to orientation and privacy;

A glazing selection comprising Low-E Blue Grey and Neutral glass;

Articulation of the longer elevations which is reinforced by the negative junctions that are enhanced as
continuous full-height balcony recesses to add light penetration and natural ventilation deep into the
internal habitable areas;

Recessed balconies rising up the face of the towers to punctuate, enhance and add to the definition of
each tower;

A diversity of apartment plans that are generous in the provision of space and height and designed with
wide frontages and generous balconies to maximises natural ventilation and light penetration
opportunities to all internal areas; and

Consolidation of all service and vehicular access to George Parade to minimises vehicle crossovers and
enhance and preserve the pedestrian experience along the King William Street and Carrington Street
frontages.

A schedule of proposed materials of construction are provided in the architectural plans attached in Appendix 2.

REF 00241-008 | 2 September 2016 20


Figure 4.1 Proposed Building Perspective

Figure 4.2 Perspective view from Victoria Square

REF 00241-008 | 2 September 2016 21


4.2.2 Basement Car Park
Access to the basement level is provided from the southern access point off George Parade. The access ramp is
one-way under specific traffic signal control which allows vehicles to access the basement level from George
Parade. Forty-eight (48) car parking spaces designed to AS 2890.1 and sixteen (16) bike parks will be provided.
Three (3) associated residence only lifts are centrally located within the basement car park.

Additional facilities incorporated within the basement car park include a transformer vault, staircases (north and
south) and plant and services.

4.2.3 Ground Level (Level 1)


The ground level comprises approximately 528m2 of retail floor space fronting King William Street and
Carrington Street (i.e. 7 tenancies) as well as a canopy which provides continuous weather protection to
pedestrians and activates both street level frontages. These retail tenancies will likely accommodate shops, a
bar, restaurants etc. Access to the retail tenancies will be provided from Carrington Street and King William
Street.

A bold double height entrance from King William Street leads to an expansive atrium which will accommodate a
concierge service and lift banks to each respective tower.

Vehicle access from George Parade at ground level will enable residents to access and egress the basement car
park via the southern ramp. The northern ramp will provide access and egress to car parking located on Levels
3-9.

The ground level also accommodates three (3) separate waste receiving rooms (i.e. commercial waste,
residential waste) that are located adjacent the vehicle access ramps from George Parade and will enable
convenient and unobtrusive waste transfer for collection and disposal.

Additional facilities incorporated in the Ground Floor include a fire control room, emergency stairs (north and
south), visitor amenities, transformer room, storage and services.

4.2.4 Upper Ground Level (Level 2)


Retail tenancies of approximately 718m2 (i.e. 7 tenancies) with associated outdoor balconies fronting Carrington
Street and King William Street are accessible to the public via eight (8) lifts. The three (3) residence only lifts will
also have the option to access the upper ground level. Two visitor amenity areas are provided adjacent the
central lifts.

End of trip facilities (i.e. showers, toilets etc.) are located on the eastern side of the upper ground floor with
associated bike parking (192 spaces approx.) and storage for office/retail/restaurant visitors and residents. The
vehicle ramp from ground floor continues up to Level 1 and a staircase enabling foot traffic to and from the
ground floor is located adjacent the ramp.

4.2.5 Level 3-9 Car Park


A total of 313 car parks including 8 access impaired spaces are provided between Levels 3 and 9 in similar
configurations and involves vehicle access via a two-way ramp which leads from the ground level and ceases on

REF 00241-008 | 2 September 2016 22


Level 9. Three (3) staircases (north, south & east) enable pedestrian access as well as eight (8) visitor lifts and
three (3) residence only lifts. Storage areas are located in each corner of the building on these levels.

4.2.6 Podium Level 10


Approximately 513m2 of office gross lettable area is provided within the southern tower with 515m2 of office
gross lettable area located within the northern tower.

A generous break out area (61.3m2) provides an enclosed pedestrian link between each tower and an open
podium terrace of 719m2 is also provided between each tower.

The central core between each tower accommodates two plant rooms (55m2 in total) and fire egress stairs.

4.2.7 Levels 11-18


The southern tower accommodates 648.7m2 of commercial floor space (including amenities) on each floor
between levels 11 to 18 and each floor is serviced by a central lift core (4 lifts) and fire egress stairs adjacent to
the southern property boundary. The external walls of the commercial floor space maintains a setback of 3.05
metres from the southern common property boundary and one metre from the eastern boundary with George
Parade. A recessed and articulated faade is provided to King William Street with seatbacks ranging from one to
two (2) metres.

The northern tower accommodates 696m2 of commercial floor space (including amenities) on each floor
between levels 11 to 18 and each floor is serviced by a central lift core (4 lifts) and fire egress stairs adjacent to
the northern property boundary (Carrington Street). The external walls of the commercial floor space maintains
a setback of one metre from the eastern boundary with George Parade and a 1.2 metre setback from Carrington
Street. A recessed and articulated faade is provided to King William Street with seatbacks ranging from one to
two (2) metres.

The northern and southern towers are separated by a lift core (3 resident lifts), an enclosed pedestrian link
between each tower, plant room (24 m2) and fire egress stairs.

4.2.8 Level 19
The southern tower accommodates studio, 1 2 and 3 bed apartments in various configurations with associated
balconies. A communal waste and service area is located centrally to apartments within the southern tower.

A central core comprises three (3) lifts, a plant room and fire egress stair.

The northern tower accommodates 696m2 of commercial floor space (including amenities).

4.2.9 Level 20
The southern tower accommodates 2 and 3 bed apartments in various configurations with associated balconies.
A communal waste area is located centrally to apartments within the southern tower.

A central core comprises three (3) lifts, a plant room and fire egress stair.

The northern tower accommodates 1 and 2 bed apartments in various configurations with associated balconies.
A communal waste area is located centrally to apartments within the southern tower.

REF 00241-008 | 2 September 2016 23


4.2.10 Levels 21-26
Levels 2126 comprise 1, 2 and 3 bedroom apartments in various configurations with associated balconies. A
communal waste area is located centrally to apartments within both towers with a storage area also located
centrally within the northern tower.

A central core comprises three (3) lifts, a plant room and fire egress stair on each level.

Each level also contains a central corridor utilised to access apartments which is bookended by fire egress stairs
as well as windows to provide natural light and cross ventilation.

4.2.11 Level 27
Levels 27 comprise 2 and 3 bedroom apartments in various configurations with associated balconies. A
communal waste area is located centrally to apartments within both towers with a storage area also located
centrally within the northern tower.

A central core comprises three (3) lifts, a plant room and fire egress stair.

This level also contains a central corridor utilised to access apartments which is bookended by fire egress stairs
as well as windows to provide natural light and cross ventilation.

4.2.12 Level 28
The southern tower accommodates plant services and equipment

A central core comprises three (3) lifts, a plant room and fire egress stair.

The northern tower comprises 2 and 3 bedroom apartments in various configurations with associated balconies.
A storage and waste area is located centrally to apartments within the northern tower.

4.2.13 Level 29
The southern tower comprises a Common Room (338.1m2 internal and 107.2m2 external) together with a
swimming pool.

The northern and southern towers are separated by a lift core (3 resident lifts), an enclosed pedestrian link
between each tower, plant room and fire egress stairs.

The northern tower accommodates two, 2 bed apartments and three, 3 bed apartments with a central storage
and waste area.

4.2.14 Level 30
The southern tower accommodates a fine dining restaurant with associated commercial kitchen facilities.

The northern tower accommodates plant, service and a cellar for the penthouse apartment above on level 31.

4.2.15 Level 31
The southern tower accommodates a rooftop bar (202.4m2) with an open deck terrace (138.2m2) for outdoor
seating.

REF 00241-008 | 2 September 2016 24


The northern tower accommodates a large penthouse apartment (461m2) and a one-bedroom caretakers
apartment (80.8m2).

The northern and southern towers are separated by a lift core (3 resident lifts), an enclosed pedestrian link
between each tower, plant room and fire egress stairs.

Parking, Access and Movement


A Traffic Impact Assessment has been undertaken by Tonkin and is attached in Appendix 3.

This report incorporated a review and assessment of:

The nature and composition of the adjoining road network;

Vehicle access and egress to resident and patron car parking;

Service vehicle access and egress;

Car parking design and configuration (assessed against relevant Australian standards and the Adelaide
City Council Development Plan);

Traffic generation from the proposed development; and

Impact of the development on the adjoining road network.

The following outlines the key elements of the proposed development with respect to vehicle parking, access
and movement.

4.3.1 Car Parking


A total of 361 car parking spaces have been provided on site inclusive of eight (8) disabled access spaces.

48 car parks have been provided on the basement level with 313 spaces provided on levels 3 to 9 (of which 67
spaces are for small cars).

Approximately 166 car parks out of the total of 361 will be available for sale to apartment owners. The
remainder will be available to commercial and retail tenants and users of the building and any surplus car parks,
not taken up will be allocated as the owner sees fit including offering such car parks for use of the public.

Tonkin have confirmed that:

The car parks are considered to be Category 1 or 1A as per AS2890 Part 1;

Aisle widths vary between 6.0m and 6.3m with the width increasing to 8.5m at the ends to provide
sufficient space for manoeuvring;

Car parks are a minimum of 2.4m wide but can be increased to 2.5m as the column to column width is
7.6m. The car park lengths are typically 5.4m except for the small car parks where the length is reduced
to 5.0m;

Ramp grades are appropriate and provide the required change in grades; and

The required vehicle turn paths show the aisle and road access widths are appropriate.

REF 00241-008 | 2 September 2016 25


Accessible (disabled) car parking has been provided in accordance with the Building Code of Australia which
requires 2% of spaces available for people with disabilities (i.e. 8 spaces).

4.3.2 Vehicle Access and Movement


Basement Car Parking:

Access to the basement level car parking is provided from the southern access point of George Parade.

The ramp to the basement is one-way and therefore will operate under specific traffic signal control. The
system will be designed for an exiting vehicle to stop and wait for a signal to proceed. A hold line will be
provided on George Parade to provide sufficient clearance for vehicles to exit. The default position will be to
allow entry into the basement level. This is so that queues on George Parade are minimised and that
maintenance vehicles can access the transformer room / and waste management areas. The type and form of
the electronic system will be formalised during detailed design.

Upper Levels

Vehicle access to upper level car parking is located at the northern end of George Parade. This two-way access
ramp will incorporate a boom gate / ticket machine located in the entrance to the car park.

Vehicles entering the northern access on George Parade will be required to give way to vehicles travelling north
from the southern access.

Tonkin have reviewed clearances between passenger lifts and travel lanes within the car park and have
undertaken swept path assessment that has demonstrated that adequate clearance is provided between
pedestrians and vehicles provided:

A painted chevron area is installed to provide a 900mm clearance for pedestrians (this will provide
improved sight distance for pedestrians and if opposing movements occur vehicles can still complete
the turn by accessing part of the painted area); and

Speed reducing devices are provided around corners of the car park to further reduce vehicle speeds,
improving pedestrian safety.

4.3.3 Bicycle Facilities


A total of 192 dedicated bicycle spaces are proposed on the upper ground floor as well as a dedicated storage
area for bicycles in the north-eastern corner of the first floor. Additional storage areas will also be provided on
the basement level as well as various levels of the car park. Access for bicycles parking is provided from George
Parade.

End of trip facilities including showers, change rooms and storage spaces are provided on the upper ground
floor and are readily accessible by the residential and office lifts. A total of fourteen (14) showers and 6 toilets
are provided.

4.3.4 Service Vehicle Access


Service vehicle access is proposed from George Parade. The southern end of George Parade will incorporate a
proposed loading Zone where service vehicles will travel along George Parade and then undertake a three point

REF 00241-008 | 2 September 2016 26


turn within the southern access area before reversing into the loading area. They would then leave in a forward
direction to Carrington Street via George Parade. Service vehicle turn templates have been provided by Tonkin
and are attached in Appendix 3. It is noted that bollards will need to be provided south of the property boundary
on Toms Court to prevent vehicle access to the site via Toms Court. Notwithstanding, vehicle turn templates
indicate that the three point turn for service vehicles can be undertaken within the existing roadways provided
the bollards on Toms Court are located approximately 2.0m south of the property boundary.

Tonkins have also undertaken a swept path assessment for the movement of service vehicles from Carrington
Street into George Parade. The swept path analysis has revealed that vehicles would require the full width of
George Parade to undertake the left turn within the required limits. On this basis it is proposed that service
vehicle access will be undertaken outside of peak vehicle movement times so as to avoid the likelihood of
conflicting vehicular movements. This can be achieved by the scheduling or waste collection outside of peak
periods (which should occur once details are known of the actual tenancies for the proposed building).

Finally, Tonkins have confirmed that vertical clearances are adequate for proposed vehicles expected to service
the development.

Ecologically Sustainable Development


Lucid Consulting Australia prepared an overview report of the sustainability initiatives incorporated within the
proposed mixed-use development (refer to Appendix 4).

The sustainability objectives for the proposal were based on adopting best practise environmental design
standards, including:

Reduce resource consumption during construction and operation;


Reduce the ecological footprint of the building and its occupants;
Improve the thermal comfort and air quality of the building;
Improve the occupant well-being; and
Enhance the liveability of the development.

The above best practise environmental design standards as well as the Sustainability Principles of the Green
Star Communities framework as defined by the Green Building Council of Australia are met through the
following initiatives proposed in association with this development:

REF 00241-008 | 2 September 2016 27


Table 4.2 Proposed ESD Initiatives (Source: Lucid Consulting Australia)

Passive Design Features High performance building envelope; wall, floor and roof insulation to exceed
best practice guidelines
High performance low-E glazing, selected to address the specific thermal
requirements of the building
Living areas set-back from faade to reduce solar heat gains within these spaces
during summer
Reflective, light-coloured roof to reduce peak cooling loads in summer
Energy-efficient massing to minimise the extent of exposed floors and ceilings
Extensive natural lighting provided to all habitable spaces in the development

Energy High efficiency air-conditioning units and effective control strategies


Energy efficient luminaires such as LED fittings
Lighting in common areas controlled via motion sensors to reduce consumption
High efficiency lifts with LED lighting and regenerative drives
Mechanically assisted naturally ventilated car park to reduce fan energy
consumption

Water Water-efficient fittings and fixtures

Indoor Air Quality Rangehoods with exhaust discharged to outside via ductwork in lieu of
recirculating rangehoods
Paints with a low volatile organic compound (VOC) content
Natural ventilation to living areas in residential apartments
Exhaust discharges located with sufficient separation from windows and air
intakes

Transport Secure bicycle parks and end-of-trip facilities are provided to encourage the use
of carbon-free means of transport
Parking spaces dedicated to small cars are provided to encourage use of fuel-
efficient motor vehicles
Development location provides extensive access to public transport

Emissions Air-conditioning equipment with non-ozone depleting refrigerants

Livability Communal areas including outdoor dining/pool and roof top bar
bars located on Ground/Upper Ground floors
Various cafs and restaurants located within walking distance of the
development

Accordingly, the proposed development is considered to be aligned with best practise environmental design
standards and Sustainability Principles of the Green Building Council of Australia.

REF 00241-008 | 2 September 2016 28


Acoustic Considerations
An acoustic assessment has been undertaken by Sonus (attached in Appendix 5) and has considered the
following acoustic issues:

Noise from traffic into apartments;

The impact of the following noise sources on other noise sensitive land uses:

Mechanical plant;
Patrons and music;
Car parking; and
Waste collection and deliveries.
A summary of potential noise sources and recommendations by Sonus is provided in Table 4.3 below:

Table 4.3 Sonus recommendations to address potential noise sources

Noise Source Recommendation


Traffic noise Install 6.38mm thick laminated glass to apartments.
(i.e. King William Street,
Carrington Street etc.)
Car Park Activity No specific acoustic treatment required to achieve the criteria.

Waste Collection Restrict the hours of waste collection to be between the hours of:
7am to 10pm on Monday to Saturday; and
9am to 10pm on a Sunday or a public holiday.

Mechanical Plant Designed to achieve a noise level at residences which is no more than the
higher of:

55 dB(A) during the day (7am to 10pm);


45 dB(A) during the night-time (10pm to 7am); or
The lowest equivalent noise level in the existing environment.

Patrons Designed at the license application stage to achieve a noise level at residences
(in licensed areas) which is no more than the higher of:

52 dB(A) during the day (7am to 10pm);


45 dB(A) during the night-time (10pm to 7am); or
The lowest existing background noise level.

Music Designed at the license application stage to achieve a noise level at residences
(in licensed areas) which is:

No more than 8 dB(A) above the level of background noise in any


octave band of the sound spectrum; and
No more than 5 dB(A) above the level of background noise for the
overall (sum of all octave bands) A-weighted level.

REF 00241-008 | 2 September 2016 29


The above recommendations made by Sonus have been incorporated into the proposed development through
the following measures:

A minimum of 6.38mm thick laminated glass will be installed to apartments (external only);

Waste collection will be restricted to the above recommended pick up times;

The mechanical plant will be designed to achieve the recommended noise level at residences; and

Licensed areas will be designed to achieve relevant objective noise criteria as necessary to obtain
required liquor licenses.

Waste Management
A Waste Management Plan for the development has been prepared by Colby Industries and is attached in
Appendix 6.

This comprehensive Waste Management Plan describes the Waste Management System proposed for the
development and has been designed to align with the recommendations of the South Australia Better Practice
Guide Waste Management in Residential or Mixed Use Developments (Zero Waste SA, 2014).

The Waste Management Plan identifies proposed waste storage areas, describes the operation of the proposed
waste management system, describes waste collection (including frequency of collection), waste transfer
pathways as well as operation and management requirements.

The Waste Management Plan demonstrates that suitable areas within the building have been dedicated for the
storage and collection of all types of waste that are anticipated to be generated on site with suitable transfer
pathways to facilitate bin movement and collection.

Collection services to the proposed development will be undertaken by private waste contractors and property
management will align collection services for all land uses to minimise collection events.

The frequency of collection will vary depending on demand and waste collection by private contractors will
occur outside of peak access hours to minimise associated traffic impacts. Further, to minimise the impact on
local amenity waste collection will not occur during the following times:

After 10:00pm; and

Before 7:00am Monday to Saturday or before 9:00am on a Sunday or Public Holiday.

Services/Infrastructure
Lucid Consulting Engineers have undertaken investigations to confirm existing infrastructure capacity and
augmentation capability to service the building (refer to Appendix 7).

The investigations undertaken by Lucid demonstrate that the building can be adequately serviced as follows:

REF 00241-008 | 2 September 2016 30


4.7.1 Electrical Infrastructure
SA Power Networks (SAPN) have confirmed that a new transformer is required to be established to service the
subject development.

Due to insufficient capacity in the SAPN high voltage cable network in the vicinity of the subject development
site to cater for a development of this scale, SAPN have also indicated that a new feeder will be reticulated from
the Whitmore Square Sub Station, utilising existing underground conduit system and a high voltage connection
established to the site.

The proposed estimated maximum demand for the development is in the order of 1.8MVA. The development
will therefore require a 2 MVA pad mounted transformer to serve the development.

In addition, SAPN have advised that a Switching Cubicle will be required to provide a connection to:

the high voltage network via incoming and outgoing high voltage feeds; and

the site transformer from which the power supply to the building Main Switchboard is derived.

The low voltage overhead cabling supported between 2 stobie poles positioned on Carrington Street (directly
adjacent the northern side of the development site) will also be undergrounded in association with the
proposed development and existing customers provided with new low voltage connections derived from SAPN
new underground low voltage cabling.

SAPN have also indicated that the stobie pole adjacent the north-eastern corner of the site (including street
light), will be re-positioned to the eastern side of George Parade, to accommodate the proposed new vehicular
entry to the site. The existing stobie adjacent the intersection of King William Street and Carrington Street will
be removed and replaced with a new traffic pole.

4.7.2 Communications Infrastructure


The proposed development will comprise in excess of 100 tenants (retail/commercial and residential) and
therefore the building is eligible for the installation of an NBN fibre optic cabling network.

On this basis NBN will extend the fibre optic cabling network to within each residential apartment, and further
provide backbone cabling within risers on each of the commercial office levels and a connection to each of the
retail/commercial tenancies on the ground and upper ground floor.

NBN Co will provide a fibre optic communications cable connection to the subject development site which will
terminate in a dedicated Communications Room located at basement level. The Communications Room will
incorporate the main fibre termination equipment and breakout termination units to service risers and upper
level termination units for each apartment, tenancy and office levels.

Provision to accommodate other carrier services to the site will also be provided, including lead-in conduits and
additional riser capacity. This will enable tenants the flexibility to liaise with their preferred telecommunications
carrier.

REF 00241-008 | 2 September 2016 31


4.7.3 Sewer Infrastructure
SA Water Corporation (SAWC) were requested to investigate the capacity of the existing waste water (sewer)
infrastructure adjacent the subject development site.

SA Water Corporation have advised that the infrastructure has sufficient capacity to cater for the development
without need for upgrade to existing street sewer mains.

4.7.4 Domestic cold Water Infrastructure


SA Water Corporation (SAWC) were requested to investigate the capacity of the existing town water mains
infrastructure adjacent the subject development site based on advice in relation to increased site peak water
demand associated with the proposed development.

SA Water Corporation have advised that the infrastructure has sufficient capacity to cater for the development
without need for upgrade to existing water mains.

4.7.5 Natural Gas Infrastructure


An existing 63mm polyethylene gas main is located in Carrington Street and King William Street respectively.

Both gas mains are medium pressure gas mains having been upgraded from low pressure in circa 2015/16, as
part of an on-going upgrade to CBD natural gas infrastructure by APA Group.

APA Group have confirmed that a suitably sized natural gas service connection to cater for the developments
natural gas loading, can be derived from the Carrington Street medium pressure gas mains.

4.7.6 Fire Services Infrastructure


The proposed development will incorporate the following:

SAMFS booster located on the north eastern side of the site (off Carrington Street) with 24/7 access for
the SAMFS;

A fire control centre located within the reception area with 24/7 access for the SAMFS; and

A fire pump room incorporating a 50KL storage tank and two (2) off fire boost pumps to service
hydrants and sprinklers located within the building.

Stormwater Management
A Stormwater Management Plan has been prepared by PT Design (refer to Appendix 8) and demonstrates how
stormwater will be managed for the site is accordance with Adelaide City Councils requirements.

PT Design have confirmed that the pre-development site is entirely covered by roof or paved area and is
therefore completely impervious. Stormwater within George Parade to the east of the site currently falls
towards the property boundary and is collected by an existing brick drainage channel. This channel drains to an
existing catchpit on the corner of George Parade and Carrington Street. Other than this eastern boundary, no
stormwater from outside of the property flows into the site during minor rain events.

PT Design have confirmed the following stormwater design for the proposed development:

REF 00241-008 | 2 September 2016 32


The ground floor finished floor level of the proposed development has been set at RL 45.40 . This is set
300mm above the highest adjacent street water table level to minimise the risk of water inundation
from stormwater outside of the proposed site during major storm events. Existing levels at all
boundaries will be maintained.

The highest point of the ramps down into the basement carpark will also be set at RL 45.40 in an effort
to minimise stormwater inundation into the basement from stormwater outside of the site during a
major storm event.

Given both the predevelopment site and proposed post development sites are entirely impervious areas,
the predevelopment and post development stormwater flows will be similar. Council also has no
requirement for stormwater detention for gravity drained developments. For the purposes of planning
approval we will assume a gravity drained system will be adopted. If during design development a
Syphonic roof drainage system is adopted, suitable stormwater detention will be designed in
consultation with Council.

Given the nature of the development, there is potential for roof stormwater to be harvested and
reticulated back into the building. Harvesting and reticulation of stormwater will be considered as we
proceed into detailed design development. Should it prove to be economically viable it will be added to
our design. We reserve the right to determine its suitability to the development in the future.

A new concrete spoon drain to Council's standard details will be provided for the full length of the
eastern boundary. This will replace the existing brick drainage channel and collect the surface water in
this area. All levels to the existing road will be maintained and all works will be undertaken in
consultation and with the approval of the neighbouring buildings that utilise George Parade.

All of the major roof stormwater will be directed to the proposed pipe along the east of the building.
This eastern pipe will directly connect into the existing catchpit/s in the north-eastern corner of the site.
Some minor canopy/balcony catchments may discharge direct to the street water table in both King
William and Carrington Streets. Flows from these small catchments will be limited to 15 L/sec per outlet
as per Council's requirements. The manner in which this is connected to the street water table will be
done strictly in accordance with Council's details (refer to appendix A for standard stormwater
connection details). All stormwater pipes will be sized up during detailed design development strictly in
accordance with AS3500.3 during the design development stage.

Given the nature of the development and the fact that the entire ground floor (bar the road widening to
the east) will be set on a suspended slab, Water Sensitive Urban Design measures cannot be achieved.
Further to this, all carparking areas will be within the basement or covered upper level deck carpark
areas. This means that no rainwater will fall onto the carparking areas. As such, there is no need to
provide a GPT/Oil & Grease Arrestor as only clean roof and balcony stormwater will be discharged from
the site.

REF 00241-008 | 2 September 2016 33


Staged Construction and Operative Period of Consent
Development Plan consent is being sought for the overall project. However, because of the scale of the project,
the project will be constructed in stages (refer to the Staging Plan Drawing No 15128_DAC13A in Appendix 2).
Accordingly, separate Building Rules Consents and staged Development Approvals will be sought for each stage.
Staged development approvals are also likely to be sought for individual building components such as piling,
capping beams, bulk excavation, sub-structure/super structure and architectural and services fit out.

The project will commence with construction of the basement car park, followed by the retail building(s) and
mixed use (office/residential) towers.

Given the scale of the overall project, the Applicant seeks, as part of the application for Development Plan
Consent, that the relevant authority impose the following conditions on the granting of Development Plan
consent facilitating and governing the staged construction and operative period of consent for the project:

That the project may be constructed in stages, with separate Building Rules Consents and staged
Development Approvals being obtained for each stage;

That the period prescribed under Regulation 48 (1)(b)(i) of the Development Regulations for the
substantial completion of the project be extended to a period of 5 years from the operative date of the
Development Plan Consent.

Specialist Consultant Documentation


In addition to the outline provided above the following specialist consultant documentation (located in the
Appendices) provides more detailed information in relation to key features of the proposed development.

Table 4.4 Specialist Consultant Documentation

Discipline Report Author Appendix


Architectural Statement
Cheesman
Architect Plans, elevations, perspectives, sections, Appendix 2
Architects
materials/finishes, shadow plans, staging and
Traffic Engineer Traffic and Transport Assessment Report Tonkin Consulting Appendix 3
ESD Sustainability Report Lucid Consulting Appendix 4
Acoustic Engineer Acoustic Design & Noise Assessment Report Sonus Appendix 5
Waste Waste Management Report Colby Industries Appendix 6
Services Infrastructure Services Utilities Infrastructure Statement Lucid Consulting Appendix 7
Civil Engineering Storm water Management Report PT Design Appendix 8
Airspace Airspace Assessment Thompson GSC Appendix 9
Wind Engineering Pedestrian Wind Environment Statement Windtech Appendix 10
Email Regarding BCA requirements with respect
Building Surveying Katnich Dodd Appendix 11
to George Parade (dated 12 July 2016)
Environmental Preliminary Environmental Site History
Mott MacDonald Appendix 12
Assessment

REF 00241-008 | 2 September 2016 34


5. Procedural Matters
Nature of Development
The proposal involves the construction of a 31-storey mixed use development with parking facilities.

The proposed development will incorporate residential apartments and pursuant to the definitions in Schedule
1 of the Adelaide (City) Development Plan (Consolidated 24 September 2015) a medium to high scale
residential or serviced apartment development is defined as a residential or serviced apartment development
of 4 or more building levels.

The proposed development will also incorporate a bar and pursuant to the definitions in Schedule 1 of the
Adelaide (City) Development Plan (Consolidated 24 September 2015) a bar is a form of licensed entertainment
premises which is defined as follows:

licensed entertainment premises - the use of land for premises licensed under liquor licensing legislation
where live entertainment is provided, but does not include premises where any entertainment or act is
sexually explicit in nature such as nude dancing or lap dancing.

While the precise nature of the ground floor tenancies is not yet known, it is anticipated that they will comprise
shops and restaurants.

A restaurant is a form of shop which is defined in the Development Regulations, 2008 as:

shop means

(a) premises used primarily for the sale by retail, rental or display of goods, foodstuffs, merchandise or
materials; or

(b) a restaurant; or

(c) a bulky goods outlet or a retail showroom; or

(d) a personal service establishment,

but does not include

(e) a hotel; or

(f) a motor repair station; or

(g) a petrol filling station; or

(h) a plant nursery where there is no sale by retail; or

(i) a timber yard; or

(j) service trade premises; or

(k) service industry.

REF 00241-008 | 2 September 2016 35


The basement and podium Level 3 - 9 will incorporate vehicle car parking that is ancillary to land uses and
activities occurring within the building. Approximately 166 car parks out of the total of 361 spaces will be
available for sale to apartment owners. The remainder will be available to commercial and retail tenants and
users of the building and any surplus car parks, not taken up will be allocated as the owner sees fit including
offering such car parks for use of the public. Importantly, vehicle parking is in the form of a multi-level car park
that is located outside of the Core Pedestrian Area as indicated on Map Adel/1 (Overlay 2, 2A and 3) of the
Adelaide (City) Development Plan and therefore proposed vehicle parking is a consent use for assessment on
merit within the Capital City Zone.
Level 10-18 and part Level 19 will comprise offices and pursuant to the Development Regulations, 2008,
Office is defined as follows:
office means any building used for administration or the practice of a profession, but does not
include consulting rooms or premises where materials or goods are stored for sale or manufacture;

The application constitutes a Consent on-merit proposal, being neither a complying or non-complying form of
development with the Capital City Zone.

Relevant Authority
Given the development involves the construction of a building that will exceed $10M in the area of the City of
Adelaide, the Relevant Authority is the Development Assessment Commission (DAC), pursuant to Section 4B of
Schedule 10 of the Development Regulations, 2008.

Notwithstanding, pursuant to Regulation 107(2) of the Development Regulations, 2008, the Inner Metropolitan
Development Assessment Committee (IMDAC) has been established to act as a delegate of the DAC to
determine applications for which the DAC is the Relevant Authority under Section 4B of Schedule 10 of the
Development Regulations, 2008.

Public Notification
In accordance with Principle of Development Control 37(a) within the Capital City Zone, the application
constitutes a Category 1 form of development for the purposes of Public Notification (i.e. public notification not
required).

Referrals
5.4.1 Government Architect
The application will require referral to the Government Architect pursuant to Schedule 8 of the Development
Regulations, 2008 given it involves development within the area of the Corporation of the City of Adelaide for
which the Development Assessment Commission is the Relevant Authority under Schedule 10 of Clause 4B of
the Development Regulations, 2008.

The Government Architect has an 8-week referral period and the IMDAC must have regard to the referral
response of the Government Architect.

REF 00241-008 | 2 September 2016 36


5.4.2 Department of Transport and Regional Services

The proposal incorporates a development to a maximum height of 159.5m AHD (the south tower reaches a
maximum height of 157.3m AHD while the north tower reaches a height of 159.5m AHD) which exceeds the
Obstacle Limitation Surface (OLS) as defined on MAP Adel/1 (Overlay 5) Airport Building Heights- of the
Adelaide (City) Development Plan (105.97m AHD). The proposed development therefore requires referral to
the Commonwealth Department of Transport and Regional Services (DoTaRS) via Adelaide Airport Ltd.

The Department of Transport and Regional Services (Adelaide Airport) has a 4-week referral period and can
direct the relevant authority to refuse the application or to impose conditions on the proposed development
as appropriate.

REF 00241-008 | 2 September 2016 37


6. Development Plan Assessment
Overview
The subject site is located in the Capital City Zone of the Adelaide (City) Development Plan, consolidated 24
September 2015. Figure 6.1 illustrates the relevant and adjoining zoning and policy areas.

A primary objective of the of Capital City Zone is for A vibrant mix of commercial, retail, professional services,
hospitality, entertainment, educational facilities, and medium and high density living.

The objectives of the Zone also recognise it as the Principal focus for the economic, social and political life of
metropolitan Adelaide and the State and a zone with Large sites developed to their full potential with
Innovative design approaches and contemporary architecture that respond to a buildings context.

Figure 6.1 Development Plan Zoning

REF 00241-008 | 2 September 2016 38


In terms of Development Plan considerations, the following list identifies those provisions considered most
relevant to the assessment of the proposed development.

Table 6.1 Relevant Development Plan Provisions


ZONE & POLICY AREA

Capital City Zone

Desired Character Statement

Objectives: 1, 2, 3,4 ,5, 6, 7 & 8

PDC: 1, 2, 5, 6, 7, 8, 9, 10, 11, 13, 14, 15, 19, 20, 24, 26, 27, 29 & 37

COUNCIL WIDE

Living Culture Energy Efficiency Demolition

Objective: 1, 2 & 3 Objective: 30 OBJ: 53

PDC: 1 PDC: 106, 107, 108, 109, 111, 112, 113, PDC: 202
114 & 115

Community Facilities Micro-climate and Sunlight Squares and Public Spaces

OBJ: 4 & 5 OBJ: 33 & 34 OBJ: 57 & 59

PDC: 2 PDC: 119, 120, 122 & 125 PDC: 219, 220, 221 & 222

City Living Storm water Management Transport and Access

OBJ: 6, 7 & 8 OBJ: 35, 36, 37 & 39 OBJ: 60

PDC: 5, 6,& 7 PDC: 126, 127, 128, 129, 130 & 131 PDC: 223 & 224

Medium to High Scale Residential/Serviced Infrastructure Pedestrian Access


Apartment
OBJ: 40 & 41 OBJ: 61, 62 & 63
OBJ: 22 & 23
PDC: 132, 133, 134 & 135 PDC: 225, 227, 228, 229, 230, 231
PDC:48, 49, 50, 51, 52, 53, 54, 55, 56, 57,
58, 59, 60, 61, 62, 64, 65, 66, 67, 68, 69,
70, 71, 72, 73, 74, 75, 76, 77, 78, 80 & 81

Crime Prevention Through Urban Design Heritage and Conservation Bicycle Access

OBJ: 24 OBJ: 43 OBJ: 64, 65

PDC: 82, 83, 84 & 85 PDC: 140 PDC: 232, 233, 234, 235, 236 & 237

Operating Hours and Associated Activities Built Form and Townscape Public Transport
of Licensed Premises
OBJ: 46, 47 & 48 OBJ: 66
OBJ: 25
PDC: 167, 168, 169, 171, 176, 178, 179, PDC: 238 & 239
PDC: 87 & 88 181, 182, 183, 184, 185, 186, 187, 188,
189 & 190

REF 00241-008 | 2 September 2016 39


Noise Emissions Sky and Roof Lines Traffic and Vehicle Access

Objectives: 26 & 27 OBJ: 49 OBJ: 68, 70 & 72

PDC: 89, 91, 92, 93, 94, 95, 96, 97& 98 PDC: 191, 192, 193 & 194 PDC: 240, 241, 242, 245, 246, 247 & 248

Waste Management Active Street Frontages Car Parking

OBJ: 28 OBJ: 50 OBJ: 71

PDC: 101, 102, 103 & 104 PDC: 195, 196, 197 & 198 PDC: 250, 251, 253, 256, 260, 261,262 &
264

Contaminated Sites Outdoor Dining Economic Growth and Land Use

OBJ: 29 OBJ: 52 OBJ: 73, 74, 75 & 76

PDC 105 PDC: 199 PDC: 265, 269 & 270,

Maps & Plans

Adelaide (City) Zones Map Adel/24

Adelaide (City) Policy Areas Map Adel/55

Adelaide (City) City Road Network Map Adel/1 (Overlay 1)

Adelaide (City) Pedestrian Network Map Adel/1 (Overlay 2)

Adelaide (City) Bicycle Network Map Adel/1 (Overlay 3)

Adelaide (City) Public Transport Network Map Adel/1 (Overlay 4)

Adelaide (City) Airport Building Heights Map Adel/1 (Overlay 5)

Adelaide (City) Affordable Housing Map Adel/1 (Overlay 15a)

Adelaide (City) Building Heights Concept Plan Figure CC/1

Tables

Table Adel/1 State Heritage Places

Table Adel/2 Local Heritage Places

Table Adel/6 Bicycle Parking Provisions

Table Adel/7 On-Site Car Parking Provisions

Overlays

Overlay 1 Affordable Housing

An assessment of the Development Application against the key provisions of the Zone as well as Council Wide
policies follows.

REF 00241-008 | 2 September 2016 40


Land Use
The following provisions of the Adelaide City Development Plan are considered most relevant in an assessment
of the use of land comprising the subject site:

Capital City Zone

Desired Character Statement

This Zone is the economic and cultural focus of the State and includes a range of employment,
community, educational, tourism and entertainment facilities. It is anticipated that an increased
population within the Zone will complement the range of opportunities and experiences provided
in the City and increase its vibrancy.

The Zone will be active during the day, evening and late night. Licensed entertainment premises,
nightclubs and bars are encouraged throughout the Zone, particularly where they are located
above or below ground floor level to maintain street level activation during the day and evening.

OBJ 2 A vibrant mix of commercial, retail, professional services, hospitality, entertainment, educational
facilities, and medium and high density living.

OBJ 3 Design and management of City living to ensure the compatibility of residential amenity with the
essential commercial and leisure functions of the Zone.

OBJ 7 Large sites developed to their full potential while ensuring a cohesive scale of development and
responding to a buildings context.

OBJ 76 A diverse mix of commercial, community, civic and residential activities to meet the future needs
of the Capital City of South Australia

PDC 265 Development, particularly within the Capital City and Institutional Zones, is encouraged to:

(a) provide a range of shopping facilities in locations that are readily accessible;

(b) provide for the growth in economic activities that sustain and enhance the variety and mix
of land uses and the character and function of the City

[our emphasis]

Principle of Development Control 1 of the Capital City Zone envisages the following types of development (but
not limited to):

Community centre;

Dwelling;

Licensed entertainment premises;

Office;

Restaurant;

REF 00241-008 | 2 September 2016 41


Residential flat building; and

Shop or group of shops.

The proposed mixed use development comprising residential or serviced apartments, retail shops, restaurants,
bar, offices, community facilities (common rooms), car parking facilities and a swimming pool is aligned with the
envisaged land uses of the Capital City Zone. The proposal is anticipated to support an increase in population
within the Zone and will complement the range of opportunities and experiences provided in the City through a
vibrant mix of commercial, retail, hospitality and high density living.

The proposed licensed premises (restaurants and bars) will be primarily located above ground floor and retail
tenancies will maintain street level activation during the day and evening. There is a high level of compatibility
with the existing land use mix in the locality (i.e. commercial, residential etc.) and the proposed mixed use
development seeks to develop the subject site to its full potential while ensuring a cohesive scale of
development.

Accordingly, the proposed land use mix on site is highly aligned with the Desired Character, Objectives and
Principles of Development Control of the Capital City Zone.

Built Form, Design and Materials


The following Zone and Council Wide provisions of the Adelaide (City) Development Plan are considered most
relevant to built form, design and materials.

Capital City Zone - Desired Character

High-scale development is envisaged in the Zone with high street walls that frame the streets.

Exemplary and outstanding building design is desired in recognition of the location as South
Australias capital. Contemporary juxtapositions will provide new settings for heritage places.
Innovative forms are expected in areas of identified street character, referencing the past, but with
emphasis on modern design-based responses that support optimal site development.

The distinctive grid pattern of Adelaide will be reinforced through the creation of a series of
attractive boulevards as shown on Concept Plan Figures CC/1 and 2. These boulevards will provide
a clear sense of arrival into the City and be characterised by buildings that are aligned to the street
pattern, particularly at ground level.

The Citys boulevards, terraces and Squares will be developed as follows:

(a) .

(b) King William Street will be enhanced as the Citys principal north-south boulevard and will be
reinforced as the Citys commercial spine.

[our emphasis]

OBJ 5 Innovative design approaches and contemporary architecture that respond to a buildings context.

REF 00241-008 | 2 September 2016 42


OBJ 6 Buildings that reinforce the gridded layout of Adelaides streets and respond to the underlying
built-form framework of the City.

OBJ 7 Large sites developed to their full potential while ensuring a cohesive scale of development and
responding to a buildings context.

PDC 6 Development should be of a high standard of architectural design and finish which is appropriate
to the Citys role and image as the capital of the State.

PDC 10 Buildings should be positioned regularly on the site and built to the street frontage, except where a
setback is required to accommodate outdoor dining or provide a contextual response to a heritage
place.

PDC 11 Other than in the Central Business Policy Area, buildings should be designed to include a
podium/street wall height and upper level setback (in the order of 3-6 metres) that:

(a) relates to the width of the street and achieves a suitable level of enclosure to the public
realm;

(b) provides a human scale at street level;

(c) creates a well-defined and continuity of frontage;

(d) gives emphasis and definition to street corners to clearly define the street grid;

(e) contributes to the interest, vitality and security of the pedestrian environment;

(f) maintains a sense of openness to the sky for pedestrians and brings daylight to the street;
and

(g) achieves pedestrian comfort by minimising micro climatic impacts (particularly wind
tunnelling and downward drafts).

PDC 14 Building faades should be strongly modelled, incorporate a vertical composition which reflects the
proportions of existing frontages, and ensure that architectural detailing is consistent around
corners and along minor streets and laneways.

PDC 19 Development should generally be compatible with the overall desired city form and not exceed the
maximum building height shown in Concept Plan Figures CC/1 and 2; unless it meets one or more
of the following:

(a) the proposed building is located in one of the following areas:

(i) fronting North Terrace, West Terrace or East Terrace and/or at the junction of two City
boulevards shown in Concept Plan Figures CC/1 and 2;

(ii) on an allotment with frontage to Light Square;

(iii) within 200 metres of a high concentration public transport route identified on Map
Adel/1 (Overlay 4);

REF 00241-008 | 2 September 2016 43


(b) the site area is greater than 1500 square metres and has side or rear vehicle access;

(c) the development provides an orderly transition up to an existing taller building or prescribed
maximum building height in an adjoining Zone or Policy Area;
[our emphasis]

(d) the proposal incorporates the retention and conservation of a character building.

PDC 20 Development should have optimal height and floor space yields to take advantage of the premium
City location and should have a building height no less than half the maximum shown on Concept
Plan Figures CC/1 and 2, or 28 metres in the Central Business Policy Area, except where one or
more of the following applies:

(a) a lower building height is necessary to achieve compliance with the Commonwealth Airports
(Protection of Airspace) Regulations;

(b) the site is adjacent to the City Living Zone or the Adelaide Historic (Conservation) Zone and a
lesser building height is required to manage the interface with low-rise residential
development;

(c) the site is adjacent to a heritage place, or includes a heritage place;

(d) the development includes the construction of a building in the same, or substantially the
same, position as a building which was demolished, as a result of significant damage caused
by an event, within the previous 3 years where the new building has the same, or
substantially the same, layout and external appearance as the previous building.

Council Wide

OBJ 47 Buildings should be designed to:

(a) reinforce the desired character of the area as contemplated by the minimum and maximum
building heights in the Zone and Policy Area provisions;

(b) maintain a sense of openness to the sky and daylight to public spaces, open space areas and
existing buildings;

(c) contribute to pedestrian safety and comfort; and

(d) provide for a transition of building heights between Zone and Policy Areas where building
height guidelines differ.

OBJ 48 Development which incorporates a high level of design excellence in terms of scale, bulk, massing,
materials, finishes, colours and architectural treatment

PDC 167 Development should be of a high standard of design and should reinforce the grid layout and
distinctive urban character of the City by maintaining a clear distinction between the following:

REF 00241-008 | 2 September 2016 44


(a) the intense urban development and built-form of the town acres in the Capital City, Main
Street, Mixed Use, City Frame and City Living Zones;

PDC 168 The height and scale of development and the type of land use should reflect and respond to the
role of the street it fronts as illustrated on Map Adel/1 (Overlay 1).

PDC 169 The height, scale and massing of buildings should reinforce:

(a) the desired character, built form, public environment and scale of the streetscape as
contemplated within the Zone and Policy Area, and have regard to:

(i) maintaining consistent parapet lines, floor levels, height and massing with existing
buildings consistent with the areas desired character;

(ii) reflecting the prevailing pattern of visual sub-division of neighbouring building


frontages where frontages display a character pattern of vertical and horizontal sub-
divisions; and

(iii) avoiding massive unbroken facades.

(b) a comfortable proportion of human scale at street level by:

(i) building ground level to the street frontage where zero set-backs prevail;

(ii) breaking up the building facade into distinct elements;

(iii) incorporating art work and wall and window detailing; and

(iv) including attractive planting, seating and pedestrian shelter.

PDC 178 Buildings within the Capital City Zone should be built to the street edge to reinforce the grid
pattern, create a continuity of frontage and provide definition and enclosure to the public realm
whilst contributing to the interest, vitality and security of the pedestrian environment.

PDC 179 Development should respect the composition and proportion of architectural elements of building
facades that form an important pattern which contributes to the streetscapes distinctive
character in a manner consistent with the desired character of a locality by:

(a) establishing visual links with neighbouring buildings by reflecting and reinforcing the
prevailing pattern of visual sub-division in building facades where a pattern of vertical and/or
horizontal sub-divisions is evident and desirable, for example, there may be strong horizontal
lines of verandahs, masonry courses, podia or openings, or there may be vertical proportions
in the divisions of facades or windows; and

(b) clearly defining ground, middle and roof top levels.

PDC 181 Building facades fronting street frontages, access ways, driveways or public spaces should be
composed with an appropriate scale, rhythm and proportion which responds to the use of the

REF 00241-008 | 2 September 2016 45


building, the desired character of the locality and the modelling and proportions of adjacent
buildings.

PDC 186 The design, external materials, colours and finishes of buildings should have regard to their
surrounding townscape context, built form and public environment, consistent with the desired
character of the relevant Zone and Policy Area.

PDC 190 New development on major corner sites should define and reinforce the townscape importance of
these sites with appropriately scaled buildings that:

(a) establish an architectural form on the corner;

(b) abut the street frontage; and

(c) address all street frontages.

OBJ 49 Innovative and interesting skylines which contribute to the overall design and performance of the
building

PDC 192 Buildings should be designed to incorporate well designed roof tops that:

(a) reinforce the desired character of the locality, as expressed in the relevant Zone or Policy
Area;

(b) enhance the skyline and local views;

(c) contribute to the architectural quality of the building;

(d) provide a compositional relationship between the upper-most levels and the lower portions
of the building;

(e) provide an expression of identity;

(f) articulate the roof, breaking down its massing on large buildings to minimise apparent bulk;

(g) respond to the orientation of the site; and

(h) create minimal glare.

6.3.1 Building Height


Pursuant to the Adelaide (City) Development Plan Building Heights Concept Plan Figure CC/1 the maximum
building height on the subject site should be no higher than 53 metres. Notwithstanding, pursuant to Principle
of Development Control 19 of the Capital City Zone there are exceptions where this maximum building height
does not apply. In the circumstances, the maximum building height does not apply to the subject site given:

the site is within 200 metres of a high concentration public transport route identified in Map Adel/1
(Overlay 4) (i.e. King William Street); and

the site exceeds 1,500 square metres and has side and rear vehicle access.

REF 00241-008 | 2 September 2016 46


In addition, there is no prescribed maximum building height to the immediate north of the site (over Carrington
Street) and the development therefore provides an orderly transition in building height at the interface with
land where there are no prescribed height limits (other than airport building height restrictions).

Importantly, the Capital City Zone identifies King William Street as a principal north-south boulevard which
should be reinforced as the Citys commercial spine.

The Zone also contemplates high scale development with high street walls that frame the street and large sites
developed to their full potential with development that has optimal height and floor space yields to take
advantage of the premium city location.

The northern tower is proposed to have an above ground building height of approximately 114 metres at its
highest point on the faade (31 above ground floors) whilst the southern tower has an above ground building
height of approximately 112 metres at its highest point on the faade (31 above ground floors).

As a landmark project on a large site within 200 metres of a high concentration public transport network and
incorporating rear access (George Parade), the proposed height of the development is appropriate and will
maximise the full potential of the site and deliver an optimal floor space yield.

It is noted that the proposed height of the building is supported by the Associate Government Architect who has
stated The proposal seeks to build beyond the desired height limit of 53 metres for the zone. As the site
represents a great opportunity to deliver a land mark project and is located within 200 metres of a High
Concentration Public Transport Route, I support the proposed overall height in principle (14 July 2016).

6.3.2 Building Design


The Development Plan seeks development that is built to the street edge which clearly defines ground, middle
and roof top levels and establishes visual links with neighbouring buildings by reflecting and reinforcing the
prevailing pattern of visual sub-division in building facades.

In this location, south of Carrington Street, the Development Plan also seeks to establish podiums with a height
that relates to the street, provides human scale at ground level, creates a well-defined continuity of frontage,
emphasises and defines street corners, contributes to the interest, vitality and security of the pedestrian
environment, brings daylight to the street and achieves pedestrian comfort by managing wind tunnel effects.

The building is a strong, clean and sharply defined statement of elegant proportions which has been designed to
be both prestigious and ageless.

The proposed development incorporates a clearly articulated podium with a proposed street canopy (ground
level) and balcony (upper ground level) to King William Street and Carrington Street which creates human scale
at ground level and successfully relates the podium to the existing two storey typology in the locality. This
street canopy also provides shade and shelter to the public realm and successfully manages wind impacts at
street level. The continuous balcony is also covered to provide shelter and protection against wind impacts at
the upper ground level with the balcony defined by balustrades comprising frameless spandrel glass wall
cladding.

REF 00241-008 | 2 September 2016 47


The podium creates a strong platform and foundation for two discretely articulated towers which provide a
powerful vertical articulation and cohesive link with the podium. Recessed balconies rising up the face of the
towers punctuate, enhance and add to the definition of each tower.

The bronzed horizontally striated vertical elements on the podium are provided in deference to the adjoining
three storey local heritage place (Former Kings Hall) with a denser aperture at lower levels which directly
responds to the parapet heights and horizontal articulation of this historic building. At higher levels, the
horizontal striation is increased in spacing, providing articulation and defining the corners of the podium. This
simple aesthetic maps the existing local built form context and sets up a new model for a significant parapet as a
triumphal edge to the King William Street boulevard.

Figure 6.2 Podium deference to adjoining heritage building

The car parking function of the podium is successfully screened behind a double glazed full height low E glazing
curtain wall, with bronzed (Corten) coloured and horizontally striated vertical elements. A central fixed curtain
glass wall in light grey colour further articulates the podium in a vertical profile above the central entrance from
King William Street.

6.3.3 Materials
The materiality and finishes respond to the context and setting in an innovative and contemporary manner and
includes high performance Low-E Blue Grey glazing which has been selected to address the specific thermal
requirements of the building.

Boronze finished vertical and horizontal fins and louvres are also utilised to fracture the podium massing at the
corners and at points of articulation in the podium.

A full schedule of building materials is provided with the architectural plans attached in Appendix 2.

REF 00241-008 | 2 September 2016 48


Airspace Assessment
Council Wide Principle of Development Control 171 is most relevant in relation to the protection of prescribed
airspace and the potential impact of development on the safety of aircraft operations.

Council Wide Height, Scale and Bulk

PDC 171 Buildings and structures should not adversely affect by way of their height and location the long-
term operational, safety and commercial requirements of Adelaide International Airport. Buildings
and structures which exceed the heights shown in Map Adel/1 (Overlay 5) and which penetrate the
Obstacle Limitation Surfaces (OLS) should be designed, marked or lit to ensure the safe operation
of aircraft within the airspace around the Adelaide International Airport.

Building developments in the Adelaide Central Business District are impacted by the protected airspace
restrictions defined for the Adelaide Airport.

Thompson GCS have undertaken an assessment of the issues that may impact operational safety from the
proposed development (refer to the Airspace Assessment prepared by Thompson GCS attached in Appendix 9).

This report includes an assessment of the impact of the proposed development on the Obstacle Limitation
Surface (OLS), Procedures for Air Navigation Services Operations (PANS-OPS) and Radar Terrain Clearance
Chart (RTCC) surfaces defined for Adelaide Airport. At the position of 322-366 King William Street, the PANS-
OPS surface for Adelaide Airport is 184m AHD, while the height of the RTCC is 182.8m AHD. The height of the
OLS is 105.97m AHD. A building with a maximum height of 159.5m AHD (north tower) will penetrate the OLS by
53.53m AHD but remain beneath the PANS-OPS surface and RTCC. The south tower at 157.35m AHD will also
penetrate the OLS.

Given the proximity of the building development to Adelaide Airport no temporary penetration of the PANS-OPS
surface or RTCC is permitted. Adelaide Airport Ltd. also require sufficient distance between the top of the
proposed development and the lower level of the PANS-OPS surface or RTCC, whichever is lower, to enable
operation of construction cranes. At the lower surface, the RTCC will govern the maximum height of crane
operations during the construction period. Therefore, construction activities must take place within 23.3m of
the top of the north tower.

An exhaust plume at a maximum velocity of 5.0m/sec is proposed on the roof of the south tower and will emit
from a flue located above the roof of the tower. The exhaust plume is required to service the commercial
kitchen of the fine dining restaurant and will have a velocity less than 4.3m/sec at 1m above the top of the flue
(i.e., 155.0m AHD). Therefore, the height of the plume where it has a velocity of less than 4.3m/sec is 2.3m
beneath the maximum height of the south tower and 4.5m below the maximum height of the north tower.
Taking into consideration the height of the plume and the operating altitudes of helicopter and aircraft,
Thompson GCS has concluded that the exhaust plume will not present a safety risk for these operations.

REF 00241-008 | 2 September 2016 49


Accordingly, the review of the proposed development undertaken by Thompson GCS has found that there will
be no risk posed to aircraft operations and the development will not impair the operation of radar systems or
navigation aids.

Details of lighting and painting requirements (i.e. medium intensity red strobe lights on building and cranes etc.)
are anticipated to be required by the Civil Aviation Safety Authority (CASA) and will be resolved during the
Airports (Protection of Airspace) approval process.

The proposed development therefore aligns with PDC 171 of the Development Plan and will not adversely affect
the long-term operational, safety and commercial requirements of the Adelaide International Airport and will
not cause degradation in the operational performance of radar systems and navigation aides.

Wind Impact
Council Wide Principle of Development Control 125 is considered most relevant in the assessment and
consideration of wind impacts generated by the proposed development.

Council Wide - Micro-climate and Sunlight

PDC 125 Development that is over 21 metres in building height and is to be built at or on the street
frontage should minimise wind tunnel effect.

Design Techniques (these are ONE WAY of meeting the above Principle)

125.1 Methods to reduce the potential for a wind tunnel effect may include:

(a) a podium built at the base of a tall tower and aligned with the street to deflect wind away
from the street;

(b) substantial verandahs around a building to deflect downward travelling wind flows; and/or

(c) placing one building windward of another building.

An assessment of the likely impact of the proposed design on the local wind environment to the critical outdoor
areas within and around the subject site has been undertaken by Windtech Consultants Pty Ltd (refer to the
Wind Impact Assessment attached in Appendix 10).

The critical trafficable outdoor areas associated with the proposed development that were the focus for
pedestrian wind effects are identified as follows:

The pedestrian footpaths along the Carrington Street and King William Street frontages of the site;

The tenancy balconies located on the upper ground floor of the subject development;

The communal terrace located on the podium rooftop of the subject development;

The communal terraces located on the rooftop of the subject development; and

The various private balconies of the subject development.

REF 00241-008 | 2 September 2016 50


The results from the independent wind assessment undertaken by Windtech have indicate that wind conditions
within and around the various outdoor areas of the site are expected to be appropriate for their intended uses.

The proposed development is therefore aligned with Council Wide PDC 125 of the Development Plan as any
potential wind tunnel effects from the proposed development have been minimised through appropriate
architectural design.

Street Activation
The following Zone and Council Wide provisions of the Adelaide (City) Development Plan are considered most
relevant to street activation.

Capital City Zone - Desired Character

The Zone will be active during the day, evening and late night. Licensed entertainment premises,
nightclubs and bars are encouraged throughout the Zone, particularly where they are located
above or below ground floor level to maintain street level activation during the day and evening.

However an interesting pedestrian environment and human scale will be created at ground floor
levels through careful building articulation and fenestration, frequent openings in building
faades, verandahs, balconies, awnings and other features that provide weather protection.

Non-residential land uses at ground floor level that generate high levels of pedestrian activity
such as shops, cafs and restaurants will occur throughout the Zone. At ground level,
development will continue to provide visual interest after hours by being well lit and having no
external shutters.

There will be a strong emphasis on ground level activation through frequent window openings,
land uses that spill out onto the footpath, and control of wind impacts.

OBJ 4 City streets that provide a comfortable pedestrian environment

PDC 2 Land uses that are typically closed during the day should be designed to maximise daytime and
evening activation at street level and be compatible with surrounding land uses, in particular
residential development

PDC 7 Buildings should present an attractive pedestrian-oriented frontage that adds interest and vitality
to City streets and laneways.

PDC 8 The finished ground floor level of buildings should be at grade and/or level with the footpath to
provide direct pedestrian access and street level activation.

PDC 9 Providing footpath widths and street tree growth permit, development should contribute to the
comfort of pedestrians through the incorporation of verandahs, balconies, awnings and/or
canopies that provide pedestrian shelter.

REF 00241-008 | 2 September 2016 51


PDC 15 Outdoor eating and drinking facilities associated with cafs and restaurants are appropriate
ground floor uses and should contribute to the vitality of the Squares and create a focus for
leisure.

PDC 24 Development should provide pedestrian linkages for safe and convenient movement with arcades
and lanes clearly designated and well-lit to encourage pedestrian access to public transport and
areas of activity. Blank surfaces, shutters and solid infills lining such routes should be avoided.

Council Wide

OBJ 3 Development that enhances the public environment and provides interest at street level.

OBJ 50 Development that enhances the public environment and, where appropriate provides activity and
interest at street level, reinforcing a localitys desired character.

PDC 195 Development should be designed to create active street frontages that provide activity and
interest to passing pedestrians and contribute to the liveliness, vitality and security of the public
realm.

PDC 196 Retail frontages should be designed to provide interest to passing pedestrians at street level and
relief to building mass.

PDC 197 Commercial buildings should be designed to ensure that ground floor facades are rich in detail so
they are exciting to walk by, interesting to look at and to stand beside.

PDC 198 Residential development should be designed to create interesting pedestrian environments and
resident surveillance of any street, accessway and driveway

PDC 238 Development along a high concentration public transport route should be designed to ensure that
activity and interest for public transport passengers is maximised through the incorporation of
active street frontages

The proposed development incorporates land uses including shops and restaurants on both the ground and
upper ground floor to create a vibrant, interesting and active frontage to both King William Street and Callington
Street.

At ground level direct pedestrian access is provided to retail tenancies and a wide canopy is provided over the
public realm for pedestrian protection and comfort along both the King William Street and Carrington Street
frontage.

A large continuous and covered balcony is also provided along the King William and Carrington Street frontages
to reinforce the active two storey frontage of retail and hospitality spaces and to provide strong passive
surveillance of the public realm below.

A boldly defined main entrance on King William Street will also draw people within the building which is also
offers a concierge service.

REF 00241-008 | 2 September 2016 52


Apartment Amenity
The following Council Wide Objective and Principles of Development Control of the Development Plan are
considered most relevant to apartment amenity.

PDC 7 Residential development should be designed to be adaptable to meet peoples needs throughout
their lifespan to ensure that changes associated with old age, special access and mobility can be
accommodated.

OBJ 22 Medium to high scale residential (including student accommodation) or serviced apartment
development that:

(a) has a high standard of amenity and environmental performance;

(b) comprises functional internal layouts;

(c) is adaptable to meet a variety of accommodation and living needs; and

(d) includes well-designed and functional recreation and storage areas.

PDC 50 Medium to high scale residential or serviced apartment development should be designed to
maximise opportunities to facilitate natural ventilation and capitalise on natural daylight and
minimise the need for artificial lighting during daylight hours.

PDC 51 Medium to high scale residential or serviced apartment development should be designed and
located to maximise solar access to dwellings and communal open space on the norther facade.

PDC 54 The maximum distance of a habitable room such as a living, dining, bedroom or kitchen from a
window providing natural light and ventilation to that room is 8 metres.

PDC 70 Medium to high scale residential or serviced apartment development should provide a high
quality living environment by ensuring the following minimum internal floor areas:

(a) studio (where there is no separate bedroom): 35 square metres

(b) 1 bedroom dwelling/apartment: 50 square metres

(c) 2 bedroom dwelling/apartment: 65 square metres

(d) 3+ bedroom dwelling/apartment: 80 square metres plus an additional 15 square metres for
every additional bedroom over 3 bedrooms.

The mix of 1, 2 and 3 bedroom apartments offers diversity for occupants.

Proposed apartment sizes achieve the minimum floor areas referenced in PDC 70 above.

Cross ventilation is enhanced through window placement and large balconies, with the inclusion of a large
proportion of corner apartments providing dual orientation. Natural light and ventilation is provided at the
termination of internal common walkways that service each apartment.

REF 00241-008 | 2 September 2016 53


It is noted that Associate Government Architect stated in correspondence dated 14 July 2016 that The various
apartment types proposed are large and have generous proportions for bedrooms, balconies and floor to ceiling
heights. Most of the living spaces have access to cross ventilation, all have access to natural light, providing
good amenity for residents, which I support.

Levels and access points are compliant with disability access requirements and main entrance points will be
clearly identifiable for residents and visitors.

A combination of private and communal open space and recreational facilities will be offered together with a
range of other resident amenities which will contribute to a high quality of living.

Open Space
The following Council Wide Objective and Principles of Development Control of the Development Plan are
considered most relevant to the provision of accessible private and communal open space.

PDC 56 Medium to high scale residential or serviced apartment development should be designed to
ensure living areas, private open space or communal open space, where such communal open
space provides the primary area of private open space, are the main recipients of sunlight.

PDC 57 Medium to high scale residential or serviced apartment development should locate living areas,
private open space and communal open space, where such communal open space provides the
primary area of private open space, where they will receive sunlight and, where possible, should
maintain at least two hours of direct sunlight solar time on 22 June to:

(a) at least one habitable room window (excluding bathroom, toilet, laundry or storage room
windows);

(b) to at least 20 percent of the private open space; and

(c) communal open space, where such communal open space provides the primary private
open space for any adjacent residential development.

PDC 59 Medium to high scale residential development and serviced apartments should provide the
following private open space:

(a) studio (where there is no separate bedroom): no minimum requirement but some provision
is desirable.

(b) 1 bedroom dwelling/apartment: 8 square metres.

(c) 2 bedroom dwelling/apartment: 11 square metres.

(d) 3+ bedroom dwelling/apartment: 15 square metres.

A lesser amount of private open space may be considered appropriate in circumstances where
the equivalent amount of open space is provided in a communal open space accessible to all
occupants of the development.

REF 00241-008 | 2 September 2016 54


PDC 60 Medium to high scale residential (other than student accommodation) or serviced apartment
development should ensure direct access from living areas to private open space areas, which
may take the form of balconies, terraces, decks or other elevated outdoor areas provided the
amenity and visual privacy of adjacent properties is protected.

PDC 61 Other than for student accommodation, private open space should have a minimum dimension of
2 metres and should be well proportioned to be functional and promote indoor/outdoor living.

PDC 62 Balconies should be integrated into the overall architectural form and detail of the development
and should:

(a) utilise sun screens, pergolas, shutters and openable walls to control sunlight and wind;

(b) be cantilevered, partially cantilevered and/or recessed in response to daylight, wind,


acoustic and visual privacy;

(c) be of a depth that ensures sunlight can enter the dwelling below; and

(d) allow views and casual surveillance of the street while providing for safety and visual
privacy.

The proposal offers a variety of open space, both private and communal, for residents. Each apartment has a
private balcony/terrace and the majority of the balconies are recessed to the building facade meaning the space
can function as an extension to the internal living area improving amenity and space efficiency.

In addition, communal recreation, open space and entertainment spaces for the use of residents and their
guests are provided as follows:

A 653m community facility including an indoor community room, external terrace, swimming pool and
amenities (Level 29); and

and 719m2 podium terrace (Level 10).

It is acknowledged the some of the balconies are marginally smaller than the sizes suggested in PDC59 however
the proposal is still considered to achieve the intent of this Principle which also states that a lesser amount of
private open space may be considered appropriate in circumstances where the equivalent amount of open space
is provided in a communal open space accessible to all occupants of the development.

Storage
The following Council Wide Objective and Principles of Development Control of the Development Plan are
considered most relevant to storage facilities for occupants of the building.

PDC 80 Site facilities should be readily accessible to each dwelling/serviced apartment, complement the
development and relevant desired character and should include:

(a) a common mail box structure located close to the main pedestrian entrance;

REF 00241-008 | 2 September 2016 55


(b) areas for the storage and collection of goods, materials, refuse and waste including facilities
to enable the separation of recyclable materials as appropriate to the size and nature of the
development and screened from public view; and

(c) external clothes drying areas for residential dwellings that do not incorporate ground level
open space.

PDC 81 Medium to high scale residential (other than student accommodation) or serviced apartment
development should provide adequate and accessible storage facilities for the occupants at the
following minimum rates:

(a) studio: 6 cubic metres

(b) 1 bedroom dwelling/apartment: 8 cubic metres

(c) 2 bedroom dwelling/apartment: 10 cubic metres

(d) 3+ bedroom dwelling/apartment: 12 cubic metres

50 percent of the storage space should be provided within the dwelling/apartment with the
remainder provided in the basement or other communal areas.

The proposed development includes a concierge service within the ground level atrium with access to a storage
facility (11m2) which will include a common mail box facility.

In addition to dedicated waste storage areas (refer to Section 6.14) the proposed development also includes
extensive storage areas on the upper ground floor and within the above ground car parking configuration which
can be utilised by residents within the building (in addition to dedicated bicycle storage areas).

Each apartment will have access to generous storage facilities that meet or exceed the quantitative parameters
specified in Council Wide PDC 81 (refer to storage schedules provided on typical apartment floor plans in
Appendix 2)

Privacy
Council Wide Principles of Development Control 66 and 67 are considered most relevant in the assessment and
consideration of visual privacy in a medium to high scale residential apartment building.

PDC 66 Medium to high scale residential or serviced apartment development should be designed and
sited to minimise the potential overlooking of habitable rooms such as bedrooms and living areas
of adjacent development.

PDC 67 A habitable room window, balcony, roof garden, terrace or deck should be set-back from
boundaries with adjacent sites at least three metres to provide an adequate level of amenity and
privacy and to not restrict the reasonable development of adjacent sites.

[our emphasis]

REF 00241-008 | 2 September 2016 56


The proposed development incorporates residential apartments that are generally orientated towards the
public realm of King William Street, Callington Street as well as George Parade which is a private road.

Whilst the proposed apartments are set-back a minimum of one metre from George Parade, this is a private
road which is subject to free and unrestricted right(s) of way in favour of the whole development site for a
width of 3.66 metres. Pursuant to the Building Code of Australia, the fire-source feature is therefore taken as
being the eastern boundary of George Parade which is set-back 4.66 metres from the proposed apartments
(refer to Building Surveying Advice provided by Katnich Dodd in Appendix 11).

Accordingly, the proposed apartments are set-back 4.66 metres from any possible future development on the
adjoining property to the east which will ensure proposed windows and openings provide adequate levels of
amenity and visual privacy in accordance with PDC 67.

The proposed apartments also have a setback from the southern common property boundary ranging from
3.05m to 3.5m metres to provide an adequate level of amenity (including access to solar radiation) and privacy
and to not restrict the reasonable development of this adjacent site.

Importantly, apartments in the proposed northern and southern tower are set-back a distance of 7.4 metres to
ensure the preservation of an adequate level of amenity and privacy between apartments within the
development.

Noise Impacts
The following Council Wide provisions of the Adelaide (City) Development Plan are considered most relevant to
the assessment and consideration of noise impacts associated with the proposed development.

Council Wide Noise Emissions

OBJ 26 Development that does not unreasonably interfere with the desired character of the locality by
generating unduly annoying or disturbing noise.

OBJ 27 Noise sensitive development designed to protect its occupants from existing noise sources and
from noise sources contemplated within the relevant Zone or Policy Area and that does not
unreasonably interfere with the operation of non-residential uses contemplated within the
relevant Zone or Policy Area.

PDC 89 Development with potential to emit significant noise (including licensed entertainment premises
and licensed premises) should incorporate appropriate noise attenuation measures in to their
design to prevent noise from causing unreasonable interference with the amenity and desired
character of the locality, as contemplated in the relevant Zone and Policy Area.

Council Wide Principles of Development Control 68, 93, 94, 95 and 97 are also relevant in the assessment of
noise in association with a development of this nature.

A Noise Assessment report prepared by Sonus (Appendix 5) provides a detailed analysis of the noise
implications for the proposed development.

REF 00241-008 | 2 September 2016 57


In particular, the acoustic assessment has considered and addressed acoustic issues in association with:

Noise from traffic into apartments;

Noise from the following sources at the development to other noise sensitive land uses;

mechanical plant;
patrons and music;
car parking; and
waste collection and deliveries.
To assist with noise management and attenuation Sonus have recommended the following treatments which
are proposed to be adopted in association with the development:

Traffic Noise:

A minimum of 6.38mm thick laminated glass installed to apartments (external only);


Waste collection:

Restriction to the hours of waste collection between the hours of 7am and 10pm on Monday to
Saturday and 9am and 10pm on a Sunday or public holiday;
Mechanical plant:

Designed (during detailed design) to achieve the relevant recommended noise level (Leq, 15 min)
at residences which is no more than the higher of:
55 dB(A) during the daytime (7am to 10pm);
45 dB(A) during the night-time (10pm to 7am); or,
The lowest equivalent noise level (LAeq,15min) in the existing environment
Patrons in licensed areas:

Designed (at the liquor licensing application stage) to achieve a noise level (Leq, 15 min) at
residences which is no more than the higher of:
52 dB(A) during the day (7am to 10pm);
45 dB(A) at night (10pm to 7am); or,
The lowest existing background (L90) noise level.
Music (in licensed areas):

Designed (at the liquor licencing application stage) to achieve a noise level (L10, 15 min) at residences
which is:
No more than 8 dB above the level of background noise (L90,15 min) in any octave band of the
sound spectrum; and
No more than 5 dB(A) above the level of background noise (LA 90,15 min) for the overall (sum
of all octave bands) A-weighted level
With respect to car parking activity on site, Sonus have confirmed that the southern facade of the car park,
being constructed from precast concrete, provides a high level of noise attenuation to the two storey
townhouses to the south-east of the site. Accordingly, the noise from car park activity (including people talking
as they vacate or approach their vehicles, the opening and closing of vehicle doors, vehicles starting, vehicles

REF 00241-008 | 2 September 2016 58


idling, and vehicles moving into and accelerating away from their park position etc.) is predicted to easily
achieve the relevant objective noise criteria (i.e. 45 dB(A) equivalent (Leq) and 60 dB(A) maximum (Lmax) noise
levels at the balconies as recommended by the World Health Organisation (WHO). On this basis, Sonus have
concluded that the noise from car park activity at the site is considered to achieve Development Plan
requirements, without the need for any specific acoustic treatment.

Accordingly, noise sensitive receptors within the proposed development (i.e. apartments) will be protected from
noise sources (i.e. through the use of appropriate noise attenuation measures) and potential noise sources (i.e.
waste collection and car parking activity etc.) will be restricted or appropriately licensed to achieve the relevant
recommended noise level at sensitive adjoining residences.

Car Parking, Vehicle Movement and Bicycle Parking


The following Council Wide provisions of the Adelaide (City) Development Plan are considered most relevant to
the assessment and consideration of car parking, bicycle parking and access associated with the proposed
development.

Capital City Zone

PDC 24 Development should provide pedestrian linkages for safe and convenient movement with arcades
and lanes clearly designated and well-lit to encourage pedestrian access to public transport and
areas of activity. Blank surfaces, shutters and solid infills lining such routes should be avoided.

PDC 26 Car parking should be provided in accordance with Table Adel/7.

PDC 27 Multi-level car parks should locate vehicle access points away from the primary street frontage
wherever possible and should not be located:

(a) within any of the following areas:

(i) the Core Pedestrian Area identified in Map Adel/1 (Overlays 2, 2A and 3)

(ii) on frontages to North Terrace, East Terrace, Rundle Street, Hindley Street, Currie
Street, Waymouth Street (east of Light Square), Victoria Square or King William Street;

(b) where they conflict with existing or projected pedestrian movement and/or activity;

(c) where they would cause undue disruption to traffic flow; and

(d) where it involves creating new crossovers in North Terrace, Rundle Street, Hindley Street,
Currie Street and Waymouth Street (east of Light Square), Grenfell Street and Pirie Street
(west of Pulteney Street), Victoria Square, Light Square, Hindmarsh Square, Gawler Place
and King William Street or access across primary City access and secondary City access
roads identified in Map Adel/1 (Overlay 1).

[our emphasis]

PDC 29 Vehicle parking spaces and multi-level vehicle parking structures within buildings should:

REF 00241-008 | 2 September 2016 59


(a) enhance active street frontages by providing land uses such as commercial, retail or other
non-car park uses along ground floor street frontages;

(b) complement the surrounding built form in terms of height, massing and scale; and

(c) incorporate faade treatments along major street frontages that are sufficiently enclosed
and detailed to complement neighbouring buildings consistent with the Desired Character of
the locality.

Council Wide

OBJ Safe and convenient on-site car parking for resident and visitor vehicles.

PDC 76 Garages and parking structures associated with medium to high scale residential or serviced
apartment development should be located so that they do not visually dominate the street
frontage.

PDC 77 Car parking areas should be designed and located to:

(a) be close and convenient to dwellings/apartments;

(b) be lit at night;

(c) be well ventilated if enclosed;

(d) avoid headlight glare into windows; and

(e) clearly define visitor parking.

PDC 78 Where garages are located within a basement or undercroft:

(a) the width of access driveways should be kept to a minimum and should not detract from the
streetscape;

(b) driveways should be designed to ensure safe and convenient access and egress;

(c) access should be restricted to one driveway or one point of access and egress;

(d) vehicles should be able to safely exit in a forward direction and should not compromise
pedestrian safety or cause conflict with other vehicles; and

(e) the height of the car park ceiling should not exceed one metre above the finished ground
floor level to ensure minimal impact on the streetscape.

OBJ 60 Access to and movement within the City that is easy, safe, comfortable and convenient with
priority given to pedestrian and cyclist safety and access.

PDC 223 Development should provide safe, convenient and comfortable access and movement.

PDC 224 Vehicle access points along primary and secondary city access roads and local connector roads,
as shown on Map Adel/1 (Overlay 1) should be restricted.

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OBJ 61 Development that promotes the comfort, enjoyment and security of pedestrians by providing
shelter and reducing conflict with motor vehicles.

OBJ 63 Safe and convenient design of and access to buildings and public spaces, particularly for people
with disabilities

OBJ 65 Adequate supply of secure, short stay and long stay bicycle parking to support desired growth in
City activities.

PDC 233 An adequate supply of on-site secure bicycle parking should be provided to meet the demand
generated by the development within the site area of the development. Bicycle parking should be
provided in accordance with the requirements set out in Table Adel/6.

PDC 234 Onsite secure bicycle parking facilities for residents and employees (long stay) should be:

(a) located in a prominent place;

(b) located at ground floor level;

(c) located undercover;

(d) located where passive surveillance is possible, or covered by CCTV;

(e) well lit and well signed;

(f) close to well used entrances;

(g) accessible by cycling along a safe, well lit route;

(h) take the form of a secure cage with locking rails inside or individual bicycle lockers; and

(i) in the case of a cage have an access key/pass common to the building access key/pass.

PDC 235 Onsite secure bicycle parking facilities for short stay users (i.e. bicycle rails) should be:

(a) directly associated with the main entrance;

(b) located at ground floor level;

(c) located undercover;

(d) well lit and well signed;

(e) located where passive surveillance is possible, or covered by CCTV; and

(f) accessible by cycling along a safe, well lit route.

PDC 236 Access to bicycle parking should be designed to:

(a) minimise conflict with motor vehicles and pedestrians;

(b) ensure the route is well signed and well lit including the use of road markings such as a
bicycle logo if appropriate to help guide cyclists; and

REF 00241-008 | 2 September 2016 61


(c) ensure the route is unhindered by low roof heights.

PDC 237 To facilitate and encourage the use of bicycles and walking as a means of travel to and from the
place of work, commercial and institutional development should provide on-site shower and
changing facilities.

OBJ 70 Adequate off-street facilities for loading and unloading of courier, delivery and service vehicles
and access for emergency vehicles.

PDC 240 Development should be designed so that vehicle access points for parking, servicing or deliveries,
and pedestrian access to a site, are located to minimise traffic hazards and vehicle queuing on
public roads. Access should be safe, convenient and suitable for the development on the site, and
should be obtained from minor streets and lanes unless otherwise stated in the provisions for the
relevant Zone or Policy Area and provided residential amenity is not unreasonably affected.

PDC 241 Facilities for the loading and unloading of courier, delivery and service vehicles and access for
emergency vehicles should be provided on-site as appropriate to the size and nature of the
development. Such facilities should be screened from public view and designed, where possible,
so that vehicles may enter and leave in a forward direction.

PDC 250 Car parking areas should be located and designed to:

(a) ensure safe and convenient pedestrian movement and traffic circulation through and within
the car parking area;

(b) include adequate provision for manoeuvring and individually accessible car standing areas;

(c) enable, where practical, vehicles to enter and leave the site in a forward direction;

(d) minimise interruption to the pattern of built form along street frontages;

(e) provide for access off minor streets and for the screening from public view of such car
parking areas by buildings on the site wherever possible;

(f) minimise adverse impacts on adjoining residential properties in relation to noise and access
and egress;

(g) minimise loss of existing on-street parking spaces arising through crossovers and access;

(h) incorporate secure bicycle parking spaces and facilitate convenient, safe and comfortable
access to these spaces by cyclists; and

(i) provide landscaping, such as semi-mature trees, to shade parked vehicles and reduce the
visual impact of the car parking area while maintaining direct sight lines and informal visual
surveillance.

PDC 253 Off-street parking should:

(a) be controlled in accordance with the provisions for the relevant Policy Area;

REF 00241-008 | 2 September 2016 62


(b) be located away from street frontages or designed as an integral part of buildings on the
site. Provision of parking at basement level is encouraged; and

(c) not include separate garages or carports in front of buildings within front set-backs

PDC 260 Multi-level car parks should be designed to:

(a) provide active street frontages and land uses such as commercial, retail or other non-car
park uses, along ground floor street frontages to maintain pedestrian interest and activity
at street level;

(b) be of a high quality design and complement the surrounding built form in terms of height,
bulk and scale;

(c) provide surveillance, lighting and direct sightlines along clearly defined and direct walkways,
through and within car parking areas and to lift and toilet areas;

(d) on a corner site with two major street frontages, be set back from the major street
frontages, with commercial or other non-car park floor space in front of and screening the
car parking building;

(e) on a site with only one major street frontage, incorporate a facade treatment on the major
street frontage sufficiently enclosed and detailed to complement neighbouring buildings in a
manner consistent with desired character in the relevant Zone and Policy Area;

(f) incorporate treatments to manage the interface with adjacent housing, such as careful use
of siting and use of materials and landscaping;

(g) not have vehicle access points across major walking routes identified in Map Adel/1
(Overlay 2); and

(h) provide safe and secure bicycle parking spaces in accordance with the requirements of Table
Adel/6.

PDC 262 In areas outside the Core and Primary Pedestrian Areas identified in Map Adel/1 (Overlays 2, 2A
and 3), car parking may be provided to serve a development within the site of the development or
elsewhere. Where car parking is provided, it should be:

(a) provided with vehicle access points that do not cross major walking routes identified in Map
Adel/1 (Overlay 2); and

(b) located away from frontages to major streets wherever possible.

A Traffic Impact Assessment has been undertaken by Tonkin Consulting and is attached in Appendix 3.

The traffic impact assessment addresses proposed vehicle and bicycle parking provision on site, service vehicle
access to the site as well as anticipated traffic generation and the capacity of the adjoining road network to
accommodate the projected additional traffic movements generated by the proposed development.

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The traffic impact assessment prepared by Tonkin confirms that:

George Parade is proposed to be widen from 3.66m to 7.81 metres which is considered adequate for
the required operation of the roadway (this will provide a 1.2m wide footpath at road level for
movement of pedestrians and cyclists and a 6.6m wide roadway).;

There is a clearance of 4.0 metres under the building canopy (that is proposed to cantilever over the
widened lane) and this is sufficient to accommodate the expected commercial vehicles likely to utilise
the laneway;

Bollards are proposed to be provided at the interface of George Parade and Toms Court to prevent
vehicle movement between Georges Parade and Toms Court that could adversely impact on the
operation of proposed access points to the development;

Suitable vehicle access and egress has been provided to basement and upper level car parking which
satisfies relevant Australian Standards;

Whilst the Adelaide (City) Development Plan does not require the provision of car parking for this land
use within the Capital City Zone the proposed development incorporates a total of 361 car parking
spaces.

A total of eight (8) car parking spaces are accessible spaces which directly satisfies Building Code of
Australia standards specifying a minimum requirement for 2% of spaces being provided as accessible
spaces;

The proposed car parking layout has been designed in accordance with the Australian/New Zealand
Standards for Off Street Car Parking (AS/NZS2890: Parking Facilities, Parts 1, 5 and 6);

A total of 192 on-site secure dedicated bicycle parking spaces are provided on the upper ground level
and when combined with additional storage areas that will also be provided in the basement level and
car park (Levels 3-9), it will exceed Development Plan standards which specify a requirement for 203
spaces based on the proposed land use configuration of the building (Note: a 15% reduction in required
bicycle parking (i.e. a requirement for only 173 spaces) would also be reasonable based on the shared
use of bicycle parking between commercial and residential land uses which have different peak demand
requirements etc.);

Access pathways to the building for bicycles have been designed to minimise conflict with motor
vehicles and suitable end of trip facilities are provided to encourage the use of bicycles and walking as a
means of travel to and from the building;

Service and waste collection vehicles can be adequately catered for by use of a loading area on George
Parade with service vehicles able to enter George Parade in a forward motion, undertake a three-point
turn utilising the southern access driveway and then travel in a forward direction to the loading area
and ultimately Carrington Street;

The existing road network has sufficient capacity to accommodate the estimated increase in traffic
volumes generated by the proposed development and the:

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proposed development will not compromise the safety or function of the surrounding road
network; and
projected increase in traffic attributable to the development would not affect the level of service
at the King William Street/Carrington Street intersection (i.e. The intersection will retain a Level of
Service (LOS) D).

Energy Efficiency and Sustainability


Council Wide Objectives 30 and 33 are considered most relevant in relation to energy efficiency and
sustainability:

Council Wide Energy Efficiency

OBJ 30 Development which is compatible with the long term sustainability of the environment, minimises
consumption of non-renewable resources and utilises alternative energy generation systems.

OBJ 33 Buildings which are designed and sited to be energy efficient and to maximise micro-climatic and
solar access impacts on land or other buildings.

Council wide Principles of Development Control 106, 107, 108, 109, 111, 112, 113, 114 and 115 are also
relevant in the assessment of energy efficiency and sustainability of the proposed development.

Lucid Consulting Australia have prepared a Sustainability Report providing an overview of the sustainability
initiatives incorporated within the proposed mixed-use development (refer to Appendix 4).

The sustainability objectives of this development have been based on adopting best practice environmental
design standards. The sustainability initiatives proposed in association with this development are described in
detail in Table 4.2.

The proposed development is aligned with best practise environmental design standards and satisfies Council
Wide Objective 30 and 33 of the Development Plan by:

Reducing the consumption of water, electricity and gas;

Enabling natural airflow into the building and reducing reliance on air conditioning;

Encouraging bicycle riding/commuting through the provision of bicycle parks and end of journey
facilities (i.e. showers etc.);

Being located adjacent public transport services and routes (tram, bus etc.); and

Providing community facilities and restaurants/bars which enhance liveability and social interactions.

Waste Management
The following Council Wide Objective and Principles of Development Control of the Development Plan are
considered most relevant to waste management:

REF 00241-008 | 2 September 2016 65


OBJ 28 Development which supports high local environmental quality, promotes waste minimisation, re-
use and recycling, encourages waste water, grey water and stormwater re-use and does not
generate unacceptable levels of air, liquid or solid pollution.

PDC 101 A dedicated area for on-site collection and sorting of recyclable materials and refuse should be
provided within all new development.

PDC 102 A dedicated area for the collection and sorting of construction waste and the recycling of building
materials during construction as appropriate to the size and nature of the development should be
provided and screened from public view.

PDC 103 Development greater than 2 000 square metres of total floor area should manage waste by:

(a) containing a dedicated area for the collection and sorting of construction waste and
recyclable building materials;

(b) on-site storage and management of waste;

(c) disposal of non-recyclable waste; and

(d) incorporating waste water and stormwater re-use including the treatment and re-use of
grey water.

PDC 104 Development should not result in emission of atmospheric, liquid or other pollutants, or cause
unacceptable levels of smell and odour which would detrimentally affect the amenity of adjacent
properties or its locality. Land uses such as restaurants, shops, cafs or other uses that generate
smell and odour should:

(a) ensure extraction flues, ventilation and plant equipment are located in appropriate locations
that will not detrimentally affect the amenity of adjacent occupiers in terms of noise, odours
and the appearance of the equipment;

(b) ensure ventilation and extraction equipment and ducting have the capacity to clean and
filter the air before being released into the atmosphere; and

(c) ensure the size of the ventilation and extraction equipment is suitable and has the capacity
to adequately cater for the demand generated by the potential number of patrons.

A Waste Management Plan has been prepared by Colby Industries and is attached in Appendix 6.

The Waste Management Pan describes the waste management system proposed for the development, and
demonstrates how waste will be successfully managed to achieve regulatory and design objectives. The content
of the waste management plan is aligned to that recommended by the South Australian Better Practice Guide
Waste Management in Residential or Mixed Use Developments (Zero Waste SA, 2014).

The Waste Management Plan:

Estimates the waste volumes that will be generated on site (litres/week);

REF 00241-008 | 2 September 2016 66


Identifies the relevant storage areas and size requirements for waste receptacles for different waste
streams;

Describes the operation of the proposed waste management system for routine services (based on land
use type);

Identifies access for waste collection, the type and size of waste collection vehicles that will collect
waste and / or recycling at the proposed development and collection frequency and scheduling;

Identifies transfer pathways (including design parameters for corridor widths, doorways, floor surfaces
and lifts etc.) and other design and operating requirements including signage, bin monitoring and bin
cleaning; and

Discusses operating responsibilities for waste management.

The Waste Management Plan confirms that adequate areas for waste storage are accommodated within the
proposed development for all wastes expected to be generated on site (ie. general waste, recycling, organic
waste etc.) with waste transfer pathways adequately designed to facilitate waste disposal and collection form
the building.

Collection services to the proposed development will be delivered by private waste contractors and property
management will align collection services for all land uses (so the collection event for the same services are
aligned and occur at the same time) to minimize collection events. Waste collection frequency is anticipated
daily.

Storm Water Management


The following Council Wide Principles of Development Control of the Development Plan are considered most
relevant to stormwater management:

Council Wide Stormwater Management

OBJ 35 Development which maximises the use of stormwater.

OBJ 36 Development designed and located to protect stormwater from pollution sources

OBJ 37 Development designed and located to protect or enhance the environmental values of receiving
waters.

OBJ 39 Development designed and located to prevent or minimise the risk of downstream flooding.

PDC 126 Development of stormwater management systems should be designed and located to improve
the quality of stormwater, minimise pollutant transfer to receiving waters, and protect
downstream receiving waters from high levels of flow.

PDC 127 Development affecting existing stormwater management systems should be designed and
located to improve the quality of stormwater, minimise pollutant transfer to receiving waters,
and protect downstream receiving waters from high levels of flow.

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PDC 128 Development should incorporate appropriate measures to minimise any concentrated
stormwater discharge from the site.

PDC 129 Development should incorporate appropriate measures to minimise the discharge of sediment,
suspended solids, organic matter, nutrients, bacteria and litter and other contaminants to the
stormwater system and may incorporate systems for treatment or use on site.

PDC 131 Development should manage stormwater to ensure that the design capacity of existing or
planned downstream systems are not exceeded, and other property or environments are not
adversely affected as a result of any concentrated stormwater discharge from the site.

A Stormwater Management Plan has been prepared by PT Design (refer to Appendix 8) and demonstrates how
stormwater will be managed in accordance with Adelaide City Councils requirements.

The ground floor finished floor level of the proposed development has been set at RL 45.40. This is set 300mm
above the highest adjacent street water table level to minimise the risk of water inundation from stormwater
outside of the proposed site during major storm events. The highest point of the ramps down into the basement
carpark will also be set at RL 45.40 in an effort to minimise stormwater inundation into the basement from
stormwater outside of the site during a major storm event.

Given both predevelopment and post development sites are entirely impervious areas, the predevelopment and
post development stormwater flows will be similar and there are no requirements for stormwater detention on
the site.

Further, all car parking areas will be within the basement or covered upper level deck carpark areas which
means that no rainfall will fall directly onto the car parking areas. Therefore, only clean roof and balcony
stormwater will be discharged from the site with no need to provide a gross pollutant trap and grease arrestor
as only clean roof and balcony stormwater will be discharged from the site. This approach is directly aligned
with PDC 126 and PDC 129 of the Development Plan.

Crime Prevention
The following Council Wide Objective and Principles of Development Control of the Development Plan are
considered most relevant with respect to Crime Prevention Through Environmental Design.

OBJ 24 A safe and secure, crime resistant environment that:

(a) ensures that land uses are integrated and designed to facilitate natural surveillance;

(b) promotes building and site security; and

(c) promotes visibility through the incorporation of clear lines of sight and appropriate lighting.

PDC 82 Development should promote the safety and security of the community in the public realm and
within development. Development should:

(a) promote natural surveillance of the public realm, including open space, car parks,
pedestrian routes, service lanes, public transport stops and residential areas, through the

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design and location of physical features, electrical and mechanical devices, activities and
people to maximise visibility by:

(i) orientating windows, doors and building entrances towards the street, open spaces,
car parks, pedestrian routes and public transport stops;

(ii) avoiding high walls, blank facades, carports and landscaping that obscures direct
views to public areas;

(iii) arranging living areas, windows, pedestrian paths and balconies to overlook recreation
areas, entrances and car parks;

(iv) positioning recreational and public space areas so they are bound by roads on at least
two road frontages or overlooked by development;

(v) creating a complementary mix of day and night-time activities, such as residential,
commercial, recreational and community uses, that extend the duration and level of
intensity of public activity;

(vi) locating public toilets, telephones and other public facilities with direct access and
good visibility from well-trafficked public spaces;

(vii) ensuring that rear service areas and access lanes are either secured or exposed to
surveillance; and

(viii) ensuring the surveillance of isolated locations through the use of audio monitors,
emergency telephones or alarms, video cameras or staff eg by surveillance of lift and
toilet areas within car parks.

(b) provide access control by facilitating communication, escape and path finding within
development through legible design by:

(i) incorporating clear directional devices;

(ii) avoiding opportunities for concealment near well travelled routes;

(iii) closing off or locking areas during off-peak hours, such as stairwells, to concentrate
access/exit points to a particular route;

(iv) use of devices such as stainless steel mirrors where a passage has a bend;

(v) locating main entrances and exits at the front of a site and in view of a street;

(vi) providing open space and pedestrian routes which are clearly defined and have clear
and direct sightlines for the users; and

(vii) locating elevators and stairwells where they can be viewed by a maximum number of
people, near the edge of buildings where there is a glass wall at the entrance.

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(c) promote territoriality or sense of ownership through physical features that express
ownership and control over the environment and provide a clear delineation of public and
private space by:

(i) clear delineation of boundaries marking public, private and semi-private space, such as
by paving, lighting, walls and planting;

(ii) dividing large development sites into territorial zones to create a sense of ownership of
common space by smaller groups of dwellings; and

(iii) locating main entrances and exits at the front of a site and in view of a street.

(d) provide awareness through design of what is around and what is ahead so that legitimate
users and observers can make an accurate assessment of the safety of a locality and site
and plan their behaviour accordingly by:

(i) avoiding blind sharp corners, pillars, tall solid fences and a sudden change in grade of
pathways, stairs or corridors so that movement can be predicted;

(ii) using devices such as convex security mirrors or reflective surfaces where lines of sight
are impeded;

(iii) ensuring barriers along pathways such as landscaping, fencing and walls are
permeable;

(iv) planting shrubs that have a mature height less than one metre and trees with a
canopy that begins at two metres;

(v) adequate and consistent lighting of open spaces, building entrances, parking and
pedestrian areas to avoid the creation of shadowed areas; and

(vi) use of robust and durable design features to discourage vandalism.

PDC 83 Residential development should be designed to overlook streets, public and communal open
space to allow casual surveillance.

PDC 84 To maximise security and safety, buildings should be designed to minimise access between roofs,
balconies and windows of adjacent buildings.

PDC 85 Security features should be incorporated within the design of shop fronts to complement the
design of the frontage and allow window shopping out of hours. If security grilles are provided,
these should:

(a) be transparent and illuminated to complement the appearance of the frontage;

(b) provide for window shopping; and

(c) allow for the spill of light from the shop front onto the street.

Solid shutters with less than 75 percent permeability are not acceptable.

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The proposed development incorporates a wide variety of land uses that will promote day and night time
activity and will incorporate a concierge service providing active 24 hour / 7 day surveillance and security to the
building and its patrons. The building is also located immediately adjacent the Police Association of SA.

Main entrances to the building are oriented towards King William Street and Callington Street (major Street
frontages) and the primary entrance from King William street is boldly defined, highly legible and will be well lit
and in full view of the street.

All tenancy facades looking onto public areas are glazed and security grilles will not be utilised on shop fronts
fronting either King William Street or Carrington Street. There are no protrusions or cavities on street frontages
to minimise opportunities for concealment and the upper ground level balcony also offers passive surveillance
of the public realm below.

George Parade will be well lit from lighting embedded within the cantilevered building canopy above the
laneway and CCTV surveillance will be utilised in and around pedestrian and cycling entrances to the building
from George Parade. Security gates and monitors will also be utilised in association with vehicle access to the
building from George Parade

The widening of George Parade will ensure this private lane links directly with Toms Court (Public Lane) offering
direct sightlines for user of each lane as well as two means of escape from each of these lanes which are both
currently dead-end lanes. This will improve pedestrian safety for both future patrons within the proposed
development but also existing residents and tenants that currently utilise Toms Court to access housing and
commercial premises respectively.

Signage will be provided in accordance with relevant Australian Standards and wayfinding within the car park
will be provided via signage and enhanced via the use of colour to identify floor levels and zones within the car
park.

To minimise opportunities for concealment or entrapment, car park floor plates have been designed as clear
open plan spaces with long continuous wall surfaces and minimal protrusions, projections and obstructions.

Internal pathways to stairs and lift banks will be well lit and legible. Service corridors within the building will be
accessed by swipe card access only. Residents accessing lifts from George Parade will also utilise security cards
to enter the rear foyer and/or have multiple options to enter the atrium and lift cores.

Multiple lift wells and stairwells have been provided in highly visible locations and distributed to enable
alternative means of vertical travel to internal destinations within the building.

Ground floor materials will consist of glazed facades and pre-cast concrete panels that are robust and resistant
to vandalism.

Environment (Site History)


The following Council Wide Objective and Principle of Development Control of the Development Plan are
considered most relevant with respect to site contamination.

REF 00241-008 | 2 September 2016 71


OBJ 29 A safe and healthy living and working environment

PDC 105 Where there is evidence of, or reasonable suspicion that land, buildings and/or water, including
underground water, may have been contaminated, or there is evidence of past potentially
contaminating activity/ies, development should only occur where it is demonstrated that the
land, buildings and/or water can be made suitable for its intended use prior to commencement of
that use.

A preliminary Environmental Site History Assessment has been undertaken by Mott MacDonald and is attached
in Appendix 12. This assessment was undertaken to assess the potential for gross or widespread soil
contamination resulting from previous land uses at the site and whether there are issues likely to present
potential liabilities or constraints on future development.

Mott MacDonald have provided the following recommendation:

The site currently comprises commercial buildings. Groundwater is not proposed for abstraction at the
site. The proposed building construction would largely eliminate most of the potential exposure
pathway between soil/groundwater and residents.

No visual or olfactory signs of contamination were observed during the site visit. The site history
research shows that there is potential for the site to have been previously occupied by land uses that
had the potential to contaminate the site; however there is no confirmation or further details readily
available about these land uses to confirm.

As site soils to a depth of 3m would be removed, it is considered likely that any shallow fill impacts from
these land uses would not remain at the site (if indeed present given the current basement features of
the site and a number of redevelopments over the years).

Therefore, based on the environmental information obtained to date, Mott MacDonald is of the opinion
that the likelihood of gross or widespread soil contamination existing in soils and groundwater at the
site (at concentrations likely to preclude the proposed land use) is low. However, it is recommended that
screening level soil sampling and testing be conducted to confirm this assessment once site demolition
has occurred.

Site Services and Infrastructure


The following Council Wide Objective and Principles of Development Control of the Development Plan are
considered most relevant with respect to the provision of service infrastructure in support of the building.

OBJ 41 Provision of services and infrastructure that are appropriate for the intended development and
the desired character of the Zone or Policy Area.

PDC 132 Provision should be made for utility services to the site of a development, including provision for
the supply of water, gas and electricity and for the satisfactory disposal and potential re-use of
sewage and waste water, drainage and storm water from the site of the development.

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PDC 133 Service structures, plant and equipment within a site should be designed to be an integral part of
the development and should be suitably screened from public spaces or streets.

PDC 134 Infrastructure and utility services, including provision for the supply of water, gas and electricity
should be put in common trenches or conduits.

PDC 135 Development should only occur where it has access to adequate utilities and services, including:

(a) electricity supply;

(b) water supply;

(c) drainage and stormwater systems;

(d) effluent disposal systems;

(e) formed all-weather public roads;

(f) telecommunications services; and

(g) gas services.

As demonstrated in the Service Utilities Infrastructure Statement prepared by PT Design (refer to Appendix 7)
the site can be efficiently and economically connected to all essential service utilities including, roads, water,
gas, electricity, sewer, stormwater and telecommunications.

REF 00241-008 | 2 September 2016 73


7. Conclusion
The subject site is a large consolidated site which presents an opportunity to deliver a high quality landmark
building on a currently underutilised city site.

The proposed development represents logical and orderly development that deserves favourable consideration
for assessment given:

The proposed nature of development is highly aligned with the key land use Objectives and Principles of
Development Control of the Capital City Zone

The proposed development incorporates an appropriate mix of land uses including a variety of
apartment options and ground level retail/hospitality space to encourage street activation and provide
services for the local community;

The building is a strong, clean and sharply defined statement of elegant proportions which has been
designed to be both prestigious and ageless;

The proposed building height, scale and composition responds to the Capital City Zone that
contemplates high scale development with high street walls that frame the street and large sites
developed to their full potential with development that has optimal height and floor space yields to take
advantage of the premium city location;

The proposed development will not adversely affect the long-term operational, safety and commercial
requirements of the Adelaide International Airport and will not cause degradation in the operational
performance of radar systems and navigation aids;

An independent wind assessment has demonstrated that potential wind tunnel effects from the
proposed development have been minimised through appropriate architectural design and wind
conditions within and around the various outdoor areas of the site are expected to be appropriate for
their intended uses;

The proposed development incorporates land uses including shops and restaurants on both the ground
floor and upper ground floor to create a vibrant, interesting and active frontage to both King William
Street and Callington Street;

The various apartment types proposed are large and provide good amenity for residents with:
generous proportions for bedrooms, balconies and floor to ceiling heights;
access to natural light; and
most living spaces having access to cross ventilation;
Suitable communal recreation, open space and entertainment spaces are provided for the use of
residents and their guests;

The proposed development includes extensive storage areas which can be utilised by residents within
the building;

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The proposed development will provide an adequate level of amenity and visual privacy to adjoining
properties and between apartments within the building;

noise sensitive receptors within the proposed development (i.e. apartments) will be protected from
noise sources (i.e. through the use of appropriate noise attenuation measures) and potential noise
sources (i.e. waste collection and car parking activity etc.) will be restricted or appropriately licensed to
achieve the relevant recommended noise level at sensitive adjoining residences;

A total of 361 car parking spaces have been provided and the car parking layout has been designed in
accordance with the Australian/New Zealand Standards for Off Street Car Parking;

A total of 192 secure dedicated bicycle parking spaces are provided together with extensive bicycle
storage areas and end of trip facilities;

Service and waste collection vehicles can be adequately catered for by use of a loading area on George
Parade with service vehicles able to enter George Parade in a forward motion, undertake a three-point
turn utilising the southern access driveway and then travel in a forward direction to the loading area
and ultimately Carrington Street;

The existing road network has sufficient capacity to accommodate the estimated increase in traffic
volumes generated by the proposed development and the:
proposed development will not compromise the safety or function of the surrounding road
network; and
projected increase in traffic attributable to the development would not affect the level of service
at the King William Street / Carrington Street intersection (remain at LOS D);
The proposed development embraces and incorporates ecologically sustainable development principles
and initiatives;

A Waste Management Plan has been prepared that confirms that adequate areas for waste storage are
accommodated within the proposed development for all wastes expected to be generated on site (i.e.
general waste, recycling, organic waste etc.) with waste transfer pathways adequately designed to
facilitate waste disposal with frequent waste collection form the building by private contractors;

The proposed development will create a safe, secure, crime resistant environment applying crime
prevention through environmental design techniques;

Preliminary Site History investigations by Mott Macdonald have confirmed that the likelihood of gross or
widespread soil contamination existing in soils and groundwater at the site (at concentrations likely to
preclude the proposed land use) is low and that it is likely that any shallow fill impacts from previous
land uses would not remain at the site as site soils to a depth of 3m would be removed in association
with the development; and

The site can be efficiently and economically connected to all essential service utilities including, roads,
water, gas, electricity, sewer, stormwater and telecommunications.

The proposal is therefore assessed as one which warrants the granting of Development Plan Consent. .

REF 00241-008 | 2 September 2016 75


Traffic Impact Assessment
Proposed Development 322 King William Street

Karidis Corporation

September 2016

Ref No. 20160156FR001E


Document History and Status
Rev Description Author Reviewed Approved Date

A For Client Comment PZ / RB RB RB 8 July 2016


B Final PZ / RB PS RB 18 July 2016
C Final (Amended) PZ / RB PS RB 22 July 2016
D Final (Amended) PZ / RB PS RB 22 Aug 2016
E Final (Amended) PZ / RB PS RB 1 Sept 2016

Tonkin Consulting 2015


This document is, and shall remain, the property of Tonkin Consulting. The document may only be used for the purposes for which it was commissioned
and in accordance with the Terms of Engagement for the commission. Unauthorised use of this document in any form whatsoever is prohibited.

Ref No. 20160156FR001E Traffic Impact Assessment Proposed Development 322 King William Street
Contents
1 Introduction 1
1.1 Background 1
1.2 References 1

2 Existing Conditions 2
2.1 Subject Site 2
2.2 Road Network 2
2.2.1 Adjoining Roads 2
2.2.2 Crash Statistics 3
2.2.3 Traffic Operation 3
2.2.4 Public Transport 4
2.2.5 Pedestrian Infrastructure 4

3 Development Proposal 5
3.1 Land Uses 5
3.2 Parking 5
3.3 Vehicle Access 5

4 Car Parking 6
4.1 Car Parking Requirements 6
4.2 Car Parking Layout 6
4.2.1 Access to Parking Levels 6
4.2.2 Bicycle Parking 8

5 Traffic Impact Assessment 11


5.1 Proposed Access Arrangements 11
5.2 Traffic Generation 11
5.3 Traffic Generation 11
5.3.1 Design Rates 11
5.3.2 Distribution and Assignment 12
5.4 Traffic Operation 12
5.5 George Parade 13
5.6 Service vehicles 14

6 Conclusion 16

Ref No. 20160156FR001E Traffic Impact Assessment Proposed Development 322 King William Street
Figures
Figure 2.1 Subject Site and its surroundings 2
Figure 4.1 Traffic Signal Access to Basement Parking Level 7
Figure 4.2 Ground Floor Bicycle Access 9
Figure 4.3 Upper Level Bicycle Access 9
Figure 5.1 Proposed layout for George Parade 13
Figure 5.2 Waste Collection Location Plan 14

Appendices
Appendix A Plans Of Proposed Development
Appendix B Turning Movements Car Park
Appendix C Car Park Levels Painted Island Layout
Appendix D SIDRA Output

Ref No. 20160156FR001E Traffic Impact Assessment Proposed Development 322 King William Street
1 Introduction
1.1 Background
Karidis Corporation engaged Tonkin Consulting to undertake a traffic impact assessment of the
proposed development at 322 King William Street in the Adelaide Central Business District
(CBD).
The proposed development comprises various residential apartments, retail, office and
communal activity areas. On site resident and customer car parking will be provided in the form
of a multi-storey car park.

1.2 References
In preparing this report, the following references have been used.
Adelaide (City) Development Plan
Australian Standard / New Zealand Standard 2890, Parking Facilities, Parts 1, 5 and 6:
AUSTROADS Guide to Traffic Management Part 12: Traffic Impacts of Development
NSW RTA Guide to Traffic Generating Developments, 2002 and Updated Traffic Surveys,
April 2013
Parking User Surveys undertaken by Aurecon for LGA March 2013:
Plans for the proposed development provided by Cheesman Architects
Various technical data as referenced in this report
An inspection of the site and its surrounds

Ref No. 20160156FR001E Traffic Impact Assessment Proposed Development 322 King William Street 1
2 Existing Conditions
2.1 Subject Site
The proposed site is located at 322 King William Street, between Carrington Street and Halifax
Street. It is bounded by commercial development to the east and south, King William Street to
the west and Carrington Street to the north.
The site is located in the Adelaide CBD. The surrounding properties are mostly commercial with
a high amount of vehicular and pedestrian traffic around the frontage of the site.
The location of the site is shown in Figure 2.1 below.

King William Street

Carrington
Street

George Parade

Subject Site

Toms Court

Public Lane

Figure 2.1 Subject Site and its surroundings

Proposed access to the site from the surrounding road network is provided at two locations; both
of which are from George Parade.

2.2 Road Network


2.2.1 Adjoining Roads

King William Street


King William Street functions as a Status Level II road as determined from the Link and Place
approach as outlined in the Integrated Movement Strategy (IMS), and is under the care and
control of the Adelaide City Council. King William Street is three lanes and bicycle lane in each
direction with one lane reserved for shared vehicle/tram movements. Angle parking is provided
along the frontage of the subject site.

Ref No. 20160156FR001E Traffic Impact Assessment Proposed Development 322 King William Street 2
The road has a posted speed limit of 50km/h. Traffic volumes on King William Street between
Carrington and Halifax Street are approximately 17,000 vehicles per day. King William Street is
a bus route, with no bus stops located along the frontage to the site.

Carrington Street
Carrington Street functions as a Status Level III road as determined from the Link and Place
approach as outlined in the IMS, and is under the care and control of the Adelaide City Council.
Carrington Street is a single lane in each direction, and travels in a west-east direction. Traffic
volumes on Carrington Street are 6,800 vehicles per day on the section adjacent to the site.
Parallel parking is provided on the north and south sides.

George Parade
George Parade functions as a private road under the care and control of the Police Credit Union.
An agreement between the Police Credit Union and the development site provides the site with
free and unrestricted access over George Parade. It is a narrow single lane road measuring
3.66m in width. George Parade bounds the site to the east. Traffic volumes on George Parade
are likely to be less than 100 vehicles per day.

Toms Court
Toms Court functions as a local road under the care and control of the Adelaide City Council.
Toms Court is a narrow single lane road that provides access to properties south of the site.
Traffic volumes on Toms Court are likely to be less than 100 vehicles per day. A public lane runs
from Toms Court to the southern boundary of the subject site.

2.2.2 Crash Statistics


Crash data has been found using LocationSA at the King William / Carrington Street intersection
and also on the roads fronting the site between 2010 2014.
Crash data at the King William / Carrington Street intersection indicates the following:
A total of 26 crashes, of which there were 8 casualties
Cyclists were involved in four of the crashes
Crash data suggests that the crash rate at the intersection is not high compared to other
locations within the CBD. Also crash types are typical of this type of layout, with bicycles involved
in four of the crashes.
Crash data on King William and Carrington Street fronting the site indicates the following:
A total of 11 crashes, of which there was one casualty
Cyclists were involved in five of the crashes
Crash rates on the roads fronting the site are typical of these types of roads, although cycle
crashes are a relatively high proportion.

2.2.3 Traffic Operation


Existing traffic operation is satisfactory off peak with minimal queuing at the intersection or along
Carrington Street.
During peak periods the traffic operation is considered satisfactory as reviewed using SIDRA
(refer Appendix D). This indicates that the intersection operates effectively during both peak
periods. It is noted that right turn vehicles on King William Street occasionally delay trams.

Ref No. 20160156FR001E Traffic Impact Assessment Proposed Development 322 King William Street 3
2.2.4 Public Transport
As indicated above, King William Street is a bus route with multiple services using this road. The
closest bus stop to the site is located on King William Street in the southbound direction just
north of Halifax Street. This bus stop is serviced by the 200, 200B and 200C routes.

2.2.5 Pedestrian Infrastructure


Footpaths are provided on both sides of King William Street and Carrington Street surrounding
the frontage of the site.

Ref No. 20160156FR001E Traffic Impact Assessment Proposed Development 322 King William Street 4
3 Development Proposal
The proposed development will include demolishing the existing buildings on site and providing a
mixed use development with retail, residential apartments and offices.
Appendix A provides plans of the basement level through to the level 9 car park.

3.1 Land Uses


The development proposal provides for:
Various retail tenancies totalling approximately 1,280m2
Restaurant / Wine bar 650m2 maximum
Commercial area of 12,350m2
Communal activity 700m2
127 residential apartments (predominantly 2 and 3 bedrooms)
A total of 361 spaces with 50 on the basement level and 311 on levels 3 to 9
A total of 192 bicycle storage spaces within the building and associate trip end facilities
with provision for a number of racks (minimum of 16 to be confirmed with Council) along
King William and / or Carrington Streets for visitors.

3.2 Parking
The proposed development as detailed in the plans is to provide the following car parking
facilities:
50 car parks on the basement level
311 spaces on levels 3 to 9 of which 67 are for small cars
8 disabled spaces included in the 361 spaces

3.3 Vehicle Access


Vehicle access to the site will be provided from George Parade at two locations. George Parade
is a private road and provides access to properties to the east of the site. George Parade is
subject to a free and unrestricted right of way in favour of the whole development site, with an
increase in road width to provide two-way access.
George Parade is proposed to be widened from 3.66m to 7.81m. This is considered adequate for
the required operation of the roadway. It will be line marked to provide a 1.2m wide footpath at
road level for movement of pedestrians and cyclists and 6.6m wide roadway.
Access to the basement car park will be provided from the southern access point on George
Parade. Traffic signals will be provided for this access. Access to the upper level car parks will
be provided from the northern end of George Parade.
There is a 4.0m clearance under a building soffit that is proposed on the eastern boundary of the
subject site. Whilst this is slightly lower than the legal vehicle height of 4.3m it is understood that
expected commercial vehicles likely to be used in this location are all less than 4.0m high.
The stobie / light pole at the corner of the junction with Carrington Street will be relocated or
removed.
Access is not proposed to be provided to Toms Court as additional traffic could adversely impact
on the operation of the access points to the proposed development. Bollards will be provided
approximately 2m south of the boundary to prevent vehicle access but will allow pedestrian and
cycle access.

Ref No. 20160156FR001E Traffic Impact Assessment Proposed Development 322 King William Street 5
4 Car Parking
This section assesses the car parking requirements of the proposed development.

4.1 Car Parking Requirements


The proposed development is located within the Capital City Zone and in accordance with Table
Adel7 (on-site parking provisions) of the Adelaide City Development Plan consolidated 24th
September 2015, the development is not required to provide car parking.
However, a total of 365 spaces has been provided in support of the land uses and activities
occurring on site as follows:
One car park for each residential apartment
Remaining car parks for retail and commercial tenants and visitors to the site
Pursuant to Table Adel7 of the Development Plan, disabled spaces should be provided at
the rate of 1 in 30. On this basis, 12 car park spaces would be required for people with
disabilities. However, as no parking is required by the Development Plan, BCA standards
should be adopted and a maximum of 2% of spaces should be applied for accessible
parking which equates to a total provision of 8 spaces for people with disabilities.

4.2 Car Parking Layout


Parking is provided in the basement level and on levels 3 to 9. The layout of the parking
including the ramp configurations has been assessed against the requirements of the relevant
Australian Standards.
Approximately 166 car parks out of the total of 365 will be available for sale to apartment owners.
The remainder will be available to commercial and retail tenants and users of the building and
any surplus car parks, not taken up will be allocated as the owner sees fit including offering such
car parks for use of the public. Consequently, the car parks are considered to be Category 1 or
1A as per AS2890 Part 1.
Aisle widths vary between 6.0m and 6.3m on the aisles with the width increasing to
8.5m at the ends to provide sufficient space for manoeuvring
Car parks are a minimum of 2.4m wide but can be increased to 2.5m as the column to
column width is 7.6m. The car park lengths are typically 5.4m except for the small car
parks where the length is reduced to 5.0m
The ramp grades are appropriate and provide the required change in grades
The required vehicle turn paths show the aisle and road access widths are appropriate
Disabled spaces are provided on levels 3 to 6 of the car park levels on the north side of the lift
core areas. These spaces meet the requirements of AS2890 Part 6. It is noted that they can be
provided at separate locations on the floor levels depending on user requirements.

4.2.1 Access to Parking Levels

Basement Level
Access to the basement level is from the southern access point of George Parade.
The ramp to the basement is shown as a one-way ramp to allow for vehicles to access the
basement level from George Parade. There is insufficient room to provide two-way access.
The operation of the ramp will be under specific traffic signal control with the system designed for
an exiting vehicle to stop and wait for a signal to proceed. A hold line will be provided on George
Parade to provide sufficient clearance for vehicles to exit (refer Figure below).

Ref No. 20160156FR001E Traffic Impact Assessment Proposed Development 322 King William Street
The default position will be to allow entry into the basement level. This is so that queues on
George Parade are minimised and that maintenance vehicles can access the transformer room /
and waste management areas.
Egressing vehicles from the basement are able to access the opposing side of George Parade
safely as the junction is under traffic signal control. The hold line for the traffic signals will need
to be located north of the laneway for the abutting landowner. This will provide for safe access to
this laneway without impacting on overall traffic movements. Additional signage may be provided
at the laneway exit to assist with awareness.

Figure 4.1 Traffic Signal Access to Basement Parking Level

The type and form of the electronic system will be formalised during detailed design. A similar
system is used for access to the 25 Grenfell Street and for a residential development with access
from Melbourne Street. Appropriate line marking / signage will be provided.
This arrangement will need to be discussed / agreed by the proponents with adjoining
landowners to ensure service delivery / waste management is not affected.

Upper Levels
Access to the ramp to the upper levels is located at the northern end of George Parade. Two-
way access can be provided.
It is acknowledged there will be times when vehicles entering the northern access on George
Parade will be required to give way to vehicles travelling north from the southern access.
However, the number of vehicles is low and the proposed arrangement with the southern access
would provide sufficient gaps for vehicles.
The boom gate / ticket machine is located within the car park prior to the ramp.
Australian Standard indicates an expected queue of 6 vehicles for a 300 space commercial
parking area using a ticket machine. However, as most users will have cards this can be
reduced to 4 spaces.
The current design and lengths indicates there is space for four vehicles to queue at the boom
gate without obstructing traffic on George Parade. The location of the boom gate on the 1:8
slope at the start of the ramp is It is recommended to move the location of the entry boom gate
south approximately 1.25m onto the 1:8 ramp area. This will provide sufficient room for four
vehicles to queue at the boom gate without disrupting the traffic movements on George Parade.

Ref No. 20160156FR001E Traffic Impact Assessment Proposed Development 322 King William Street
A 900mm clearance between the western edge of each elevator shaft and the travel lane is
preferred to improve sight distance for pedestrians. Refer Appendix C. Swept path assessment
undertaken showed this clearance can be provided, with opposing vehicle movements requiring
part of this clearance space to successfully complete the turn. It is therefore recommended:
A painted chevron area be installed to provide the 900mm clearance. This will provide
improved sight distance for pedestrians. If opposing movements occur (likely in peak
periods), vehicles can still complete the turn by accessing part of the painted area.
Provide speed reducing devices around corners of the car park to further reduce vehicle
speeds, improving pedestrian safety.

4.2.2 Bicycle Parking


The Development Plan provides requirements for bicycle parking for new developments including
visitor parking. Specifically, for this development these require the following:
Residential 1 space for every unit under 150m2 and 2 spaces for every unit above
150m2 and 1 visitor space for every 10 dwellings
Requirement of 117 spaces
Office 1 space for every 200m2 and for visitors 2 spaces plus 1 for every 1,000m2 of
area
Requirement 74 spaces
Retail 1 space for 300m2 and 1 space for every 600m2 for visitors
Requirement 7 spaces
Restaurant 1 space per 20 employees and 1 space for every 50 seats
Requirement 5 spaces
Hence the total requirement for bicycle parking is 203 spaces.
The Development Plan provides no basis for shared use. However, this takes no consideration
of the different times the bicycle parking would be required (office is different from residential). In
this instance we have assumed that visitor times would be staged, particularly for office and
residential. Hence it is considered a 15% reduction is considered appropriate. On this basis a
total of 173 bicycle parking spaces would be required.
A total of 192 bicycle spaces are provided, specifically as follows:
82 parks for office / retail / restaurants / visitors
110 parks for residents / visitors
The main access to the storage areas will be from George Parade through either the north or
south entrance depending availability to the lift areas. The preferred access and egress lines of
travel are shown in the plans indicated in figures below. We believe cyclist access and facilities
generally meet the Development Plan requirements.

Ref No. 20160156FR001E Traffic Impact Assessment Proposed Development 322 King William Street
Figure 4.2 Ground Floor Bicycle Access

Figure 4.3 Upper Level Bicycle Access

Trip end facilities including showers, change rooms and storage spaces are provided on the
upper ground floor and are readily accessible by the residential and office lifts. Fourteen (14)
showers (7 male and 7 female) and 6 separate toilets are provided. Neither the Development
Plan or Austroads Guidelines prescribe specific provisions for trip end facilities per number of
bicycle spaces. From a practical view point, we believe adequate end of trip facilities have been
provided to satisfy demand.

Ref No. 20160156FR001E Traffic Impact Assessment Proposed Development 322 King William Street
Additional bicycle storage spaces can be provided on the basement level as well as various
levels of the car park if required. This will be formalised during detailed design.
The proponent is also considering providing storage space in the residential apartments for
bicycles.
Location of visitor bicycle parking (minimum of 16 rails) is proposed in two locations; outside of
the building along Carrington and King William Streets and the other in the basement parking
level. The final locations will be confirmed with Council.

Ref No. 20160156FR001E Traffic Impact Assessment Proposed Development 322 King William Street
5 Traffic Impact Assessment
5.1 Proposed Access Arrangements
The road layout for the proposed development will generally remain unchanged and incorporates
the following roads:
King William Street No change and no access to site
Carrington Street No change and no access to site
George Parade Widened from 3.66m to 7.81m and two access points are provided to
the site
Toms Court / Public Lane No change and no access to site (as may have an adverse
impact on the operation of the access points to the proposed development)

5.2 Traffic Generation


The traffic assessment for the proposed development is based on the capacity of the car park
and location of car parks within the vicinity. The former can be estimated for both daily and peak
hour periods.

5.3 Traffic Generation


5.3.1 Design Rates
The traffic generation rates for this development have been estimated using previous
investigations undertaken by Aurecon, and the then known RTA (now RMS) NSW Guide to
Traffic Generating Developments (2002) as well as the August 2013 update.
It is estimated that the residential components would generate approximately 6 trips per day and
the remaining car parks if used as employee car parking would on average generate 3 trips per
day. This equates to approximately 1,680 trips generated by the proposed development.
However, as existing uses were located on the site it is estimated that the extra trips generated
would be lower at about 1,400 vehicles per day.
In addition to the traffic generated by the land uses indicated above there is extra traffic
generated by service vehicles for delivery to the proposed building as well as collection of waste.
Colby Industries (refer Table 5.7 of Waste Management Report) have indicated that during week
days there will be a need to collect waste four times a day during on a typical weekday and then
reducing to three a day on weekends. The number of service delivery vehicles is estimated
would be double the number of waste collection vehicles. Consequently, the volume of
commercial related traffic is estimated to be in the order of 10 to 15 vehicles per day.
Peak hour volumes were estimated assuming the peak travel volume is 60% of the car park
capacity. However, the distribution is important with the residential component assumed to be
leaving the site and employee parking arriving in morning and peak and opposite in the evening.
On this basis the development would generate the following:
Residential 60 vehicles leaving and arriving at the site in the AM and PM peak periods
respectively
Commercial 160 vehicles arriving and leaving at the site in the AM and PM peak
periods respectively

Ref No. 20160156FR001E Traffic Impact Assessment Proposed Development 322 King William Street 11
5.3.2 Distribution and Assignment
The traffic assignment and distribution for the proposed development take into consideration that
the road network in the vicinity of the site will not change. The directional distribution and
assignment of traffic generated by the proposed development will be subjective to a number of
factors, including the:
a) Operation of the primary road network (specifically King William Street and Carrington
Street) in the immediate vicinity of the site
b) Existing operation of intersections providing access between the local and primary road
network
c) Likely distribution of employees residences in relation to the site
d) Configuration of access points to the site
Considering the above, approximately 80% of traffic would travel west out of George Parade and
use the King William Street / Carrington Street intersection, with the impact of this assessed
using SIDRA.
Based on the above, the expected increase in traffic on the road network is indicated below:
West to the King William Street / Carrington Street intersection is likely to be in the order
1,300 to 1,400 vehicles per day
Carrington Street (east of George Parade) is likely to be in the order of 300 to 350
vehicles per day
In terms of peak hour movements, the increase would be in the order of 220 vehicles per
hour on the King William Street / Carrington Street intersection.

5.4 Traffic Operation


Based on the estimated existing traffic volumes of approximately:
17,000 vehicles per day on King William Street between Carrington and Halifax Street
6,800 vehicles per day on the section of Carrington Street adjacent to the site
An increase of 1,300 to 1,400 trips per day on King William Street represents an approximate 8
percent increase in daily traffic.
For Carrington Street west of the site, the increase of 1,400 vehicles per day represents about
20% of the daily traffic and is expected to have a minimal impact on traffic operation over the
day. The 300 to 350 vehicles per day east of George Parade represents an approximate 5
percent increase in daily traffic. The increase in traffic is not expected to change the function of
Carrington Street based on modelling.
It is expected that these roads can cater for the additional increase in daily traffic volumes with
only a minor increase in delays and congestion.
The increase in traffic volume is not expected to change the function or operation of King William
Street or the intersection based on the SIDRA modelling (Refer Appendix D). The analysis
indicates that the increased traffic would not affect the level of service for the intersection
(remain at LOS D). The remaining 20% of generated traffic is expected to travel east from the
site. These values may change in peak conditions from vehicles avoiding the King William Street
/ Carrington Street intersection.
There would be minor increases in queue lengths for some movements but this would not impact
on traffic operation.

Ref No. 20160156FR001E Traffic Impact Assessment Proposed Development 322 King William Street
In terms of access from George Parade onto Carrington Street it is acknowledged that the
intersection with King William Street will have an impact on access / egress in peak periods. Site
inspections indicate that queues on the eastern approach to King William Street regularly extend
east of George Parade. On this basis it is recommended that Keep Clear line marking be
provided on Carrington Street at the junction with George Parade to provide the required
opportunities for vehicles to access George Parade.

5.5 George Parade


George Parade will be widened from its current 3.66m width to 7.81m.
The roadway will be connected through to the public lane that provides access to Toms Court.
This connection will allow public access between the Halifax Street and Carrington Street for
pedestrians and cyclists. It is proposed to provide bollards at the end of George Parade to
prevent vehicle access but still allow connectivity for other road users. To assist with pedestrian
/ bicycle movement George Parade will be line marked to provide the following:
1.2m wide area adjacent to the building that will allow for pedestrian and bicycle
movement.
6.6m wide roadway for use by vehicles.
Figure 5.1 provides the line marking layout for George Parade.

Figure 5.1 Proposed layout for George Parade

Street lighting will be provided along George Parade via the underside of the canopy.
Sight distance is restricted to Carrington Street from George Parade due to existing buildings
and car parking along Carrington Street. The widening of the road will improve sight lines to the

Ref No. 20160156FR001E Traffic Impact Assessment Proposed Development 322 King William Street
east. However, sight lines are still restricted to the west. Consequently, it is proposed that a Stop
sign be provided at the junction.
A canopy is provided along George Parade, which provides a clearance of 4.0m. This is less
than the legal height limit of 4.3m. However, as the height of the waste and service vehicles
expected to access the proposed building is less than 4.0m this is not seen as a significant issue.

5.6 Service vehicles


The proposed development is expected to generate service vehicle traffic for both deliveries and
collection of waste materials. The primary access for service vehicle proposed along George
Parade.

Waste Collection
The details of the waste collection requirements are contained in a separate report by Colby
Industries, particularly with regard to frequency of service, size of vehicle and location of pickup.
It is noted that waste collection will be undertaken by private waste contractors. This will allow
collection events to be coordinated to minimise additional traffic movements in the area.
The proposed loading zone would be at the southern end of George Parade. Medium Rigid
vehicles (8.9m in length) would travel along George Parade and then undertake a three point
turn within the southern access area and then travel out in a forward direction to the loading area
as indicated in Figure 5.1 of the Colby Industries report. The vehicle turn templates indicates
that the movement can be undertaken within the existing roadways as indicated in Appendix B, if
bollards are located approximately 2m south of the boundary to Toms Court.
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Figure 5.2 Waste Collection Location Plan

A swept path assessment was undertaken for the movement from Carrington Street into George
Parade. The vehicle would require the full width of George Parade to undertake the left turn
within the required limits.
There is 4.0m clearance between the road way and canopy on George Parade. Colby Industries
indicates that this is adequate for the proposed vehicle types.

Ref No. 20160156FR001E Traffic Impact Assessment Proposed Development 322 King William Street
Table 5.7 of the Colby reports indicates that waste collection would require four vehicles to
access the site a day during weekdays and three times a day on weekends. It also indicates that
the scheduling of waste collection be written into the waste collection agreement so that impacts
(traffic and environmental) are minimised. This should be undertaken once details are known of
the actual tenancies for the proposed building.

Delivery Access
Deliveries to the proposed building are expected to comprise servicing the office and retail areas,
and delivery/removal of furniture for the residential apartments. The former is likely to occur on a
daily basis whilst the latter after initial opening would occur on an infrequent basis.
As indicated in the previous section it is expected that deliveries would occur approximately 4 to
8 times a day depending on the uses for the retail tenancies. To accommodate this traffic, it is
proposed to
Utilise the waste collection location area on George Parade and
Specify one of the parallel parks on Carrington Street to be used as a loading zone
during specific time periods (primarily in the morning).
The use of the waste collection area as a loading zone is considered appropriate as both uses
can be managed to reduce the likelihood of queueing and impact on the access from the
basement level car park.
There are two possible locations that could be used for loading zones on Carrington Street; one
directly opposite the proposed site on the northern side of Carrington Street with the second
location in the last 10m of the 30min parking area on the southern side of Carrington Street.
Council has indicated that it has no objections to this subject to consultation with abutting
property owners which should occur just prior to the building opening.
Delivery / removal of furniture can be undertaken by a wide range of vehicles ranging in size
from a small van to a small semi-trailer. Large rigid vehicles (12.5m in length) or semi-trailers
are too large to be used in George Parade. Consequently, a specific Traffic Management Plan
would need to be arranged between the Council and the building management to provide for
their use. Medium rigid vehicles can access the basement level and this can be provided within
the current footprint but would require a number of car parks to be vacated. Given the infrequent
use for this purpose this is considered manageable.

Ref No. 20160156FR001E Traffic Impact Assessment Proposed Development 322 King William Street
6 Conclusion
Based on the examination and discussions offered within this report, the following conclusions
have been made:
Development of a various use multi-storey structure at 322 King William Street in the
Adelaide CBD will consist of:
Various retail tenancies totalling approximately 1,280m2
Restaurant / Wine bar 650m2 maximum
Commercial area of 12,350m2
Communal activity 700m2
127 residential apartments (predominantly 2 and 3 bedrooms)
A total of 361 spaces with 50 on the basement level and 311 on levels 3 to 9.
Provision of car parking is not required as the site is located in the Capital City Zone,
however 361 spaces have been provided as follows:
A minimum of one car park for each residential apartment
Remaining car parks for retail and commercial tenants and visitors to the site
Eight (8) spaces reserved for people with disabilities.
173 bicycle spaces are required with 192 spaces provided in secure storage area on the
Upper Ground Floor. Additional visitor parking can be provided using bicycle racks
located on the footpath of either Carrington or King William Street subject to confirmation
with Council.
While neither the Development Plan or Austroads Guidelines prescribe specific provision
of end of trip facilities per number of bicycle spaces, we believe the provision of 14
showers and 6 toilets to be adequate.
The design of the parking meets the requirements of the relevant standards and
guidelines which were:
Australian Standard / New Zealand Standard 2890, Parking Facilities, Parts 1,
6
Adelaide (City) Development Plan
Parking User Surveys undertaken by Aurecon for LGA March 2013.
The 8 disabled access parking meet the specific requirements of AS2890 Part 6.
However, the final location can be modified to suit users.
George Parade will be widened from 3.66m to 7.81m to provide access to the site as well
as maintaining access to existing properties on the eastern side of George Parade. The
northern access point will be two-way and the southern access point one-way.
George Parade will be separated into a 6.6m two-way road and 1.2m wide line marked
pathway. This pathway will be provided against the eastern edge of the building to allow
for safe pedestrian access between Toms Court and Carrington Street.
Access to the basement level car park will be controlled by traffic signals to allow safe
access / egress for vehicles.
The development is expected to generate an additional 1,400 vehicles per day onto the
surrounding road network

Ref No. 20160156FR001E Traffic Impact Assessment Proposed Development 322 King William Street
The local road network has the capacity to accommodate anticipated traffic movements
based on modelling results. SIDRA analysis indicates that the increased traffic would not
affect the operation of the road network in the vicinity of the site.
Service and waste collection vehicles can be adequately catered for by use of a loading
area on George Parade in addition to the provision of some on-street loading areas. For
service vehicles to adequately conduct a three point turn on George Parade to enter the
southern access point to the site, bollards located on the boundary of Toms Court require
relocation approximately 2m south.
A 5.2m swept path vehicle was used in accordance with Austroads Guidelines which is
equivalent to the B99 vehicle adopted in AS/NZS:2890 Part 1. Swept path results meet
the Austroads Guidelines and AS/NZS:2890 Part 1.

Ref No. 20160156FR001E Traffic Impact Assessment Proposed Development 322 King William Street
Appendix A

Plans Of Proposed Development

Ref No. 20160156FR001D Traffic Impact Assessment Proposed Development 322 King William Street
A B C D E F G H I J
4050 9085 7600 7600 7600 7600 7600 9085 4050

64670 BOUNDARY

1
4450

PLANT AND
SERVICES SERVICES

DIESEL STORAGE PUMP


ROOM & TANK
2
1 10 11 13

2400
SMALL CAR TRANSFORMER
1:8 1:5 5000
RAMP RAMP VAULT
42 48

4500

4800
8000

6600

2400
SMALL CAR

41 47 14
BIKE PARKS

3
2700 2700 2600

6200 2600 LIFT LIFT


LIFT LIFT

40
30480 BOUNDARY

LIFT LIFT LIFT 6100


6080

6080
LOBBY LOBBY
6930

LIFT LIFT LIFT LIFT

30480 BOUNDARY
43 44 45 46

4
15

RESIDENTIAL CAR PARK


6000

48 CARS
6250

38

37 17

SERVICES
NBN
4450

ROOM

6
64670 BOUNDARY

BASEMENT CAR PARK FLOOR PLAN

At A1 Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing 1:100@A1 Date Drawing No. Revision

Architects 15128_DAC02
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
BASEMENT PLAN 1:200@A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC02 Plotted: Saturday, August 20, 2016 4:23:55 PM
12M LOADING BAY NO PARKING

TRAFFIC SIGNAL 2 ASPECT

2000

GEORGE PARADE EXISTING RIGHT OF WAY

A B C D E F G H I J
3650

3000
4450 TRAFFIC SIGNAL 2 ASPECT

64670 BOUNDARY

1
3000

STOBIE
POLE TO BE 7000
REMOVED

UNDERCROFT DRIVEWAY
PUBLIC
ROAD

4570
1200

1200
FIRE BOOSTER
SERVICES SERVICES SERVICES
2 LOCATION OF
REMOVABLE BOLLARDS
UP

BOOM GATE
SE
C UR
ITYG
1:20 RAMP RIL
L
COMMS 1:8 RAMP
E
SINGLE LANE RAMP
RISER TRANSFORMER ROOM
1:5 RAMP 1:8 RAMP 46SQM
DWN
TENANCY G.1
25SQM COMMS
RISER 1:5 RAMP
COMMERCIAL
WASTE HOLDING
BIKE PARKS

92.8SQM
ELEC. RISER

BOOM GATE
COMMS
RISER
1:20 RAMP
1:8 RAMP

BICYCLE ACCESS ZONE


COMMS
KITCHEN KITCHEN RISER
EXHAUST EXHAUST
BICYCLE ACCESS ZONE
ELEC. RISER
UP BICYCLE ACCESS ZONE
3
KITCHEN
FIRE EXHAUST
CONTROL
ROOM
21SQM DISCHARGE
LIFT LIFT LIFT LIFT
EXHAUST
RESI RESI RESI
WASTE LIFT LIFT LIFT WASTE
35SQM

KITCHEN EXHAUST
27.5SQM

30480 BOUNDARY
LOBBY TOILET
BIKE PARKS

17.5SQM

HYDRAULIC
RISER STORAGE
LIFT LIFT 11sqm LIFT LIFT

DWN

HYDRAULIC
CARRINGTON STREET

CONCIERGE
RISER
4
30480 BOUNDARY

WINE BAR TENANCY G.6


GROUND FLOOR 163SQM
166SQM
ATRIUM / VOID
OVER

TENANCY G.2 TENANCY G.3 TENANCY G.4 TENANCY G.5


47SQM 40SQM 40SQM 47SQM

STOBIE
POLE

6
64670 BOUNDARY

CANOPY OVER
LP
TM

SP BIKE PARKS BIKE PARKS BIKE PARKS BIKE PARKS

BIN

LP

GROUND LEVEL 1 KING WILLIAM STREET

At A1
BICYCLE ACCESS ROUTES
Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing 1:100 @A1 Date Drawing No. Revision

Architects 15128_DAC03
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
PROPOSED GROUND LEVEL 1 1:200 @A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC03 Plotted: Monday, August 22, 2016 10:29:55 PM
A B C D E F G H I J

64670 BOUNDARY

OFFICE/ RETAIL/ RESTAURANT STORAGE RESIDENTS


END OF TRIP VISITORS & VISITORS
FACILITIES 82 PARKS 110 PARKS
UP

2
DWN

(Balcony) TENANCY 1.8


38sqm 142sqm

RAMP FROM GROUND

BIKE STORAGE
3

LIFT LIFT LIFT LIFT


RESI RESI RESI
LIFT LIFT LIFT
LOBBY TOILET/ TOILET/
COLDROOMS COLDROOMS

30480 BOUNDARY
18sqm 25sqm
LIFT LIFT LIFT LIFT
30480 BOUNDARY

WINE BAR
ATRIUM / VOID
1ST FLOOR
214sqm

TENANCY 1.7
TENANCY 1.5 134sqm
TENANCY 1.1
76sqm 76sqm
5

TENANCY 1.2 TENANCY 1.4


38sqm 38sqm

6
64670 BOUNDARY

(Balcony) (Balcony) (Balcony) (Balcony) (Balcony)


(Balcony)
112sqm 28sqm 28sqm 28sqm 28sqm
49sqm

BICYCLE ACCESS ROUTES

UPPER GROUND LEVEL 2

At A1
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing Scale 1:100@A1 Date Drawing No. Revision

Architects 15128_DAC04
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
UPPER GROUND LEVEL 2 1:200@A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC04 Plotted: Saturday, August 20, 2016 4:22:51 PM
A B C D E F G H I J

64670 BOUNDARY

STORAGE FIRE PUMP


ROOM
BUILDING MAIN
SWITCH ROOM

DWN
2
1 8
STORAGE
36 CAGES

SMALL CAR

1:8 1:5
RAMP RAMP RAMP RAMP

6200
6300
1:8 1:20
SMALL CAR

35

RAMP 3
2700 1:8
2700

LIFT LIFT 4035 4035


LIFT LIFT

RESI RESI RESI RAMP


30480 BOUNDARY

LOBBY LIFT LIFT LIFT 1:5

5400

5400
8500

30480 BOUNDARY
LIFT LIFT
LIFT LIFT
RAMP
1:8
SMALL CAR 37 38

34 9050

4
5000 9

SMALL CAR
2400

2400
SMALL CAR CAR PARK
6000 38 CARS

10

SMALL CAR SMALL CAR

2400
5000
32

31 25 16 14 13 11

STORAGE STORAGE

6
64670 BOUNDARY

CANOPY

LEVEL 3 CAR PARK PLAN


PODIUM LEVEL 3

At A1 Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing 1:100@A1 Date Drawing No. Revision

Architects 15128_DAC05
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
PROPOSED LEVEL 3 CAR PARK 1:200@A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC05 Plotted: Monday, August 22, 2016 1:08:06 PM
A B C D E F G H I J

64670 BOUNDARY

2700

STORAGE STORAGE

5600
STORAGE STANDBY DIESEL GENERATOR ROOM
CAGES

2
1 8 9 10 12

43 13

SMALL CAR
SMALL CAR

1:8 1:5 1:5 1:8


RAMP RAMP RAMP RAMP

6300
SMALL CAR
SMALL CAR

42
10735

LIFT LIFT 4035 3985


LIFT LIFT

RESI RESI RESI 8500


30480 BOUNDARY

8500 LOBBY LIFT LIFT LIFT

5400

5400

30480 BOUNDARY
LIFT LIFT
LIFT LIFT

44 45 SMALL CAR
SMALL CAR

42

CAR PARK SMALL CAR


SMALL CAR
6000 45 CARS

17

SMALL CAR SMALL CAR

39

38 18

STORAGE STORAGE

6
64670 BOUNDARY

LEVEL 4 CAR PARK PLAN


PODIUM LEVEL 4

At A1 Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing 1:100@A1 Date Drawing No. Revision

Architects 15128_DAC05A
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
PROPOSED LEVEL 4 CAR PARK 1:200@A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC05A Plotted: Monday, August 22, 2016 1:08:54 PM
A B C D E F G H I J

64670 BOUNDARY

2700

STORAGE STORAGE FUTURE DIESEL GENERATOR ROOM STORAGE

5400
CAGES

2
1 8 9 10 12

43 13

SMALL CAR SMALL CAR

1:8 1:5 1:5 1:8


RAMP RAMP RAMP RAMP

6300
SMALL CAR SMALL CAR

42
10735

LIFT LIFT 4035 3985


LIFT LIFT

RESI RESI RESI 8500


30480 BOUNDARY

8500 LOBBY LIFT LIFT LIFT

5400

5400

30480 BOUNDARY
LIFT LIFT LIFT LIFT

SMALL CAR 44 45 SMALL CAR

41

SMALL CAR SMALL CAR


CAR PARK
6000 45 CARS

17

SMALL CAR SMALL CAR

39

38 18

STORAGE STORAGE

6
64670 BOUNDARY

LEVEL 5 CAR PARK PLAN


PODIUM LEVEL 5

At A1 Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing 1:100@A1 Date Drawing No. Revision

Architects 15128_DAC05B
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
PROPOSED LEVEL 5 CAR PARK 1:200@A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC05B Plotted: Monday, August 22, 2016 1:09:36 PM
A B C D E F G H I J

64670 BOUNDARY

2700

STORAGE
STORAGE STORAGE

5400
CAGES

HAND WASTE
STORE & BIN WASH
2
1 8 9 10 12

43 13

SMALL CAR SMALL CAR

1:8 1:5 1:5 1:8


RAMP RAMP RAMP RAMP

6300
SMALL CAR SMALL CAR

42
10735

LIFT LIFT 4035 3985


LIFT LIFT

RESI RESI RESI 8500


30480 BOUNDARY

8500 LOBBY LIFT LIFT LIFT

5400

5400

30480 BOUNDARY
LIFT LIFT LIFT LIFT

SMALL CAR 44 45 SMALL CAR

41

SMALL CAR SMALL CAR


CAR PARK
6000 45 CARS

17

SMALL CAR SMALL CAR

39

38 18

STORAGE STORAGE

6
64670 BOUNDARY

LEVEL 6 CAR PARK PLAN


PODIUM LEVEL 6

At A1 Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing 1:100@A1 Date Drawing No. Revision

Architects 15128_DAC05C
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
PROPOSED LEVEL 6 CAR PARK 1:200@A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC05C Plotted: Monday, August 22, 2016 1:10:26 PM
A B C D E F G H I J

64670 BOUNDARY

2700

STORAGE STORAGE STORAGE

5600
CAGES

HAND WASTE
STORE & BIN WASH
2
1 9 10 11 13

44 14

SMALL CAR SMALL CAR

1:8 1:5 1:5 1:8


RAMP RAMP RAMP RAMP

6300
SMALL CAR SMALL CAR

43
10735

LIFT LIFT 4035 3985


LIFT LIFT

RESI RESI RESI 8500


30480 BOUNDARY

8500 LOBBY LIFT LIFT LIFT

5400

5400

30480 BOUNDARY
LIFT LIFT LIFT LIFT

SMALL CAR 45 46 SMALL CAR

42

SMALL CAR SMALL CAR


CAR PARK
6000 46 CARS

18

SMALL CAR SMALL CAR

40

39 19

STORAGE STORAGE

6
64670 BOUNDARY

LEVEL 7 CAR PARK PLAN


PODIUM LEVEL 7

At A1 Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing 1:100@A1 Date Drawing No. Revision

Architects 15128_DAC05D
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
PROPOSED LEVEL 7 CAR PARK 1:200@A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC05D Plotted: Monday, August 22, 2016 1:11:03 PM
A B C D E F G H I J

64670 BOUNDARY

2700

STORAGE STORAGE STORAGE

5600
CAGES

2
1 9 10 11 13

44 14

SMALL CAR SMALL CAR

1:8 1:5 1:5 1:8


RAMP RAMP RAMP RAMP

6300
SMALL CAR SMALL CAR

43
10735

LIFT LIFT 4035 3985


LIFT LIFT

RESI RESI RESI 8500


30480 BOUNDARY

8500 LOBBY LIFT LIFT LIFT

5400

5400

30480 BOUNDARY
LIFT LIFT LIFT LIFT

SMALL CAR 45 46 SMALL CAR

42

SMALL CAR CAR PARK SMALL CAR

6000 46 CARS

18

SMALL CAR SMALL CAR

40

39 19

STORAGE STORAGE

6
64670 BOUNDARY

LEVEL 8 CAR PARK PLAN


PODIUM LEVEL 8

At A1 Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing 1:100@A1 Date Drawing No. Revision

Architects 15128_DAC05E
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
PROPOSED LEVEL 8 CAR PARK 1:200@A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC05E Plotted: Monday, August 22, 2016 1:11:42 PM
A B C D E F G H I J

64670 BOUNDARY

STORAGE STORAGE STORAGE


CAGES

2
1 9 10

43 48 13

SMALL CAR SMALL CAR

1:5 1:8
47 RAMP RAMP

6300
SMALL CAR SMALL CAR

42

46

3
2700

LIFT LIFT LIFT LIFT


4035 2985
RESI RESI RESI 8500
8500
LOBBY LIFT LIFT LIFT

5400

5400
30480 BOUNDARY

30480 BOUNDARY
LIFT LIFT LIFT LIFT

SMALL CAR 44 45 SMALL CAR

SMALL CAR SMALL CAR


CAR PARK
6000 48 CARS

17

SMALL CAR SMALL CAR

39

18
38

STORAGE STORAGE

6
TYPICAL CAR PARK FLOOR 64670 BOUNDARY

LEVEL 9 CAR PARK PLAN

At A1 Scale
DAC SUBMISSION
0 10 50 100mm

Cheesman Cheesman Architects Pty Ltd


304 The Parade, Kensington S.A. 5068
Drawing 1:100@A1 Date Drawing No. Revision

Architects 15128_DAC05F
N

322- 336 KING WILLIAM STREET ADELAIDE 5000 tel: 61 8 8431 1144
fax: 61 8 8331 9442
PROPOSED LEVEL 9 CAR PARK 1:200@A3 22-08-2016 -
Copyright ABN 90 008 154 407 ACN 008 154 407 File: I:\Projects\15128 Trims Site (Karidis)\B-Drawings & Images\01 Drawings\SD\15128_DAC05F Plotted: Monday, August 22, 2016 1:12:23 PM
Appendix B

Turning Movements Car Park

Ref No. 20160156FR001D Traffic Impact Assessment Proposed Development 322 King William Street
CAR CAR
GEORGE PARADE EXISTING RIGHT OF WAY
AUSTROADS 2006 (AU)
AUSTROADS 2006 (AU) 4050 [13'-4"] 9085 [29'-10"] 7600 [24'-11"] 7600 [24'-11"] 7600 [24'-11"] 7600 [24'-11"] 7600 [24'-11"] 9085 [29'-10"] 4050 [13'-4"]

64670 BOUNDARY

4150 [13'-8"]
CAR UNDERCROFT DRIVEWAY PUBLIC ROAD
AUSTROADS 2006 (AU)

SECURITY GRILLE
FIRE BOOSTER SERVICES
SERVICES SERVICES

7000 [23']

CAR

6380 [20'-11"]
SINGLE LANE RAMP
5800 [19'-1"]

AUSTROADS 2006 (AU) 1:5 RAMP 1:8 RAMP


TRANSFORMER ROOM
DWN 46SQM

6850 [22'-6"]
CAR
8000 [26'-3"]

TENANCY G.1

BOOM GATE
25SQM 1:20 RAMP 1:8 RAMP 1:5 RAMP
UP COMMERCIAL AUSTROADS 2006 (AU)
WASTE HOLDING
81SQM
4050 [13'-4"]
CAR
AUSTROADS 2006 (AU) 1100 [3'-7"]
5850 [19'-2"]

FIRE

1550 [5'-1"]
UP
CONTROL 4035 [13'-3"]
2700 [8'-10"] 2700 [8'-10"]

3290 [10'-10"]
ROOM
5630 [18'-6"]

29SQM
12035 [39'-6"] LIFT LIFT
LIFT LIFT

6040 [19'-10"]
5990 [19'-8"]
4035 [13'-3"] RESI RESI RESI
6090 [20']

WASTE
WASTE LIFT LIFT LIFT
35SQM
6930 [22'-9"]

34SQM LOBBY TOILET


17.5SQM 3100 [10'-2"]

30480 BOUNDARY
2850 [9'-4"] STORAGE
LIFT LIFT LIFT LIFT
30480 BOUNDARY

11sqm
5450 [17'-11"] 5600 [18'-5"] 2400 [7'-11"]
DWN

CONCIERGE
CARRINGTON STREET

5791 [19']
6250 [20'-6"]

37800 [124'-1"]

TENANCY G.6

13300 [43'-8"]
WINE BAR
3000 [9'-10"] GROUND FLOOR 163SQM
ATRIUM / VOID
11940 [39'-2"]

11940 [39'-2"]
163SQM OVER
10700 [35'-2"]

5950 [19'-6"]

5949 [19'-6"]
TENANCY G.2 TENANCY G.3 TENANCY G.4 TENANCY G.5
47SQM 40SQM 40SQM 47SQM
4450 [14'-7"]

13135 [43'-2"] 7600 [24'-11"] 7000 [23'] 7000 [23'] 7600 [24'-11"] 13135 [43'-2"]
STOBIE
POLE

8400 [27'-7"]

64670 BOUNDARY
3700 [12'-2"]

CANOPY OVER
LP SP
TM
SP

BIN

LP

KING WILLIAM STREET


12.0m LOADING BAY NO PARKING

3.3m
4.5m
GEORGE PARADE
7.0m EXISTING RIGHT OF WAY

CAR
3.5m

AUSTROADS 2006 (AU)


TRAFFIC SIGNAL 2 ASPECT

FIRE BOOSTER SERVICES


SERVICES SERVICES
UP

SE
CU
RIT
YG

BOOM GATE
RIL
LE
SINGLE LANE RAMP TRANSFORMER ROOM
1:5 RAMP 1:8 RAMP
TENANCY G.1 DWN 46SQM
25SQM 1:20 RAMP 1:8 RAMP 1:5 RAMP
COMMERCIAL
CAR
AUSTROADS 2006 (AU)
WASTE HOLDING
BIKE PARKS

BOOM GATE 92.8SQM

BICYCLE ACCESS ZONE

BICYCLE ACCESS
UP ZONE

FIRE
CONTROL
ROOM LIFT LIFT LIFT LIFT
21SQM RESI RESI RESI
WASTE
LIFT LIFT LIFT
WASTE 35SQM
LOBBY TOILET
BIKE PARKS

27.5SQM 17.5SQM

30480 BOUNDARY
STORAGE
LIFT LIFT LIFT LIFT
11sqm
DWN

CONCIERGE
CARRINGTON STREET

30480 BOUNDARY

WINE BAR TENANCY G.6


GROUND FLOOR ATRIUM / VOID 163SQM
166SQM OVER

TENANCY G.2 TENANCY G.3 TENANCY G.4 TENANCY G.5


47SQM 40SQM 40SQM 47SQM

STOBIE
POLE

64670 BOUNDARY

CANOPY OVER
LP TM
SP BIKE PARKS BIKE PARKS BIKE PARKS BIKE PARKS

BIN

LP

KING WILLIAM STREET


SERVICE VEHICLE
AUSTROADS 2006 (AU)

1610.7

SERVICE VEHICLE GEORGE PARADE EXISTING RIGHT OF WAY


SER(AU)VICE VEHICLE
4050 [13'-4"] 9085 [29'-10"] 7600 [24'-11"] 7600 [24'-11"] 7600 [24'-11"] 7600 [24'-11"] 7600 [24'-11"] 9085 [29'-10"] 4050 [13'-4"]
AUSTROADS 2006 SERVICE VEHICLE
AUSTROADS 2006 (AU)
SERVICE VEHICLE
AUSTROADS 2006 (AU)
64670 BOUNDARY
AUSTROADS 2006 (AU)

STOBIE
HICLE
SERVICE SV20E06

4150 [13'-8"]
(AU)
AUSTROAD
POLE

SERVICE VEHICLE
UNDERCROFT DRIVEWAY PUBLIC ROAD

AUSTROADS 2006 (AU)


SECURITY GRILLE

SERVICE VEHICLE
FIRE BOOSTER SERVICES
SERVICES SERVICES

AUSTROADS 2006 (AU)


7000 [23']

6380 [20'-11"]
SINGLE LANE RAMP
5800 [19'-1"]

TRANSFORMER ROOM
1:5 RAMP 1:8 RAMP
DWN 46SQM

6850 [22'-6"]
8000 [26'-3"]

TENANCY G.1

BOOM GATE
25SQM 1:20 RAMP 1:8 RAMP 1:5 RAMP
UP COMMERCIAL
WASTE HOLDING
81SQM
4050 [13'-4"]

1100 [3'-7"]
5850 [19'-2"]

FIRE

1550 [5'-1"]
UP
CONTROL 4035 [13'-3"]
2700 [8'-10"] 2700 [8'-10"]

3290 [10'-10"]
ROOM
5630 [18'-6"]

29SQM
12035 [39'-6"] LIFT LIFT
LIFT LIFT

6040 [19'-10"]
5990 [19'-8"]
4035 [13'-3"] RESI RESI RESI
6090 [20']

WASTE
WASTE LIFT LIFT LIFT
35SQM
6930 [22'-9"]

34SQM LOBBY TOILET


17.5SQM 3100 [10'-2"]
SERVICE VEHICLE

30480 BOUNDARY
2850 [9'-4"] STORAGE
AUSTROADS 2006 (AU)

LIFT LIFT LIFT LIFT


30480 BOUNDARY

11sqm
5450 [17'-11"] 5600 [18'-5"] 2400 [7'-11"]
DWN
SERVICE VEHICLE
AUSTROADS 2006 (AU)

CONCIERGE
CARRINGTON STREET

5791 [19']
6250 [20'-6"]

37800 [124'-1"]

13300 [43'-8"]
WINE BAR TENANCY G.6
3000 [9'-10"] GROUND FLOOR 163SQM
ATRIUM / VOID
11940 [39'-2"]

11940 [39'-2"]
163SQM OVER
10700 [35'-2"]

5950 [19'-6"]

5949 [19'-6"]
TENANCY G.2 TENANCY G.3 TENANCY G.4 TENANCY G.5
47SQM 40SQM 40SQM 47SQM
4450 [14'-7"]

13135 [43'-2"] 7600 [24'-11"] 7000 [23'] 7000 [23'] 7600 [24'-11"] 13135 [43'-2"]
STOBIE
POLE

8400 [27'-7"]

64670 BOUNDARY
3700 [12'-2"]

CANOPY OVER
LP SP
TM
SP

BIN

LP

KING WILLIAM STREET


64670 BOUNDARY

STORAGE/
STORAGE/SERVICES
BIKE PARKS

1 9

37

SMALL CAR CAR CAR


AUSTROADS 2006 (AU) AUSTROADS 2006 (AU)
1:8 1:5
RAMP RAMP RAMP RAMP

6200
6300
1:8 1:20
SMALL CAR

36 CAR CAR
AUSTROADS 2006 (AU)
AUSTROADS 2006 (AU)

RAMP
2700 2700 1:8

3985
LIFT LIFT LIFT LIFT
RESI RESI RESI
RAMP
30480 BOUNDARY

LIFT LIFT LIFT


LOBBY 1:5

5400
8500

30480 BOUNDARY
LIFT LIFT LIFT LIFT
RAMP
1:8
38 39
SMALL CAR

35

5000
CAR CAR 8500
AUSTROADS 2006 (AU) 10
AUSTROADS 2006 (AU)
2400

2400
SMALL CAR CAR PARK SMALL CAR
39 CARS
6000

CAR
11
CAR AUSTROADS 2006 (AU)

2400
SMALL CAR AUSTROADS 2006 (AU) SMALL CAR
5000
33

32 12

STORAGE/ STORAGE/
BIKE PARKS BIKE PARKS

64670 BOUNDARY

15028_PL 01
64670 BOUNDARY

2700

STORAGE/SERVICES
STORAGE/ STORAGE/

5400
BIKE PARKS BIKE PARKS

1 9 10 11 13

44 14

SMALL CAR CAR CAR SMALL CAR


AUSTROADS 2006 (AU) AUSTROADS 2006 (AU)
1:8 1:5 1:5 1:8
RAMP RAMP RAMP RAMP

6300
SMALL CAR SMALL CAR

CAR
43
AUSTROADS 2006 (AU) CAR 10735
AUSTROADS 2006 (AU)

3985
LIFT LIFT LIFT LIFT
RESI RESI RESI
8500
30480 BOUNDARY

LIFT LIFT LIFT


8500 LOBBY

5400

30480 BOUNDARY
LIFT LIFT LIFT LIFT

45 46
SMALL CAR SMALL CAR

42

CAR
AUSTROADS 2006 (AU) CAR
AUSTROADS 2006 (AU)
SMALL CAR CAR PARK SMALL CAR
46 CARS
6000

CAR
18

SMALL CAR
CAR AUSTROADS 2006 (AU) SMALL CAR
AUSTROADS 2006 (AU)
40

39 19

STORAGE/ STORAGE/
BIKE PARKS BIKE PARKS

64670 BOUNDARY

15028_PL 02-06
64670 BOUNDARY

STORAGE/SERVICES STORAGE/SERVICES STORAGE/SERVICES

1 9 10

43 48 13

SMALL CAR CAR CAR SMALL CAR


AUSTROADS 2006 (AU)
AUSTROADS 2006 (AU)
1:5 1:8
47 RAMP RAMP

6300
SMALL CAR SMALL CAR

CAR
42
AUSTROADS 2006 (AU) CAR
46 AUSTROADS 2006 (AU)

2700 2700

LIFT LIFT LIFT LIFT


2985
RESI RESI RESI
LIFT LIFT LIFT 8500
8500
LOBBY

5400

5400
30480 BOUNDARY

30480 BOUNDARY
LIFT LIFT LIFT LIFT

2400
44 45
SMALL CAR

41

CAR
AUSTROADS 2006 (AU) CAR
AUSTROADS 2006 (AU)
SMALL CAR CAR PARK SMALL CAR
6000

48 CARS

CAR
17

CAR
SMALL CAR AUSTROADS 2006 (AU) AUSTROADS 2006 (AU) SMALL CAR

39

18
38

STORAGE/SERVICES STORAGE/SERVICES

TYPICAL CAR PARK FLOOR 64670 BOUNDARY

15028_PL 07
4050 9085 7600 7600 7600 7600 7600 9085 4050

64670 BOUNDARY

5200
4450

SERVICES PLANT AND SERVICES


TRANSFORMER
VAULT

9350
1 10 11 14

CAR SMALL CAR

2400
CAR 1:8 1:5
CAR
5000
AUSTROADS 2006 (AU) RAMP RAMP AUSTROADS 2006 (AU)
43 49

4500
AUSTROADS 2006 (AU)

4800
8000

6600

2400
SMALL CAR

42 CAR 48 15

AUSTROADS 2006 (AU) BIKE PARKS

2700 2700 2600

6200 2600 LIFT LIFT


LIFT LIFT

41
30480 BOUNDARY

LIFT LIFT LIFT 6100


6080

6080
LOBBY LOBBY
6930

LIFT LIFT LIFT LIFT

30480 BOUNDARY
44 45 46 47

CAR CAR 16
AUSTROADS 2006 (AU)
AUSTROADS 2006 (AU)
RESIDENTIAL CAR PARK
6000

49 CARS

CAR
6250

CAR
AUSTROADS 2006 (AU) AUSTROADS 2006 (AU)
39

38 18

SERVICES SERVICES
4450

64670 BOUNDARY
Appendix C

Car Park Levels Painted Island Layout

Ref No. 20160156FR001D Traffic Impact Assessment Proposed Development 322 King William Street
Appendix D

SIDRA Output

Ref No. 20160156FR001D Traffic Impact Assessment Proposed Development 322 King William Street
STORMWATER MANAGEMENT REPORT

King William Street (322-336), Adelaide

Prepared by:

PT Design ABN 35 008 116 916 Project No: 18618


141-149 Ifould Street, ADELAIDE SA 5000 Revision: -00-
Tel: (08) 8412 4300 Fax: (08) 8232 4311 Date of Issue: 11/07/2016
INTRODUCTION
Karidis Corporation Ltd. propose to construct a new multi story commercial building on the corner of
King William and Carrington Streets, Adelaide. The site is located within the central business district
made up of many commercial buildings of a similar nature. The site is also flanked by George Parade
along its eastern boundary. This report considers the manner in which stormwater will be managed
from the site in accordance with Adelaide City Council's (council's) requirements.

THE SITE
The site is a rectangular piece of land 1970m2 in area flanked by roads on three boundaries. The
predevelopment site is entirely covered by roof or paved area (i.e. the predevelopment site is
completely impervious). The existing levels surrounding the site have very little fall to speak of and
differ by only 200mm around the site. Stormwater within George Parade to the east of the site falls
towards the property boundary and is collected by an existing brick drainage channel. This channel
in turn drains to an existing catchpit on the corner of George Parade and Carrington Street. Other
than this eastern boundary, no stormwater from outside of the property flows into the site during
minor rain events.

There are two existing stormwater catchpits in the north-eastern corner of the site located on
Carrington Street and George Parade. These pits will allow for connection of the stormwater from
the proposed development.
At ground level the proposed building stretches from the northern boundary to the southern
boundary and from the western boundary to within 4.2m of the eastern boundary. The land
between the proposed building and the eastern boundary will be paved to act as a road widening to
assist with traffic movement into and out of the proposed basement and upper level carparking
areas.

STORMWATER DESIGN
The ground floor finished floor level of the proposed development has been set at RL 45.40 . This is
set 300mm above the highest adjacent street water table level to minimise the risk of water
inundation from stormwater outside of the proposed site during major storm events. Existing levels
at all boundaries will be maintained.

The highest point of the ramps down into the basement carpark will also be set at RL 45.40 in an
effort to minimise stormwater inundation into the basement from stormwater outside of the site
during a major storm event.

Given both the predevelopment site and proposed post development sites are entirely impervious
areas, the predevelopment and post development stormwater flows will be similar. Council also has
no requirement for stormwater detention for gravity drained developments. For the purposes of
planning approval we will assume a gravity drained system will be adopted. If during design
development a Syphonic roof drainage system is adopted, suitable stormwater detention will be
designed in consultation with Council.

Given the nature of the development, there is potential for roof stormwater to be harvested and
reticulated back into the building. Harvesting and reticulation of stormwater will be considered as
we proceed into detailed design development. Should it prove to be economically viable it will be
added to our design. We reserve the right to determine its suitability to the development in the
future.

A new concrete spoon drain to Council's standard details will be provided for the full length of the
eastern boundary. This will replace the existing brick drainage channel and collect the surface water
in this area. All levels to the existing road will be maintained and all works will be undertaken in
consultaion and with the approval of the neighbouring buildings that utilise George Parade.

All of the major roof stormwater will be directed to the proposed pipe along the east of the building.
This eastern pipe will directly connect into the existing catchpit/s in the north-eastern corner of the
site. Some minor canopy/balcony catchments may discharge direct to the street water table in both
King William and Carrington Streets. Flows from these small catchments will be limited to 15 L/sec
per outlet as per Council's requirements. The manner in which this is connected to the street water
table will be done strictly in accordance with Council's details (refer to appendix A for standard
stormwater connection details). All stormwater pipes will be sized up during detailed design
development strictly in accordance with AS3500.3 during the design development stage.

Given the nature of the development and the fact that the entire ground floor (bar the road
widening to the east)will be set on a suspended slab, Water Sensitive Urban Design measures cannot
be achieved. Further to this, all carparking areas will be within the basement or covered upper level
deck carpark areas. This means that no rainwater will fall onto the carparking areas. As such, there is
no need to provide a GPT/Oil & Grease Arrestor as only clean roof and balcony stormwater will be
discharged from the site.
APPENDIX A
ADELAIDE CITY COUNCIL STORMWATER CONNECTION DETAILS
LEGEND NOTE:

CONTRACTORS NOTES:
E:280826.759 84 UNDER LID
9
PSM 6628/131

N:6131914.28
EL: 45.20m

Date Revision Issue

FOR APPROVAL
PT Design Pty Ltd 141-149 Ifould Street Adelaide SA 5000
T [ 08 8412 4300] F [08 8232 4311] E [ ptdesign@ptdesign.net.au ]

Designed MP Drawn MP
STORMWATER MANAGEMENT PLAN Approved Date JUL '16
SCALE 1:200
CIVIL Sheet 1 of 1

Project

PROPOSED DEVELOPMENT
322-336 KING WILLIAM STREET
ADELAIDE
Client N

KARIDIS CORPORATION
LTD.
Drawing Title Scale

STORMWATER 1:200
MANAGEMENT PLAN
Drawing Number Issue

0 5000 10000 15000


18618-C01 B
SCALE 1:200 @A1 c Copyright
Unit No Date Max Depth Latest Yield Yield Date TDS (mg/L) TDS Date Status SWL (m) SWL Date Purpose Cased To Permit No
(m) Depth (m) (L/sec) (m)
6628-351 04/01/1968 28.04 28.04 UKN
6628-352 10/01/1968 21.51 21.51 UKN 21.34
6628-353 10/01/1968 21.49 UKN 21.49
6628-354 18/01/1968 19.51 19.51 UKN 19.51
6628-367 16/06/1965 12.8 12.8 DRN
6628-506 16/06/1965 0.61 0.61 DRN
6628-11283 09/06/1961 48.77 48.77 BKF
6628-20246 20/04/2000 13 13 MON 13 52356
6628-24568 02/04/2009 15 15 INV 9 161312
6628-26438 0 BKF 217443
6628-26439 0 BKF 217435
6628-26440 0 BKF 217438
6628-26441 0 BKF 217436
6628-26442 0 BKF 217436
6628-26443 0 BKF
6628-26444 0 BKF 217439
6628-26445 0 BKF 217440
6628-26447 0 BKF 217441
6628-26448 0 BKF 217437
6628-26449 0 BKF 217444
6628-26893 15/12/2011 7 7 3.6 15/12/2011 INV 3 208854
6628-26995 24/11/2013 40 20 18 24/11/2013 INV 15.5 227790
6628-26996 14/11/2013 40 0 BKF INV 227788
6628-26997 17/11/2013 40 19.8 12.5 17/11/2013 INV 10.8 227787
6628-26998 19/11/2013 40 0 BKF 227791
6628-26999 21/11/2013 40 20 18 21/11/2013 INV 15.5 227789
6628-27000 27/11/2013 40 0 BKF 227786

64 records

Except where otherwise noted this work is licensed under a Creative Commons Attribution 3.0 Australia License
Crown in right of the State of South Australia

Page 2 of 2 Thursday, 7 July 2016, 10:56:13 AM


322-336 KING WILLLIAM STREET,
ADELAIDE

17TH June 2016

Design Statement

Executive Summary
The drawings and diagrams presented in association with this statement represent the design for a mixed
use development at 322-336 King William Street, Adelaide.
The design has evolved during the course of several months and has included consultation with the State
Government Architects Office. Several design reviews have led to a rigorous design process and an
excellent design outcome which has achieved all of the requisite parameters.
During the development of the proposal the design team has addressed:
o The context
o The overall quantum or size of the development
o Height scale and articulation of the built form
o Vertical and horizontal proportions
o Public amenity and the public realm
o The quantum and visibility of parking
By addressing each of these points the preferred built form and articulation has been achieved.
The proposal now incorporates:
o A cleanly articulated podium incorporating a relevant symmetry which underpins and gives rise to
the two vertically resolved commercial/residential towers.
o An active two-storey street frontage of retail, commercial spaces and hospitality spaces,
enhanced by a continuous first floor balcony along the King William and Carrington street
frontages. This frontage is open, well lit, and inviting and will maximise its engagement with the
public realm.
o A lightly and continuously colonnaded footpath permitting alfresco activities and continuous
pedestrian shade and shelter.
o A boldly defined main entrance which clearly celebrates and expresses the vertical division of the
podium elements.
o Two discretely articulated towers with generous set-backs from each frontage and no significant
encroachments over the public realm. The addition of continuous vertical fins together with the
northern externally expressed stair, add a powerful vertical articulation and cohesive link with the
podium. The recessed balconies rising up the face of the towers punctuate, enhance and add to
the definition of each tower.
o Podium sleeving which entirely screens the enclosed car parking function and which
incorporates the bronzed coloured and horizontally striated vertical elements. These elements
also serve to define and fracture the podium massing at the corners and at points of articulation
in the podium. This simple aesthetic maps the existing built form context and sets up a new
model for a significant parapet as a triumphal edge to the King William Street boulevard.
o Consolidation of all service and vehicular access to George Parade along the eastern side of the
site. This resolution of the back of house activities minimises vehicle crossovers and enhances
and preserves the pedestrian experience along the two major frontages.
o The residential floor plans now incorporate wide frontages and generous balconies to all
residential apartments with natural light and ventilation to all living and bedroom areas.
I:\Projects\15128 Trims Site (Karidis)\A-File\11. Regulatory Approvals\Planning\2016-06-16 - Design Statement.doc Page 1 of 3
o This building is a strong, clean and sharply defined statement of elegant proportions and we
believe it introduces a new age of development for King William Street.

The Development of the Design


At the outset, the development of the site and massing models demonstrated that the ideal form
comprised building the podium to the frontages while setting the towers back from the frontages. The
resolution of this articulation has been achieved by designing a strong physical connection between the
podium and the towers.
The initial pedestrian realm analysis identified that street level activity on both Carrington and King William
Streets was paramount, and the inclusion of street level functions to enhance the activation of the site
would be an important consideration. To this end the designed frontage at street and first floor levels
incorporates shelter, group gathering opportunities and pedestrian comfort. Full height glazing and good
illumination forms an important part of this solution.
The northern facade (Carrington Street) is relatively narrow, while the western or King William Street
facade is long. A two-tower design solution has developed over several iterations with the following
benefits
o Northern sun and light to apartments is substantially increased
o Cross ventilation to all apartments is maximised
o The western and eastern facades are reduced in form to two elegant and vertically articulated
towers.
The inclusion of deck car parking floors to satisfy the demand for the residential apartments and retail and
commercial tenancies has presented several aesthetic challenges, since this activity is not considered
conducive to an active street-front. Numerous architectural solutions that provided the required yield whilst
minimising the visual impact were explored. These revolved around a screen treatment within a Podium
Level that took its cue from the surrounding built form. A hierarchy of facade screen treatments has been
explored.
The resolution and design enhancements that have been incorporated in this comprehensive final design
solution reference the broader urban context, together with the finer urban grain, smaller scale at street
level and proportions typical of the area. The inclusion of balanced diversity in the detailing and further
break-down of the massing presents as a building with a clearly defined and quietly contemporary
character.

Design Vision & Outcome


The final design has benefited from the design review process and we now believe that the proposal
provides an integrated response to amenity, context and urban design without adverse impact. This is
achieved through the following methods:
o The division of the overall massing both vertically (through elemental detail) and horizontally (by
expression of the selected elements achieves a contextual integrity.
o There has been a responsive design progression, particularly in regard to the perceived
truncation of the building and podium dominance of the King William Street elevation as well as
the massing/proportions of the building in general. The emphasis in fine tuning the design has
been on breaking down the massing, creation of smaller built form elements and a review of the
materiality in an attempt to explore a richer diversity in the building elements and palette of
materials in harmony with the established local character.
o The materiality, finishes and built form qualities respond to the context and setting in an
innovative and contemporary manner. This is reinforced by the selection of bronze finished
horizontal and vertical fins and the interplay of fins with glass.
o The introduction of a simple rhythm to the western elevations has been a primary focus through
the design development. This has included the broader articulation of the elevations into clearly
defined smaller elements. The introduction of divisional fins also achieves variety in detail while
providing appropriate responses to orientation and privacy.
o The articulation of the longer elevations is further reinforced by the negative junctions that are
enhanced as continuous full-height balcony recesses which add light penetration and natural
ventilation deep into the internal habitable areas.

I:\Projects\15128 Trims Site (Karidis)\A-File\11. Regulatory Approvals\Planning\2016-06-16 - Design Statement.doc Page 2 of 3


o Together with their setbacks, the two towers are visually underlined at their connection with the
podium by a continuous landscaped terrace.
o The glazing selection comprises Low-E Blue Grey and Neutral glass.
o The further development of the design to maximise natural ventilation and light penetration
opportunities to all internal areas is entirely consistent with the desired residential characteristics.
o The various apartment plans are generous in the provision of space and height. Care has been
taken in designing for best layout and orientation, best natural ventilation and natural light.

In summary, the resolution and design enhancements that have been incorporated in this comprehensive revised
design reference the broader urban context, together with the finer urban grain, smaller scale and vertical
proportions relevant to the context. The inclusion of balanced diversity in the detailing and further break-down of
the massing presents as a dual building form with a cleanly defined character suited to both the location, and the
intended functions.

I:\Projects\15128 Trims Site (Karidis)\A-File\11. Regulatory Approvals\Planning\2016-06-16 - Design Statement.doc Page 3 of 3


ABN 34 122 507 920
24 Anstey Crescent,
Marleston, SA 5033
p +61 8 8297 2385
www.colbyindustries.com.au

Waste Management Plan


Proposed Development at:
322- 336 King William St, Adelaide
Prepared for: Karidis Corporation Ltd

FINAL

5 August 2016

Colby Industries
- IMPORTANT NOTES-
This document has been prepared by Colby Industries for a specific purpose and client (as named in this document)
and is intended to be used solely for that purpose by that client.
The information contained within this document is based upon sources, experimentation and methodology which
at the time of preparing this document were believed to be reasonably reliable and the accuracy of this information
subsequent to this date may not necessarily be valid.
Unless expressly provided in this document, no part of this document may be reproduced or copied in any form or
by any means without the prior written consent of Colby Industries or the client.
The information in this document may be confidential and legally privileged. If you are not the intended recipient of
this document (or parts thereof), or do not have permission from Colby Industries or the client for access to it,
please immediately notify Colby Industries or the client and destroy the document (or parts thereof).
This document, parts thereof or the information contained therein must not be used in a misleading, deceptive,
defamatory or inaccurate manner or in any way that may otherwise be prejudicial to Colby Industries, including
without limitation, in order to imply that Colby Industries has endorsed a particular product or service.

Document verification

Description Waste Management Plan for proposed development at: 322- 336 King William
St, Adelaide

Version FINAL

Issued 5 August 2016

Verification Prepared by Checked by Approved by

Name C. Colby C Colby

Signature

Colby Industries
Contents
Contents .................................................................................................................................................. 1
1 Introduction...................................................................................................................................... 2
2 Status of this document ................................................................................................................... 2
3 Proposed Development ................................................................................................................... 2
3.1 Developer (& project design team) ......................................................................................... 2

3.2 Land use details ...................................................................................................................... 2

4 Design assumptions ........................................................................................................................ 4


4.1 Stakeholder consultation ......................................................................................................... 4

4.2 Collection services .................................................................................................................. 4

4.3 Regulatory compliance & design requirements ...................................................................... 5

4.4 Design & operating provisions ................................................................................................ 5

5 Waste Management System ........................................................................................................... 6


5.1 Services................................................................................................................................... 6

5.2 Sizing (generation volumes).................................................................................................... 6

5.3 Storage .................................................................................................................................... 8

5.4 Operation............................................................................................................................... 12

5.5 Presentation & collection ....................................................................................................... 16

5.6 Transfer pathways ................................................................................................................. 19

5.7 Other facility design and operating requirements ................................................................. 19

6 Operation and management ......................................................................................................... 21


6.1 Management & Operating Responsibility .............................................................................. 21

6.2 Communication strategy ....................................................................................................... 21

6.3 Building User Manual ............................................................................................................ 22

6.4 Community/Strata title arrangements ................................................................................... 22

6.5 Emergency response plan .................................................................................................... 22

7 References .................................................................................................................................... 23
Appendix 1: Site Services Schedule Proposed Development at 322 336 King William St ............. 24
Appendix 2: Waste Storage Areas Concept sketches ....................................................................... 25
Appendix 3: Traffic modelling for collection access .............................................................................. 28

1
Colby Industries
1 Introduction
This document provides a waste management plan (WMP) for planning approval of the development
proposed by PRD Project Management at 322- 336 King William St, Adelaide. The WMP describes
the waste management system (WMS) proposed for the development, and explains how the WMS
will manage waste to achieve regulatory and design objectives. The content of the WMP is aligned to
that recommended by the South Australian Better Practice Guide Waste Management in Residential
or Mixed Use Developments (Zero Waste SA, 2014) (viz. Appendix D).
The WMP has been developed in conjunction with the project Architect, Planner and Traffic Engineer
(see Table 3-1 below). This has ensured that recommended waste services, management systems
and storage areas (to hold all bins needed) as outlined in this WMP have been provided. As part
of this process, consultation was undertaken with David Bland (Coordinator Operations Support &
Waste Management) from Adelaide City Council, to take into account Councils views and comments

2 Status of this document


This WMP has been finalized for lodgment for planning approval.

3 Proposed Development
3.1 Developer (& project design team)
The table below provides the name and contact details for the Developer and relevant members of
the project design team.
Table 3-1: Developer & relevant project design team members
Developer: Karidis Corporation Ltd (49 Angas Street, Adelaide SA 5000)
Architect: Cheesman Architects (304 The Parade, Kensington, SA 5068)
Planner: Ekistics (Level 11, 44 Waymouth St, Adelaide SA 5000)
Traffic Engineer: Tonkin Consulting (Level 2, 66 Rundle Street, Kent Town SA 5067)

3.2 Land use details


The proposed development is located on a ca. 1,285m2 site at 322- 336 King William St, Adelaide, on
the corner with Carrington St see Figure 3-1 overleaf. The site is bounded on the Eastern side by
George Parade, which is a privately owned lane. The development will cover the whole site and
includes 2 towers erected over a common base (to Level 9) see Figure 3-2 overleaf:
Common Base Basement to Level 9, accommodating:
o Entry and lobby areas plus mix of Retail and Food & Beverage tenancies at Ground and
Upper Levels
o Car parking at Basement and Levels 2-9
North Tower another 20 stories of mixed use development, including:
o 66-72 Apartments (ca. 145 Bedrooms) (Levels 20 to 30/31)
o 6437 m2 of commercial offices (Levels 10-19)
{Cont. two pages over}

2
Colby Industries
Figure 3-1: Subject site for proposed development

Figure 3-2: Eastern elevation showing common Base to Level 9 and North and South Towers above

3
Colby Industries
South Tower additional 20 stories of mixed use development, including:
o 61-73 Apartments (ca. (up to) 145 Bedrooms) (Levels 20 to 29)
o 6026 m2 of commercial offices (Levels 10-19)
o Communal area at Level 29
o Pool area at Level 30
o Fine dining restaurant and roof-top bar at Levels 30 and 31 (with kitchen at Level 29)
Table 3-2 below summarizes the expected development metrics by Land Use based on data and
Building Plans (dated June 2016) provided by the Architect. Note: for Ground and Upper Level
commercial tenancies, excluding the Wine Bar, an approximate 40/60 split between Food & Beverage
and Dry Retail tenancies has been assumed. The final configuration of these tenancies will be
resolved once the building becomes operational, which may (or not) require or allow some refinement
to waste management provisions (including storage areas) proposed in this WMP.

Table 3-2: Development metrics summary

Land Use Location Description Development Metric(s)

66-72 Dwellings
North Tower Levels 20-30 Apartments
Up to 145 Bedrooms (provision)
Residential
61-73 Dwellings
South Tower Levels 20-28 Apartments
Up to 145 Bedrooms (provision)
Level 29 Communal Area 169 m2 (NFA)
South Tower
Level 30 Pool area 100 m2 (provision)
Public Areas Level 10 Podium Terrace 720 m2 (NFA)
Common Base Ground (Level 1)
& Upper Ground Lobby areas 250 m2 (provision)
(Level 2)

Commercial - North Tower Levels 10-19 Offices 1205 m2 (NFA)


Offices
South Tower Levels 10-19 Offices 1098 m2 (NFA)
Wine Bar
Ground (Level 1) 490 m2 (NFA)
(inc. balcony)
Common Base & Upper Ground
Commercial - (Level 2) Restaurant / caf 350 m2 (NFA provision)
Retail, Food Dry retail 520 m2 (NFA provision)
& Beverage Fine Dining
Level 30 483 m2 (NFA)
South Tower Restaurant
Level 31 Roof top bar 290 m2 (NFA provision)

4 Design assumptions
4.1 Stakeholder consultation
Several discussions and meetings have been held with the Architect and Traffic Engineer to identify
market and end-user requirements or preferences for the Waste Management System (WMS) at the
proposed Development. Consultation with David Bland (Coordinator Operations Support & Waste
Management) from Adelaide City Council, to take into account Councils views and comments.

4.2 Collection services


Collection services to the proposed Development will be delivered by private waste contractors.
[Council collection services are not sought.] Property Management will align collection services for all
land uses (so the collection event for same services provided to each land use occur at the same

4
Colby Industries
time) to minimize collection events. The private waste contractor will be engaged by Property
Management before the building becomes operational. Lease agreements will oblige commercial
tenants to use the Property Management contracted service, except where other specialist services
(e.g. cooking oil) may be sought.

4.3 Regulatory compliance & design requirements


Design and operation of the WMS is subject to:
The South Australian Environment Protection (Waste to Resources) Policy 2010 (W2REPP)
(Government of South Australia, 2011):
o Waste must be subject to resource recovery processes, which can include source
separation, before disposal to landfill.
o A weekly collection of general waste from residential premises is expected.
Adelaide (City) Development Plan (Department of Planning, Transport & Infrastructure, 2014)
o Identifies need for areas to store waste and recyclable materials, appropriate to the size
and type of development, screened from public, which minimises disturbance to residents
and provides for service vehicle access.
South Australian Better Practice Guide Waste Management in Residential or Mixed Use
Developments (Zero Waste SA, 2014)
o Provides guidance on expected design and operation of waste management systems for
medium to high density residential and mixed use developments.

The above have been considered in developing this WMP.

4.4 Design & operating provisions


The following site design and /or operational requirements or provisions have been specified or
proposed by the Developer.
Residential North & South Towers
o Local disposal point for residents in separate room with disposal access points at each
level (e.g. Levels 20-30 or 28 in South Tower) to (two) waste chutes in each Tower:
General waste & Recycling dual waste chute with e-diverter
Food organics separate waste chute
o Bin storage areas (including for chute discharge) (under each Tower) at Ground (Level 1),
space on plans already set aside
Offices (North Building) North & South Towers
o A shared waste and recycling storage (location to be determined) to be provided for all
offices across the proposed development
o Waste and recycling to be collected by cleaners and disposed to bins in above storage
o Stationery rooms in offices at each level may provide space for confidential paper bins
(and other waste storage, e.g. printer cartridges, batteries, etc.) where needed
Commercial tenancies Retail, Food & Beverage
o These include the tenancies at Ground (Level 1) and Upper Ground (Level 2) as well as
restaurant and bar at Levels 30 and 31 (respectively)
o Shared waste and recycling area and storage for tenant use to be provided, space
already set aside (at Ground Level) on plans for this purpose
o The restaurant and bar at Levels 30 and 31 would have a local waste disposal area in the
kitchen at Level 29, used to hold bins until full after which they would be swapped over
with empties in the Ground Level area

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Collection
o Property Management to coordinate and align all collection services
o Collection point Loading Areas / Zones for parking set aside in (widened) rear
(Eastern) private lane
Hard waste collection Temporary area to be provided for development site
Bin washing On-site bin wash area to be provided

5 Waste Management System


5.1 Services
Table 5-1 overleaf summarizes the proposed waste and recycling collection services to the
Development. These services reflect regulatory, best practice and market expected service provision
taking into account the type and scale of the land use activity.
The services for the Development are classified into different service categories, which determine
how they will be provided:

Routine - Picked up on a regular basis (e.g. weekly, fortnightly, etc.)


On-Call Collected only when required (or as needed by calling in a waste contractor)
External Drop-off Residents or tenants can take these waste/recyclable materials to an external
drop off point (e.g. printer cartridges can be dropped off at an Officeworks store)
Maintenance Services The waste materials may be collected and disposed of by maintenance
staff (e.g. lighting, sanitary, etc.)

5.2 Sizing (generation volumes)


Table 5-2 overleaf summarizes the estimated waste and recycling volumes for different land uses in
Litres/week. These volumes are based on generation rates recommended by the South Australian
Better Practice Guide Waste Management in Residential or Mixed Use Developments (Zero Waste
SA, 2014), assuming the most relevant Land Use Activity Classification (viz. Appendix C).
For some of the commercial land uses (offices), the recommended Recycling generation rates were
split to estimate volumes for additional recycling services likely to be provided (per Table 5-1)
Volumes for Sanitary waste, Cooking Oil, Lighting Waste, Printer Cartridge/Battery are not estimated
(NE) as no metrics are readily available for this purpose; volumes for these items, however, will be
small relative to other waste / recycling services, and provision is made in this WMP for handing and
management of these waste materials.

{Cont. two pages over}

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Table 5-1: Proposed services for Development
Commercial
Service Type Residential Public Areas
Office Restaurant / Caf Bar Retail (Dry)
General Waste General Waste General Waste General Waste General Waste
Recycling Recycling Recycling Recycling
Routine
Food Organics Food Organics Food Organics
(regularly scheduled)
Paper & Cardboard (OPTION) Recycled deposit container (OPTION)
Cooking oil (OPTION)
Hard/E-waste Hard/E-waste Hard/E-waste
Confidential Paper (OPTION)
On-call (as needed)
Printer Cartridges (OPTION)
Batteries (OPTION)
Maintenance Lighting (where applicable)
(waste removed by contractor) Sanitary waste (where applicable)
Lighting
External
Printer Cartridges
(by resident/tenant off-site)
Batteries

Table 5-2: Estimated waste & recycling volumes (in Litres/week). NE: Not Estimated
Waste / Recycling Residential Public Areas Commercial - Commercial - Retail, Food & Beverage
Service Offices
Residential - Residential - Restaurant & Bars Retail
Tower 1 Tower 2 Cafe tenancies tenancies
L/week L/week L/week L/week L/week L/week L/week
General Waste 4350 4350 4553 18690 17500 16380 1910
Dry Comingled Recycling 3630 3630 6230 11670 5460 910
Food/Garden Organics 1450 1450 3120 23330 21840
Paper & Cardboard 11220 NE (OPTION) NE (OPTION)
Recycled Deposit Containers 1250 NE (OPTION) NE (OPTION)
Confidential paper 1250
Cooking Oil NE NE
Hard waste 1015 1015 35 500 58 55 36
E-waste 181 181 125 6 5 4
Sanitary waste NE NE NE NE
Lighting waste NE NE NE NE NE NE NE
Printer Cartridges/Batteries NE NE NE NE NE NE NE
TOTAL 10626 10626 4588 41135 52564 43740 2860

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5.3 Storage
The key waste storage areas at the proposed Development are listed below. These will be located at
Ground Level (Level 1) and Levels 6 and 8 as marked on Figure 5-1, Figure 5-2 and Figure 5-3,
respectively, on pages overleaf. Separate waste storage areas are provided for residential and
commercial use. Appendix 1 to this WMP includes a Site Schedule that identifies recommended
bins to store waste / recycling in each of these areas (for Routine Services) based on proposed
collection frequencies. Appendix 2 also includes additional figures with concept sketches that illustrate
a potential arrangement and bin configuration in each of this areas, which demonstrate that the
recommended number of bins and other equipment and/or infrastructure can be accommodated.
Residential North Tower Waste Room refer Figure 5-1 and relevant figure in Appendix 2
o Waste room for waste / recycling from apartments and public place bins, including
provision for:
Discharge from two chutes for residential apartments
Dual chute (with e-diverter) for general waste and recycling to 1,100L
skip bins
Separate chute for food organics to 660L skip bin
Bin storage (as recommended see Appendix 1)
Residential South Tower & Public area waste storage refer Figure 5-1 and relevant figure in
Appendix 2
o Same chute discharge and bin storage area as Residential North Tower Waste Room
plus separate public place waste storage bins (as recommended see Appendix 1)
Commercial (Shared) Waste Storage refer Figure 5-1 and relevant figure in Appendix 2
o This will be a shared area for all Food & Beverage and Dry Retail tenancies at Ground
and Upper Ground as well as restaurant and bar at Levels 30 and 31.
o It will include the recommended bins and working area to meet waste storage (or
presentation) and operational requirements for these tenancies (see Appendix 1)
Hard waste (temporary) store & Bin wash refer Figure 5-2 and relevant figure in Appendix 2
o Temporary hard waste (storage) for the development (as recommended herein)
o Bin wash area for the development
Office waste storage refer Figure 5-2 and relevant figure in Appendix 2
o Recommended bins and working area to meet waste storage and operational
requirements for all office tenancies (see Appendix 1)

In addition, the restaurant and bar at Levels 30 and 31 would have a local waste disposal bin storage
area in the kitchen at Level 29. The final size and configuration of this local waste disposal area
would be decided at tenancy fit-out. A nominal space provision for this area has been indicated on
the building plans.

{Cont. on pg. 12}

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TRANSFER PATHWAY
Collection point Alternative (Small Vehicle)
Loading Zone Collection point
(temporary)
(temporary)
SPARE

G660 G660 G660 G660 G660

G G G660 G660 G660 G660


240 240

Commercial SPARE R660 R660 R660

Waste Room O660

O660
R660

O660
R660

O660
R660

O660
R660

O660

SPARE
2.0m O660 O660 O660 O660 O660

SPARE SPARE

O660
SPARE
O660

O660
G1100

R1100 G1100

G1100
G1100 R1100
G G R R
240 240 240 240
SPARE

R1100
G1100 G G G R G1100
240 240 240 240

R1100
R1100

G1100

G1100/

G1100/

G1100/
P

P
R1100
O660

Residential (North) Residential (South)


Waste Room Waste Room

Figure 5-1: Ground (Level 1) Waste Areas: Residential (North & South) Waste Rooms, Commercial (Shared) Waste Room and Collection Points Concept only

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Hard Waste (temporary)
Store
& Bin Wash

ACCESS

WASH AREA
HARD WASTE

BIN
(TEMP 15 sq m)

TRANSFER PATHWAY

Figure 5-2: Level 6 - Hard Waste (temporary) store and Bin wash area Concept only, to be located on one level between Levels 4-8

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P P P P CP CP CP
240 240 240 240 120 120 120
O660 O660 SPARE
CP CP CP
P P P P 120 120 120
240 240 240 240

ACCESS

SPARE
G1100 G1100 G1100 R1100 CD1100

TRANSFER PATHWAY
Office Waste Room

Figure 5-3: Level 8 - Office Waste Room Concept only

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5.4 Operation
5.4.1 Routine services
The following sections describe operation of the proposed waste management system (WMS) for
Routine Services. This is presented for land use activities according to:
Land use type refer Table 5-1
A 7-step waste management framework reflecting waste management steps recommended in
the South Australian Better Practice Guide Waste Management in Residential or Mixed Use
Developments (Zero Waste SA, 2014).

5.4.1.1 Residential North & South Towers


Table 5-3 overleaf over summarizes the main steps and elements of the proposed WMS for these
Routine services. Residents will have access to a 3-bin equivalent service (general waste, recycling,
food organics). In essence, residents will be able to dispose of waste into chutes at disposal points
on each floor. These chutes will discharge to bins in the waste storage rooms at Ground (see Figure
A2-1). When full, these bins will be swapped over with empty bins (by Property Management). A
private waste contractor will collect bins from the waste storage, take them to a collection point (in
rear lane), empty them, then return the bins to the waste storage.

5.4.1.2 Public waste


The waste storage room for the South Tower will also include 1,100 bins for disposal of public place
waste by Property Management (see relevant figure in Appendix 2). This will include waste collected
by Property Management staff from bins in the Level 29 Communal Area, Pool area on Level 30,
Level 10 Podium area, Lobby areas at Ground and Upper Ground levels, or elsewhere in the
development. These bins will be collected and emptied at same time as the residential bins.

5.4.1.3 Commercial F&B and Retail tenants (Ground & Upper Ground Levels) and
Restaurant and Roof-top Bar (Levels 30 & 31)
Table 5-4 (pg. 14) summarizes the main steps and elements of the proposed WMS for these
commercial tenants, including restaurant and bar at Levels 30 and 31. For all of these tenants, waste
and/or recycling will be presented for collection at the shared commercial waste storage room at
Ground Level (see Figure A2-1). Tenants will dispose of their waste / recycling and /or transfer it to
this area for collection as follows.
Restaurant and Roof-top Bar (Levels 30 and 31)
o Staff will dispose of waste & recycling to bins or set-down areas in a local waste
disposal area in the commercial kitchen area at Level 29
o The size and configuration of this area will be decided at tenancy fit -out
o These bins or waste will be transferred to the Ground (Level 1) shared commercial
waste area via designated Service Lift
Wine Bar
o The Wine Bar will also have an in-tenancy waste storage area, where staff can
dispose of waste/ recycling again decided at tenancy fit -out
o These bins or waste will be transferred to the Ground level shared commercial waste
area via internal pathway at Ground Level (which will be resolved at detailed design
stage)
{Cont. on pg. 15}

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Table 5-3: Proposed WMS operation Residential and Public place waste
Step Residential North and South Towers Public place / areas (refer Table 3-2)

STEP 1 User Storage Residents sort waste into three key streams; waste, recyclables and organics. Place this waste into Property Management collects waste from lined public place bins (general
bins within their dwellings, e.g.: waste only), ca. 60-80L.
o 20L General Waste Bin;
o 20-40LComingled Recycling Bin; and
o 6L Organics bench-top or under-desk caddy.

STEP 2 - Disposal Via corridors to chute disposal points in separate room adjacent main lifts on each level Taken to waste storage room via Ground level corridors
pathway

STEP 3 Local Waste and recycling Dual selector chute disposal point on each level Residential waste storage room, 31,100L skip bins (general waste)
Disposal Point Organics Adjacent waste chute disposal point

STEP 4 Transfer Via chutes to skip bins in storage area at Ground Level
pathway

STEP 5 Central Ground Level waste storage rooms (two, one each for North & South Towers) providing space for:
storage area o Chute discharge:
Waste & recycling - Dual selector chute via e-diverter to 1,100L skip bins
Organics - to 660L skip bin
o Property Management monitors all bin and swap overs when full
o Bin storage:
21,100L Waste bin
21,100L Recycling bin
1660L Organic waste bin
STEP 6 Collection Pull-in, pull-out of bins by waste contractor from waste storage area to collection points in rear lane.
pathway

STEP 7 Collection Location Temporary loading area, rear lane


Truck(s) Rear-lift truck (commercial service).

Frequency Up to three times per week

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Table 5-4: Proposed WMS operation Commercial tenants and offices
Step Commercial Tenants Offices (Levels 10 19)

Restaurant (Level 30), Roof-top Bar (Level 31) & Other Food & Beverage (Ground & Dry Retail (Ground & Upper Ground levels)
Wine Bar (Ground & Upper Ground levels) Upper Ground levels)

STEP 1 User Staff sort waste and recyclables into suitable sized Staff sort waste and recyclables into Tenants to have (depending on tenancy size) User disposal bins provided, including:
Storage static or mobile bins within kitchen / service area suitable sized static or mobile bins within following type of bins for general waste & recycling o 20-30L Under desk paper bins
Bin types and sizes selected during tenancy fit-out. kitchen / service area. o Smaller lined bins, ca. 60-80L; o Bin stations for waste, recycling &/or organics
Bin types and sizes selected during tenancy o 140/240L MGBs; and/or disposal (10-40L)
fit-out. o Set-down areas bins for other waste / bulky o 140L paper and/or confidential paper bins in
recyclable materials (e.g. cardboard, plastic stationery room
film, printer cartridges, etc.)
Configurations decided at tenancy fit-out
STEP 2 - Disposal By staff using trolley or mobile bins to local waste By staff using trolley or mobile bins to in- Waste / recycling from smaller bins - taken to Waste collected by cleaner that transports it to Level
pathway disposal storage tenancy waste storage commercial waste storage area via lobby and/or 3 waste storage area for disposal (or presentation)
o This area will be located in the Commercial This area to contain a mix of skip bins, back-of-house corridors via corridors and Service Lift
Kitchen on Level 29 for Restaurant (Level 30) & MGBs &/or set-down areas needed to meet In-tenancy MGBs to this location in tenancy Office staff may also directly take waste & recycling
Roof-top Bar (Level 31) temporary waste disposal needs to Level 3 waste storage area for disposal /
This area to contain a mix of skip bins, MGBs &/or set- presentation (by arrangement with Property
down areas needed to meet local waste storage needs Management)

STEP 3 Local Waste and recycling disposed into bins at local waste Waste and recycling disposed into bins at Waste / recycling from smaller bins - commercial Shared Office Waste area at Level 3
Disposal Point disposal storage area this location. waste storage o Waste and recycling disposed (or presented
Bin storage (minimum): Bin storage to be determined at time of In-tenancy MGBs in-tenancy bin storage area for collection) by cleaners or staff into bins at
o 660L General waste bin tenancy fit-out including area for cooking oil this location.
o 660L Comingled recycling bin or recycled deposit containers (if needed) o Spare area for presentation of other types of
o 240/660L Organic waste bin(s) waste (e.g. printer cartridges, batteries, lighting
o Spare area or bins for cardboard, cooking oil or etc.)
recycled deposit containers (as needed) Refer to Appendix 1 and Appendix 2 for
recommended bin and waste storage provision and
STEP 4 Transfer Bins / waste transferred by staff to Ground Level Commercial (Shared) Waste area (with full bins swapped over with empties)
example configuration
pathway o For waste area on Level 29 in Commercial Kitchen, staff use corridors on this level and designated Service Lift for this purpose
Internal transfer pathways to be resolved at detail design
STEP 5 Central Commercial (Shared) Waste area (Ground Level) refer to Appendix 1 and Appendix 2 for recommended bin and waste storage provision and example configuration
storage area

STEP 6 Collection Via exit door from this area to rear lane Via Service Lift to Ground Level, through
pathway commercial waste storage area to rear lane

STEP 7 Collection Location Temporary loading area, rear lane


Truck(s) Rear-lift truck (commercial service) or Pantech-type truck

Frequency Up to daily collection (depends on volumes and service demands).

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{Cont. from pg. 12}
Other Food & Beverage & Dry Retail tenants (Ground & Upper Ground levels)
o Depending on size and individual requirements, these tenants may have a small in-
tenancy waste storage area or take waste / recycling directly to empty in bins (or set-
down area) in the Ground level shared commercial waste area via lobby areas,
corridors and/or designated Service Lift (if at Upper Ground level).
Spare areas will be available in the shared commercial waste storage room at Ground level for
storage and/or presentation of other waste where needed (e.g. cooking oil, recycled deposit
containers, etc.).
A private waste contractor will collect bins from the waste storage, take them (via Service Lift) to a
collection point at Ground level (see Figure 5-1), empty or replace them, and return empty bins to the
waste storage.

5.4.1.4 Office (Levels 10-19)


Table 5-4 (pg. 14) summarizes the main steps and elements of the proposed WMS for Routine
services to office areas on Levels 10-19. Cleaners would collect waste / recycling from bins in the
office areas and take it to the Level 8 waste storage in this building (see Figure 5-3) for disposal. This
will include paper, general waste, recycling and food waste. The office areas may also have separate
paper and confidential paper MGBs in stationery rooms. When full, these will be taken (by cleaners
or staff) to the Level 8 waste storage room for presentation. A private waste contractor will collect
bins from the waste storage, take them (via Service Lift) to a collection point at Ground level (see
Figure 5-1), empty or replace them, and return empty bins to the waste storage.

5.4.2 On-call

5.4.2.1 Hard waste/E waste All Land Use Activities


Hard /E-waste storage and collection for all land-use activities will be managed by residents and/or
tenants themselves. They will usually be required to organize for direct collection from their premises.
A (small) temporary hard waste storage area, however, will be available (at Level 6 see Figure 5-2),
which will be managed by Property Management. The waste contractor will remove the hard waste
and take it via Service Lift and commercial waste storage area to a rear-lane collection point (see
Figure 5-1) for loading on a Pantech-type truck.
The Building User Manual for Residents and Tenants will include advice on availability and organizing
Hard /E-waste collection services.

5.4.2.2 Sanitary Commercial tenancies & Public place


Commercial tenancies and Property Management will make provision in their toilets for collection of
sanitary waste products. These services are usually provided by a specialist contractor with smaller
collection vehicle. The contractor will park at a collection point in rear lane (see Figure 5-1) and pick
up and replace sanitary bins from the toilets in commercial tenancies. This service will be coordinated
by Property Management and is likely to be regularly scheduled (e.g. weekly collection for all
tenancies across the proposed Development).

15
5.4.3 External
Residents and tenants will be able to dispose of smaller waste items, such as printer cartridges,
batteries and lighting, to publicly available external drop off points, which accept these materials.
The Building User Manual for Residents and Tenant will include advice on external drop-off points.

5.4.4 Maintenance
Commercial and/or residential areas will generate waste from maintenance activities (e.g. lighting,
repair work, etc.). These waste materials will be handled and disposed of by the contractor
undertaking these services. [Dedicated on-site storage for these waste materials is therefore not
needed.]

5.5 Presentation & collection


5.5.1 Collection access
Collection trucks will park in the rear lane (see Figure 5-1) to collect waste from waste storage areas
in the proposed development. This rear lane includes the existing privately-owned lane, George
Parade, which will be widened (as part of the proposed Development) from 3.66m to 7.0m. Access
to the proposed loading areas has been assessed by the Traffic Engineer (Tonkin Consulting, July
2016). The trucks would enter the rear lane in a forward direction from Carrington St, conduct a three
point turn at the Southern car access point, then park at designated loading areas see Appendix 3
for copy of swept path modelling by Traffic Engineer. When collection is complete, the trucks would
exit back onto Carrington St in a forward direction. This arrangement should be suitable (per
assessment by Traffic Engineer) for the types of collection trucks needed to service this Development
(see typical truck sizing in Figure 5-5 overleaf).
It is noted, however, that this rear lane will continue to provide access to nearby properties. It will also
be used for vehicular access to car parking to the proposed Development. In this regard, the Property
has free and unrestricted right-of-way to George Parade. The Developer is in negotiations with
nearby properties regarding widening of the rear lane (as mentioned above). The shared use of the
(widened) rear lane for waste collection to the Development will require careful consideration and
management of vehicular access and parking controls and collection timing, which are to be finalized
as the project progresses.

5.5.2 Collection vehicles


Table 5-5 overleaf summarizes the type and size of collection trucks that will be able to collect waste
and/or recycling at the proposed Development. These dimensions will allow for a most types of
standard waste collection vehicles commonly used by commercial waste contractors in Adelaide,
subject to vehicle selection to ensure it meets clearance restriction of <4m under the Ground level
building canopy. The Traffic Engineer has used this information for (swept path) modelling to confirm
collection truck access to the collection points at the proposed Development (Tonkin Consulting, July
2016). Property Management will need to confirm with waste contractors when organizing services
that their collection trucks are able to meet the access arrangements that have been provided for.

16
Table 5-5: Dimensions and clearance requirements for waste trucks servicing at this development
Type of Vehicle Rear-lift truck Pan-tech/skip/ flat-bed truck

Vehicle Dimensions 3.5m (h) x 2.7m (w) x 8.2-10m (l) 3.5 to <4m (h) x 2.7m (w) x 8-10m (l)
(final dimensions depend on truck selection) (final dimensions on waste contractor and/or truck selection)

Vehicle turning 18-25m 15 -25m


circle (depending on truck selection) (depending on truck selection)

See Vehicle Dimensions above See Vehicle Dimensions above


Travel/Access
Vertical Clearance: 3.6-3.8m Vertical Clearance: 3.5 to <4m
provisions:
(depending on truck selection) (depending on truck selection)

Operating Parking Space Length: 10-12m Parking Space Length: 10-14m


provisions (when Vertical Clearance: Up to 3.9m Vertical Clearance: < 4m
(depending on truck selection & allowing for rear bin /
parked & loading) (depending on truck selection & allowing for rear loading) waste loading)

5.5.3 Collection Frequency


Table 5-6 below summarizes collections required for the main Routine/scheduled services to the
Development. The Routine services across the site will be coordinated and aligned (by Property
Management) so that a single waste contractor collects for each service (as opposed to more than
one contractor delivering the same service), to minimize collection events. The outcome of this
arrangement for collection events is illustrated in Table 5-7 overleaf. As most commercial tenancies
(including offices) will require daily collection, daily collection is also available for all other land use
activities (residential, public waste). In these situations, the waste contractor will inspect the bins (for
the relevant service) in all waste storage areas, and if full (or nearly full), will empty, but if still empty
(or largely empty), will leave as is until the next day. At least one collection event per service will
therefore occur each day. In summary, there will at least 4 collection events per weekday and 3 per
day on the weekend. However, there may be up to 5-7 collection events on some days if the larger
Food & Beverage tenancies elect separate cardboard and recycled deposit container services.
In addition, there will be periodic on-call collections for Hard/E-waste, which may occur once to twice
a month (but either could be more or less per month depending on site demands). Property
Management will coordinate and schedule a regular Hard waste service to the proposed Development
for this purpose.
There will also be regular collections for sanitary waste (e.g. on a weekly basis) as well as collections
scheduled for other specialized recycling services that commercial tenancies may request (e.g.
cooking oil, printer cartridges, etc.).

Table 5-6: Routine/scheduled service collection frequencies


Collection
Land Use Service Provider No. & Type of Bins
frequency
Garbage 2 1,100 Mobile Skip
Residential North
Recycling 2 1,100 Mobile Skip
Tower
Food Waste 1 660 Mobile Skip
Garbage 2 1,100 Mobile Skip Three times per
Residential South Commercial week
Recycling 2 1,100 Mobile Skip
Tower
Food Waste 1 660 Mobile Skip
Public Place Waste
Garbage 2 1,100 Mobile Skip
Storage
Garbage 3 1,100 Mobile Skip Daily

17
Comingled Recycling 1 1,100 Mobile Skip (Five days per
week for Offices)
Office Waste Paper & cardboard 7 240 MGB
Storage Confidential paper 2 140 MGB
Food Waste 1 660 Mobile Skip
8 660 Mobile Skip
Garbage
2 240 MGB
Commercial
(shared) Waste 4 660 Mobile Skip
Storage Recycling
1 240 MGB
Food Waste 10 660 Mobile Skip

Table 5-7: Example of waste collection scheduling and frequency for Routine Services over typical week

Bins Collected Collection event


Scheduled Service
Location Frequency M T W Th F S Su
Residential North
Tower
Residential South
Tower
Public Place Waste
General waste 1 1 1 1 1 1 1
Storage
Office Waste Storage

Commercial (shared)
Waste Storage
Residential North
Tower Daily
Residential South (Three days a
Tower week for
Residential &
Recycling 1 1 1 1 1 1 1
Office Waste Storage Public Place)
(Five days per
week for Offices)
Commercial (shared)
Waste Storage
Residential North
Tower
Residential South
Tower
Organic waste 1 1 1 1 1 1 1
Office Waste Storage
Commercial (shared)
Waste Storage

Confidential paper Office Waste Storage 1 1 1 1 1 - -


TOTAL 4 4 4 4 4 3 3

5.5.4 Collection Duration


Routine collection events to the proposed Development may range from 30 to 50 minutes depending
on the collection point, service being provided and type and number of bins being collected and where
from. The duration of a Hard waste collection events may be up to 20-40 min depending on type and
number of items being loaded and where they need to be collected from. Sanitary collections may
take 30-40 min to visit all of the toilets across the site.

18
5.5.5 Collection scheduling
Collection events should be scheduled to occur outside of peak access hours to minimize associated
traffic impacts on access via rear lane to the development and nearby properties, as well as at times
to minimize impacts on local amenity. These collection times should be determined before the
building becomes operational based on advice from the Traffic Engineer, in consultation with Council,
selected waste contractor, and other relevant authorities or stakeholders. Scheduling of collection will
need to comply with the Environment Protection (Noise) Policy 2007 (South Australian Government,
2008) to avoid adverse impact on amenity. Final scheduling arrangements will be embedded into the
waste collection contract agreement(s).

5.6 Transfer pathways


The transfer pathways for the WMS are described in Table 5-3 and Table 5-4 and main collection
transfer pathways are illustrated in Figure 5-1 and Figure 5-3. The following is provided as a guide for
sizing and designing transfer pathways.

Disposal pathways
o User disposal less than 30m and free of steps, no grades greater than 1:15, and cater for
mobility impaired users.
o Local disposal points to central storage sufficient width to accommodate relevant bins or
waste loads being transferred, free of steps, with no grades greater than 1:12
o Collection less than 15m with no grades greater than 1:10
Corridor widths
o 240L MGBs or smaller bins / loads min. 1,000 mm (min. 1,200mm preferred)
o 660L or larger skips and/or waste loads min. 1,500mm
Doors
o Local disposal access 800mm
o Transfer pathways Appropriate to the size of bin to be transported, e.g.
240L MGB min. 800mm
660L skip min. 1,200mm
1,100L skip min 1,500mm
Floors Hard surfaces where bins and skips are to be carted
Lifts All lifts should be sized to allow for bulky hard waste items.

These requirements for transfer pathways in the proposed Development appear to be generally
satisfied. All relevant transfer pathways will be reviewed and confirmed at detailed design stage to
ensure they are appropriate. This will include size and type of service lift and sizing of access doors
and corridors.

5.7 Other facility design and operating requirements


5.7.1 Detailed design
The Developer will obtain appropriate engineering advice and design data for waste management
equipment and associated infrastructure and building services (e.g. electrical, water, ventilation, etc.)
from relevant suppliers to finalize design specifications and spatials during building detailed design, to
ensure that the waste management system can be installed and function and operate as proposed in
this WMP. This will include the achieving following design and operating requirements or outcomes.

19
5.7.2 Signage
Appropriate signage will be used at local disposal points to ensure correct disposal of waste and
recyclable materials. These will conform to the signage requirements recommended in the South
Australian Better Practice Guide Waste Management in Residential or Mixed Use Developments
(Zero Waste SA, 2014). Particular attention will be paid to signage at chute disposal points for
residents to ensure correct operation of the e-diverter. Adelaide City Council should be consulted and
may provide signage for this purpose.

5.7.3 Collection bin design and colours


Colours of bins used for collection will conform to the Australian Standard for Mobile Waste
Containers (AS 4213).

5.7.4 Waste chute duct & e-diverter


Installation of residential waste chutes will conform to Building Code of Australia (BCA) requirements,
including acoustic insulation to minimize noise impacts during operation, and provide for access by
water and electrical services required for operation and maintenance (including cleaning) of the dual
selector chute.
The waste chute will include an extraction fan so the system can operate under negative pressure
and in-situ cleaning system to keep tube surfaces clean. This will require a suitable hard surface and
installation of drains (to sewer) and grading of floors to capture wash water at the chute discharge
points.
The waste chute and e-diverter will be subject to a regular inspection and maintenance schedule to
ensure reliable operation.
The final alignment of waste chute, clearances required, and installation details for e-diverter will be
reviewed and confirmed at detailed design stage.
Note: The Ground level clearance (in building) is at least 4.2m. Depending on final Ground and
Upper Level floor plans and locations of chutes and discharge points, it will need to be confirmed that
this is sufficient clearance to accommodate the necessary chute alignments and e-diverter. If not,
provision may need to be made for a protuberance at Upper Ground Level.

5.7.5 Automatic Bin Monitoring


Automatic bin monitoring to alert Property Management to when residential bins are full and need to
be swapped over will be installed, to maximize bin utilization and avoid over-fill of bins.

5.7.6 Bin cleaning


An on-site bin wash area has been provided (at Level 6 see Figure 5-2) for bin washing. This area
will: have a graded waterproof floor; drain to sewer with basket screen; potable water supply with
faucet and hose connection; 1/240V power supply; walls lined to water proof; and temporary
curtains or screens that can be erected during bin wash events.
Property management will be responsible for managing access to the bin wash area. Property
Management will be responsible for cleaning bins for the Residential waste storage area. Commercial
tenants will be responsible for cleaning their own bins. Bin cleaning may also be contracted out to an
external provider (to perform using the on-site bin wash area or off-site by temporarily taking the bins
away).
20
5.7.7 Vermin, hygiene & odour management
An inspection and cleaning regime will be implemented by Property Management to ensure that
surfaces and floors around local disposal points, local disposal areas, transfer pathways and waste
storage areas are kept clean and hygienic and free of loose waste and recycling materials.
For the Residential WMS, Property Management will:
Surface clean and sanitize any disposal access points (including inside access doors/panels)
and/or local disposal areas weekly, and clean waste storage areas every 2-3 months.
Ensuring that any spillages are cleaned up immediately and sanitized.
Monitor and routinely clean the waste chutes in line with suppliers instructions and
equipment/system provided.
To minimize odours emanating from open bins under the chutes for the Residential WMS, installation
of a fixed or flexible shroud around the chute and above the bins will be considered.
Commercial tenants will be obliged to undertake similar regimes as part of their tenancy agreements.
All local disposal areas/rooms and waste storage areas at the proposed Development will be
equipped with extraction fans, venting to atmosphere, to prevent odour build up. The vent locations
will be selected to avoid impact on residents, tenants and/or neighbours.
Waste storage areas will be air-conditioned to maintain them at moderate temperatures (<25C)
during hot weather conditions, to minimize odours that might be generated by putrescible matter.

5.7.8 Handling Peak Periods


This WMS and its storage areas for waste have been designed to handle typical peak week
generation rates of waste and recyclables. However, there may be some periods during the year
(e.g. Christmas, Easter), when volumes might potentially exceed these design values. In these
situations, the current design of the WMS provides spare bins and/or storage areas for Property
Management and/or tenants to store additional waste and recycling if this is needed.

5.7.9 Grease trap waste


This liquid waste stream is not considered in this report, and if relevant to the proposed development,
will be addressed separately as part of Building Services assessment.

6 Operation and management


6.1 Management & Operating Responsibility
Property Management will be responsible for managing and operating the WMS for the proposed
Development.

6.2 Communication strategy


Provision will be made to provide education and training in use of the WMS as follows. Adelaide City
Council should be consulted and may provide assistance with providing communication advice and
education support on waste management for this purpose.

21
6.2.1 Residents
This will include:
Waste management advice in residents Building User Manual located in each apartment;
First-day training by Property Management when new occupant or tenant arrives (including
expected or required waste and recycling management and disposal practices);
Annual follow-up reminder/refresher notices which may include results of audit/monitoring (if
conducted).

6.2.2 Commercial tenants


Tenants will be provided with similar advice and training about expected waste management
requirements. This will include what waste management provisions are included in their lease
agreements and/or what they should include in their cleaning and commercial waste collection
contracts.

6.2.3 Property Management staff


A separate training and education program for Property Management staff will be undertaken, to
ensure that they are able to effectively perform waste management responsibilities, including
managing Hard/E-waste.

6.3 Building User Manual


The Building User Manual for residents and tenants will include:
Roles and responsibilities for residents, tenants, Property Manager and collection contractors
Instructions for correctly disposing of waste and recycling (including access and correct use of
storage areas and disposal points)
Relevant health and safety advice
Contact information for further information, questions and issues

6.4 Community/Strata title arrangements


Obligations for residents and/or property owners to comply with requirements for proper waste
management (in line with this WMP) will be written into the Community/Strata plan lodged with the
Lands Titles Office.

6.5 Emergency response plan


Property Management will develop an emergency response plan to manage waste or related issues
at the proposed Development, including for the following specific events.
Waste chute / e-diverter failure
Collection service(s) not available

22
7 References
Department of Planning, Transport & Infrastructure. (2014, October 30). Adelaide (City) Development
Plan. State Government of South Australia.
Government of South Australia. (2011, November 24). Environment Protection (Waste to Resources)
Policy 2010.
South Australian Government. (2008). Environment Protection (Noise) Policy 2007 under the
Environment Protection Act 1993, Version: 31.3.2008. Retrieved from
http://www.legislation.sa.gov.au/
Tonkin Consulting. (July 2016). Traffic Impact Assessment: Proposed Development 322 King William
Street.
Zero Waste SA. (2014). South Australian Better Practice Guide Waste Management in Residential
or Mixed Use Developments.

23
Appendix 1: Site Services Schedule Proposed
Development at 322 336 King William St
No. Bins recommended Max. no.
Waste volume Bin Size Collection days
Storage Area Service Bin type Min.
(L/week) (L) Frequency Spares Total between
Number collection
Three times
Garbage 4350 Mobile Skip 1,100 per week
2 2 3

Residential North Three times


Recycling 3625 Mobile Skip 1,100 2 2 3
per week
Tower
Three times
Food Waste 1450 Mobile Skip 660 1 1 3
per week
Three times
Garbage 4350 Mobile Skip 1,100 per week
2 2 3
Residential South Three times
Recycling 3625 Mobile Skip 1,100 2 2 3
Tower per week
Three times
Food Waste 1450 Mobile Skip 660 per week
1 1 3
Public Place Waste Three times
Garbage 4553 Mobile Skip 1,100 2 2 3
Storage per week

Garbage 18695 Mobile Skip 1,100 Daily 3 1 4 1

Comingled
6232 Mobile Skip 1,100 Daily 1 1 1
Recycling
Paper &
Office Waste Storage cardboard 11217 MGB 240 Daily 7 1 8 1

Confidential
1246 MGB 140 Daily 2 4 6 1
paper

Food Waste 3116 Mobile Skip 660 Daily 1 1 2 1

4840 Mobile Skip 660 Daily 8 1 9 1


Garbage
273 MGB 240 Daily 2 4 6 1
Commercial (shared)
2447 Mobile Skip 660 Daily 4 2 6 1
Waste Storage Recycling
130 MGB 240 Daily 1 2 3 1
Food Waste 6453 Mobile Skip 660 Daily 10 1 11 1

24
Appendix 2: Waste Storage Areas Concept
sketches

O660
G1100
2.0m

R1100
G1100

R1100
G1100

R1100
O660

0m 1.5m 2.5m 5m

Figure A2-1: Residential North Tower Waste Area - Concept only

SPARE
SPARE

2.0m
O660

O660
G1100

G1100
R1100

G1100
G1100

R1100
R1100
G1100/P

G1100/P

G1100/P

0m 1.5m 2.5m 5m

Figure A2-2: Residential South Tower Waste Area (including Public Place waste storage) - Concept only

25
SPARE

G660 G660 G660 G660 G660

G G G660 G660 G660 G660


240 240
1.8m

1.3m
SPARE R660 R660 R660

O660 R660 R660 R660 R660

O660 O660 O660 O660 O660

SPARE
O660 O660 O660 O660 O660

SPARE
1.6m
1.2m

G G R R
240 240 240 240
SPARE
G G G R
240 240 240 240

0m 1.5m 2.5m 5m

Figure A2-3: Commercial Waste Storage - Concept only

P P P P CP CP CP
240 240 240 240 120 120 120
O660 O660
CP CP CP
SPARE
P P P P 120 120 120
240 240 240 240

ACCESS

SPARE
G1100 G1100 G1100 R1100 CD1100

0m 1.5m 2.5m 5m

Figure A2-4: Office Waste Storage (Level 8) - Concept only

26
ACCESS
2m

WASH AREA
HARD WASTE
(TEMP 15 sq m)

BIN
0m 1.5m 2.5m 5m

Figure A2-5: Hard Waste (temporary) storage & Bin wash area (Level 6) - Concept only

27
Appendix 3: Traffic modelling for collection access

Figure A3-1: Traffic modelling of swept paths for collection access by MRV to proposed development: Entry from Carrington St, Three-point turn, parking, and forward exit back onto
Carrington St (Tonkin Consulting, July 2016)
28
PEDESTRIAN WIND ENVIRONMENT STATEMENT

322-326 KING WILLIAM STREET, ADELAIDE

WD085-01F02(REV1) - WS REPORT

20 JULY 2016

Prepared for:

Karidis Corporation Ltd

49 Angas Street Adelaide SA 5000

WINDTECH Consultants Pty Ltd ABN 72 050 574 037


Head Office: 607 Forest Road, Bexley, NSW 2207, Australia
P +61 2 9503 0300 E reception@windtech.com.au W www.windtech.com.au

Sydney | Abu Dhabi | London | Melbourne | Mumbai | New York | Shanghai | Singapore
DOCUMENT CONTROL

Non- Reviewed &


Issued Prepared By Instructed By
Date Revision History Issued Authorised by
Revision (initials) (initials)
Revision (initials)
June 30, 2016 Initial - 0 TH TR TR
July 20, 2016 Updated - 1 TH TR TH

The work presented in this document was carried out in accordance with the Windtech Consultants Quality Assurance System, which is
based on International Standard ISO 9001.
This document is issued subject to review and authorisation by the Team Leader noted by the initials printed in the last column above.
If no initials appear, this document shall be considered as preliminary or draft only and no reliance shall be placed upon it other than
for information to be verified later.
This document is prepared for our Client's particular requirements which are based on a specific brief with limitations as agreed to with
the Client. It is not intended for and should not be relied upon by a third party and no responsibility is undertaken to any third party
without prior consent provided by Windtech Consultants Pty Ltd. This report should not be reproduced, presented or reviewed except in
full. Prior to passing on to a third party, the Client is to fully inform the third party of the specific brief and limitations associated with
the commission.

Windtech Consultants Pty Ltd - Sydney (Head Office) Pedestrian Wind Environment Statement
Sydney Office 322-326 King William Street, Adelaide
WD085-01F02(rev1) - WS Report Karidis Corporation Ltd
20 July 2016 Page 2
EXECUTIVE SUMMARY

This report is in relation to the proposed development located at 322-326 King William Street,
Adelaide, and presents an opinion on the likely impact of the proposed design on the local wind
environment to the critical outdoor areas within and around the subject development. The
effect of wind activity is examined for the four predominant wind directions for the Adelaide
region; south-westerly, westerly, north-westerly and north-easterly winds. The analysis of the
wind effects relating to the proposal was carried out in the context of the local wind climate,
building morphology and land topography.

The conclusions of this report are drawn from our extensive experience in this field and are
based on an examination of the architectural drawings which have been prepared by the
project architect Chessman Architects, received July 2016. A desktop study has been
undertaken for the subject development, and hence this report addresses only the general wind
effects and any localised effects that are identifiable by visual inspection. Any recommendations
in this report are made only in-principle and are based on our extensive experience in the study
of wind environment effects.

The results of this study indicate that wind conditions within the majority the various outdoor
areas of the site are expected to be acceptable for their intended uses due to the inclusion of
effective wind mitigating elements into the design of the subject development such as
impermeable balustrades and canopies.

The north-western corner terrace area however, is potentially exposed to the prevailing south-
westerly and north-easterly winds accelerating around the corner of the development. The
inclusion of a series of full-height impermeable baffle screens along the north-western corner is
expected to be effective in ameliorating these adverse accelerating flow effects.

Hence, with the inclusion of the abovementioned recommendations within the final design, it is
expected the wind conditions for all outdoor trafficable within and around the subject
development will be acceptable for its intended uses. Due to the size of the subject
development and the complexity of the building form, wind tunnel testing is recommended to
verify the wind conditions and enable more detailed feedback on the requirement for any
recommended treatments outlined within this report. Note the inclusion of additional effective
wind mitigating devices such as impermeable baffle screens or densely foliating vegetation such
as trees or hedge planting within and around the various outdoor trafficable areas of the site is
expected to be effective in further enhancing the localised wind conditions.

Windtech Consultants Pty Ltd - Sydney (Head Office) Pedestrian Wind Environment Statement
Sydney Office 322-326 King William Street, Adelaide
WD085-01F02(rev1) - WS Report Karidis Corporation Ltd
20 July 2016 Page 3
1 DESCRIPTION OF THE DEVELOPMENT AND SURROUNDINGS

The development site is located at 322-326 King William Street, Adelaide and is bounded by
King William Street to the west, Carrington Street to the north and Georges Parade to the east.
Abutting the site to the south is a single storey high retail building with low to mid-rise
commercial/retail buildings and open parkland surrounding the immediate vicinity of the
subject development site. The subject development is located near the centre of the Adelaide
CBD that is comprised predominantly low to mid commercial/retail buildings and with open
parkland interspersed throughout. A survey of the local land topography indicates a general
decline towards the north of the site to the River Torrens. An aerial image of the site and the
surroundings is shown in Figure 1.

The proposed development consists of two mixed use towers with an overall height of 31
storeys above ground atop of a common 9 storey high podium. The common podium is
comprised of commercial/retail tenancies on the lower two floors with car-parking proposed
throughout the remaining floors. The tower components of the subject development are
comprised of commercial tenancies on the bottom 10 floors, with a restaurant on the upper two
floors and private residential tenancies on the remaining floors. Vehicular access is provided off
the Georges Parade along the eastern aspect of the subject development.

The critical trafficable outdoor areas associated with the proposed development, which are the
focus for pedestrian wind effects in this assessment, are detailed as follows:

- The pedestrian footpaths along the Carrington Street and King William Street frontages
of the site.

- The tenancy balconies located on Level 2 of the subject development.

- The communal terrace located on the podium rooftop of the subject development.

- The communal terraces located on the rooftop of the subject development.

- The various private balconies of the subject development.

Windtech Consultants Pty Ltd - Sydney (Head Office) Pedestrian Wind Environment Statement
Sydney Office 322-326 King William Street, Adelaide
WD085-01F02(rev1) - WS Report Karidis Corporation Ltd
20 July 2016 Page 4
Figure 1: Aerial Image of the Site Location

Windtech Consultants Pty Ltd - Sydney (Head Office) Pedestrian Wind Environment Statement
Sydney Office 322-326 King William Street, Adelaide
WD085-01F02(rev1) - WS Report Karidis Corporation Ltd
20 July 2016 Page 5
2 WIND CLIMATE OF THE ADELAIDE REGION

The Adelaide region is governed by four principle wind directions, and these can potentially
affect the subject development. These winds prevail from the south-western, western, north-
western and north-eastern directions. A summary of the principal time of occurrence of these
winds throughout the year is presented in Table 1. This summary is based on an analysis of
recorded data obtained by the Bureau of Meteorology from the Adelaide Airport Observation
Station. The data has been recorded from 1955 to 2002.

A directional plot of the annual and weekly recurrence winds for the Adelaide region is shown in
Figure 2 on the following page. The frequency of occurrence of these winds is also shown in
Figure 2. This plot has been produced based on an analysis of recorded 10-minute mean wind
speed data obtained from the Adelaide Airport Observation Station from 1955 to 2002.

The strongest winds in Adelaide tend to occur during the spring season and are predominantly
from the south-westerly through to the westerly and the north-easterly directions. Westerly
through to north-westerly winds do not occur frequently, however when they do occur they
tend to be fairly strong, which is usually during the afternoons of the winter months. Winds
from the south-west are by far the most frequent and occur throughout the entire year.

Table 1: Principal Time of Occurrence of Winds for Adelaide

Wind Direction
Month
South-Westerly Westerly North-Westerly North-Easterly

Summer X

Autumn X X X

Winter X X X X

Spring X X X

Windtech Consultants Pty Ltd - Sydney (Head Office) Pedestrian Wind Environment Statement
Sydney Office 322-326 King William Street, Adelaide
WD085-01F02(rev1) - WS Report Karidis Corporation Ltd
20 July 2016 Page 6
N
20
NNW NNE
18

16
NW NE
14

12

10

WNW 8 ENE
6

W 0 E

WSW ESE

SW SE

SSW SSE

Annual Maximum Hourly Mean Wind Speed (m/s)

Percent of Total Observations

Percent of Observations greater than 20 km/h

Weekly Maximum Hourly Mean Wind Speed (m/s)

Figure 2 Annual and Weekly Recurrence Mean Wind Speeds, and Frequencies of
Occurrence, for the Adelaide Region (based on 10 minute mean observations from
Adelaide Airport from 1955 to 2002, corrected to open terrain at 10m)

Windtech Consultants Pty Ltd - Sydney (Head Office) Pedestrian Wind Environment Statement
Sydney Office 322-326 King William Street, Adelaide
WD085-01F02(rev1) - WS Report Karidis Corporation Ltd
20 July 2016 Page 7
3 WIND EFFECTS ON PEOPLE

The acceptability of wind in any area is dependent upon its use. For example, people walking
or window-shopping will tolerate higher wind speeds than those seated at an outdoor
restaurant. Various other researchers, such as Davenport, Lawson, Melbourne, Penwarden, etc,
have published criteria for pedestrian comfort for pedestrians in outdoor spaces for various
types of activities. Some Councils and Local Government Authorities have adopted elements of
some of these into their planning control requirements in Australia. The following table is an
example, which was developed by Penwarden in 1975, and describes the effects of various
wind intensities on people. Note that the applicability column relates to the indicated wind
conditions occurring frequently (exceeded approximately once per week on average). Higher
ranges of wind speeds can be tolerated for rarer events.

Table 2: Summary of Wind Effects on People (Penwarden, 1975)

Type of Mean Wind


Effects Applicability
Winds Speed (m/s)

Calm, light air 0 - 1.5 Calm, no noticeable wind. Generally acceptable for Stationary,
long exposure activities such as in
Light breeze 1.6 - 3.3 Wind felt on face.
outdoor restaurants, landscaped
Gentle breeze 3.4 - 5.4 Hair is disturbed, Clothing flaps. gardens and open air theatres.

Generally acceptable for walking &


Moderate Raises dust, dry soil and loose stationary, short exposure activities
5.5 - 7.9
breeze paper. Hair disarranged. such as window shopping, standing
or sitting in plazas.
Acceptable as a main pedestrian
Fresh breeze 8.0 - 10.7 Force of wind felt on body.
thoroughfare
Umbrellas used with difficulty,
Hair blown straight, Difficult to
Strong breeze 10.8 - 13.8 Acceptable for areas where there is
walk steadily, Wind noise on
ears unpleasant. little pedestrian activity or for fast
walking.
Inconvenience felt when
Near gale 13.9 - 17.1
walking.

Generally impedes progress,


Gale 17.2 -20.7 Unacceptable as a public accessway.
Great difficulty with balance.
Strong gale 20.8 - 24.4 People blown over by gusts. Completely unacceptable.

It should be noted that wind speeds can only be accurately quantified with a wind tunnel study.
This assessment addresses only the general wind effects and any localised effects that are
identifiable by visual inspection and the acceptability of the conditions for outdoor areas are
determined based on their intended use (rather than referencing specific wind speeds). Any
recommendations in this report are made only in-principle and are based on our extensive
experience in the study of wind environment effects.

Windtech Consultants Pty Ltd - Sydney (Head Office) Pedestrian Wind Environment Statement
Sydney Office 322-326 King William Street, Adelaide
WD085-01F02(rev1) - WS Report Karidis Corporation Ltd
20 July 2016 Page 8
4 RESULTS AND DISCUSSION

The expected wind conditions are discussed in the following sub-sections of this report for the
various outdoor areas within and around the subject development for each of the four
predominant wind directions for the Adelaide region. The interaction between the wind and the
building morphology in the area was considered, and important features taken into account
include the distances between the proposed building form, their overall heights and bulk, as
well as the landform. Note that only the potentially critical wind effects are discussed in this
report.

4.1 Ground Floor Pedestrian Footpaths

The wind conditions on the pedestrian footpaths along the Carrington Street and King William
Street frontages of the site are expected to be tolerable for its intended uses with the inclusion
of the proposed impermeable canopy above as indicated in the architectural drawings. The
existing densely foliating trees along the King William Street frontage is expected to be
effective in further enhancing the localised wind conditions along the pedestrian footpath.

4.2 Level 2 Tenancy Balconies

The wind conditions on the tenancy balconies are expected to be tolerable for its intended uses
with the inclusion of the proposed impermeable canopy above as indicated in the architectural
drawings.

4.3 Podium Terrace

The majority of the outdoor trafficable areas of the podium terrace benefits from the shielding
provided by the subject development to the prevailing winds. The north-western corner terrace
area however, is potentially exposed to the prevailing south-westerly and north-easterly winds
accelerating around the development. It is recommended a series of full-height impermeable
baffle screens as indicated in Figure 3 are included in the final design of the development to
ameliorate these adverse accelerating flow effects within the corner area.

4.4 Rooftop Terraces

The wind conditions on the rooftop terraces on both buildings are expected to be tolerable for
its intended uses due to the shielding to the prevailing winds provided by the proposed tapered
impermeable screen along the perimeter edge of the terraces.

4.5 Private Balconies

The wind conditions for the various private balconies of the subject development are expected
to be tolerable for their intended use due to the shielding provided by the subject development
and the recessed design into the build-form that is effective in stagnating the prevailing winds.
The penthouse private corner balconies also benefits from the tapered impermeable screen
along the perimeter edge. The inclusion of the proposed balustrades along the perimeter of the

Windtech Consultants Pty Ltd - Sydney (Head Office) Pedestrian Wind Environment Statement
Sydney Office 322-326 King William Street, Adelaide
WD085-01F02(rev1) - WS Report Karidis Corporation Ltd
20 July 2016 Page 9
balconies and terraces is expected to further enhance the wind conditions. Hence these
features are recommended to be retained in the final design of the development.

Windtech Consultants Pty Ltd - Sydney (Head Office) Pedestrian Wind Environment Statement
Sydney Office 322-326 King William Street, Adelaide
WD085-01F02(rev1) - WS Report Karidis Corporation Ltd
20 July 2016 Page 10
Figure 3: Recommended Treatments
Podium Rooftop Floor

Windtech Consultants Pty Ltd - Sydney (Head Office) Pedestrian Wind Environment Statement
Sydney Office 322-326 King William Street, Adelaide
WD085-01F02(rev1) - WS Report Karidis Corporation Ltd
20 July 2016 Page 11
Windtech Consultants Pty Ltd - Sydney (Head Office) Pedestrian Wind Environment Statement
Sydney Office 322-326 King William Street, Adelaide
WD085-01F02(rev1) - WS Report Karidis Corporation Ltd
20 July 2016 Page 12
KARIDIS CORPORATION

322 KING WILLIAM STREET


Project No: LCE10493

Sustainability Report

June 2016
MIXED USE DEVELOPMENT 322 KING WILLIAM STREET, ADELAIDE

CONTENTS

1 EXECUTIVE SUMMARY.................................................................................................................................. 2
2 INTRODUCTION ............................................................................................................................................. 3

2.1 PROJECT OVERVIEW.......................................................................................................................................................................... 3


2.2 SUSTAINABILITY FRAMEWORK & OBJECTIVES...................................................................................................................... 4
2.3 KEY ESD INITIATIVES ......................................................................................................................................................................... 4
3 ENERGY ........................................................................................................................................................... 5

3.1 PASSIVE DESIGN FEATURES ........................................................................................................................................................... 5


3.2 NATURAL VENTILATION .................................................................................................................................................................. 7
3.3 ENERGY EFFICIENCY .......................................................................................................................................................................... 7
3.4 NABERS ................................................................................................................................................................................................... 7

4 WATER ............................................................................................................................................................ 8

4.1 LOW FLOW FITTINGS & FIXTURES .............................................................................................................................................. 8

5 OTHER SUSTAINABILITY INITIATIVES ........................................................................................................ 9


5.1 INDOOR ENVIRONMENT QUALITY............................................................................................................................................. 9
5.2 TRANSPORT .......................................................................................................................................................................................... 9
5.3 EMISSIONS ......................................................................................................................................................................................... 10
5.4 LIVEABILITY......................................................................................................................................................................................... 10

LUCID CONSULTING AUSTRALIA i SUSTAINABILITY REPORT


LCE10493-007
MIXED USE DEVELOPMENT 322 KING WILLIAM STREET, ADELAIDE

1 EXECUTIVE SUMMARY

This report provides an overview of the sustainability initiatives incorporated within the proposed mixed-use
development at 322 King William Street, Adelaide.
The proposed development consists of car parking, commercial tenancies, office space, residential apartments
and communal areas.
The sustainability objectives for this development have been based on adopting best practice environmental
design standards. Collectively, these initiatives will:
Reduce resource consumption during construction and operation;
Reduce the ecological footprint of the building and its occupants;
Improve thermal comfort and air quality within the building;
Improve occupant well-being; and
Enhance the liveability of the development.

The following initiatives meet the above objectives and are proposed for this project:

PASSIVE High performance building envelope; wall, floor and roof insulation to exceed best
DESIGN practice guidelines
FEATURES High performance low-E glazing, selected to address the specific thermal requirements
of the building
Living areas set-back from faade to reduce solar heat gains within these spaces during
summer
Reflective, light-coloured roof to reduce peak cooling loads in summer
Energy-efficient massing to minimise the extent of exposed floors and ceilings
Extensive natural lighting provided to all habitable spaces in the development

ENERGY High efficiency air-conditioning units and effective control strategies


Energy efficient luminaires such as LED fittings
Lighting in common areas controlled via motion sensors to reduce consumption
High efficiency lifts with LED lighting and regenerative drives
Mechanically assisted naturally ventilated car park to reduce fan energy consumption

WATER Water-efficient fittings and fixtures

INDOOR AIR Rangehoods with exhaust discharged to outside via ductwork in lieu of recirculating
QUALITY rangehoods
Paints with a low volatile organic compound (VOC) content
Natural ventilation to living areas in residential apartments
Exhaust discharges located with sufficient separation from windows and air intakes

TRANSPORT Secure bicycle parks and end-of-trip facilities are provided to encourage the use of
carbon-free means of transport
Parking spaces dedicated to small cars are provided to encourage use of fuel-efficient
motor vehicles
Development location provides extensive access to public transport

EMISSIONS Air-conditioning equipment with non-ozone depleting refrigerants

LIVEABILITY Communal areas including outdoor dining/pool and roof top bar
Wine bars located on Ground/Upper Ground floors
Various cafs and restaurants located within walking distance of the development

LUCID CONSULTING AUSTRALIA 2 SUSTAINABILITY REPORT


LCE10493-007
MIXED USE DEVELOPMENT 322 KING WILLIAM STREET, ADELAIDE

2 INTRODUCTION

2.1 PROJECT OVERVIEW

The proposed mixed-use development at 322 King William Street consists of the following:

Basement: Car parking, plant and services


Ground Floor: Lobby, 6 off tenancies, Wine Bar and back-of-house facilities
Upper Ground: End-of-trip facilities, 6 off tenancies and Wine Bar
Levels 1 to 7: Open-deck car parking and storage
Level 8 (Podium): Office space and community facilities
Levels 9 to 17: Office space
Levels 18 to 24: Residential apartments
Levels 25 to 26: Penthouses
Level 27: Penthouses, commercial kitchen, communal area and plant room
Level 28: Penthouse and roof top bar

Figure 2.1: Site plan

This report outlines the sustainability initiatives that are proposed for the development in order to minimise
depletion of natural resources including water, materials, fossil fuel energy sources as well as minimise waste,
pollution and emissions, while maintaining a high indoor environment quality.

LUCID CONSULTING AUSTRALIA 3 SUSTAINABILITY REPORT


LCE10493-007
MIXED USE DEVELOPMENT 322 KING WILLIAM STREET, ADELAIDE

2.2 SUSTAINABILITY FRAMEWORK & OBJECTIVES

The sustainability objectives for the development have been based on adopting best practice environmental
design standards. These objectives are as follows:
Reduce resource consumption during construction and operation;
Reduce the ecological footprint of the building and its occupants;
Improve thermal comfort and air quality within the building;
Improve occupant well-being;
Enhance the liveability of the development.

2.3 KEY ESD INITIATIVES

The project has been benchmarked against the Sustainability Principles of the Green Star Communities
framework as defined by the Green Building Council of Australia:

Key sustainability principles of Inclusion in proposed development


Communities framework

Energy efficient design (high performance


building envelope, low energy building services,
access to natural light and ventilation)

Water efficient design (WELS rated fixtures and


fittings)

Walking distance to Adelaide business districts

Communal areas located within the


development to enhance liveability
Close proximity to shops and restaurants

Easy access to public transport

Figure 2.2: Sustainability Principles from Green Star Communities framework that are included in the 322
King William Street Development

Source: GBCA Green Star Communities National Framework

LUCID CONSULTING AUSTRALIA 4 SUSTAINABILITY REPORT


LCE10493-007
MIXED USE DEVELOPMENT 322 KING WILLIAM STREET, ADELAIDE

3 ENERGY

Initiatives that provide energy savings include:


Passive design features; and
Energy efficiency initiatives.

3.1 PASSIVE DESIGN FEATURES

Passive design features provide improved indoor environment quality, improved thermal comfort, reduced
demand for mechanical air conditioning and benefits that are applicable throughout the life of the building.

The following figure from the Government of South Australia shows the energy end uses in a typical dwelling.

Figure 3.1: Where energy is used in the home. Source: Government of South Australia, Home Energy Efficiency.

In South Australia, the energy used for heating and cooling represents more than 30% of the total energy
consumed in a typical dwelling. This energy requirement can be significantly reduced through implementation
of passive design features, which are not only effective but also:
Retain their effectiveness throughout the life of the building;
Provide benefits without any associated operating costs; and
Are not dependent on the behaviour of occupants to be effective.

The following guidelines have been used to develop the buildings passive features:
Adelaide City Council Development Information Guide, Energy Efficiency
Adelaide City Council Development Information Guide, Multi-level Apartment Buildings

LUCID CONSULTING AUSTRALIA 5 SUSTAINABILITY REPORT


LCE10493-007
MIXED USE DEVELOPMENT 322 KING WILLIAM STREET, ADELAIDE

The following passive features have been incorporated into the building design:
High performance building fabric. The wall, floor and roof insulation R-values will exceed best practice
guidelines.
Reflective, light coloured roof to reduce peak cooling loads in summer by minimising absorptance of solar
radiation.
Living areas in the residential apartments are set-back from the faade and protected by balconies. During
summer, in which the solar altitude angle is high, the balcony above will reduce the extent of solar radiation
that enters the living area and thus will reduce peak cooling loads. Conversely, during winter in which the
solar altitude angle is lower, solar radiation will still enter the living areas, and thus still benefit from the
heating provided by the winter sun.

Figure 3.2: Typical shading strategy for living areas; balconies protect against summer sun without obstructing
winter sun

High performance low-E glazing specified to accommodate the specific thermal requirements of the
building.
Energy-efficient massing. The building has been designed in a uniform manner in which the floor plate is
consistent throughout. This consistency results in a minimal extent of ceilings and floors that are exposed
to outside air, and hence minimised heat losses and gains from the internal conditioned air to the outside.
Access to natural light. High levels of daylight will be achieved within the office spaces and the habitable
rooms in apartments, reducing the demand for artificial lighting.

LUCID CONSULTING AUSTRALIA 6 SUSTAINABILITY REPORT


LCE10493-007
MIXED USE DEVELOPMENT 322 KING WILLIAM STREET, ADELAIDE

3.2 NATURAL VENTILATION

Within habitable spaces, providing access to natural ventilation improves the indoor environment quality and
reduces the need for air-conditioning in summer and mid-season. With effective design of room layout and
windows, adequate access to natural ventilation can be provided.

Design aspects to consider in providing effective natural ventilation are:


Ventilation opening area (m2);
Window types;
Orientation of openings;
Obstructions and discharge of contaminants in proximity of openings.
Additionally, for a high-rise development, safety issues associated with openable windows must also be
considered. As such, it is proposed that high-level awning windows are used where possible, providing occupants
with access to natural ventilation while mitigating safety risks.

3.3 ENERGY EFFICIENCY

The following energy efficiency initiatives are proposed to complement the passive design features:
Low energy luminaires such as LED fittings used throughout the commercial tenancies, office spaces and
residential apartments.
Lighting controls in office areas and residential common areas using motion sensors such that lighting is
only provided when required.
Control strategies for air conditioning equipment that enable efficient operation of HVAC systems within
office spaces.
High efficiency lifts with regenerative drives that reclaim energy when braking.
Mechanically-assisted naturally ventilated car park. Intake of fresh air to the car park spanning Levels 1 to
7 will occur naturally, reducing the energy consumption of fans. Intake openings will be sized to allow
sufficient quantities of fresh air to enter the car park, as necessary to maintain air quality standards.

3.4 NABERS

The National Australian Built Environment Rating Scheme (NABERS) provides an industry recognised
framework for evaluating and benchmarking the environmental performance of buildings in Australia.

As such, the project team has proposed to target a 4.5 star NABERS energy rating for the office areas of the
322 King William Street Development. This would provide a means of demonstrating the energy efficiency
performance of the office spaces and verifying the effectiveness of the initiatives listed in this report.

LUCID CONSULTING AUSTRALIA 7 SUSTAINABILITY REPORT


LCE10493-007
MIXED USE DEVELOPMENT 322 KING WILLIAM STREET, ADELAIDE

4 WATER

4.1 LOW FLOW FITTINGS & FIXTURES

The performance of fittings and fixtures can determine the overall water consumption of a building. Provision
of low-flow fittings and fixtures including taps, water closets and shower heads with high Water Efficiency
Labelling and Standards (WELS) ratings can significantly reduce the developments potable water
consumption. The Water Efficiency Labelling and Standards (WELS) scheme provides a verified measure of
performance.

The following WELS ratings are proposed:


Taps with a WELS rating of not less than 3 Stars (9 L/min)
Water closets with a WELS rating of not less than 3 Stars (4.0 L/flush, dual flush)
Shower heads with a WELS rating of not less than 2 Stars (12.0 L/min)

The following table demonstrates the potential water savings achievable through the use of low-flow equipment
in the residential units within the 322 King William Street development:

Average Dwelling Apartment within 322 King William Street Development

Equipment Daily Daily


WELS
Flow Rate Consumption Flow Rate Consumption Improvement
Rating
(per person) (per person)

Taps 9.0 L/min 48 L 3 Star 9.0 L/min 48 L 0%

WCs 8.0 L/flush 48 L 3 Star 4.0 L/flush 24 L 50%

Showers 15.0 L/min 135 L 2 Star 12.0 L/min 108 L 20%

Total 231 L 180 L 22%

Table 4.1 Improvement in water consumption rate due to use of low-flow fittings and fixtures

LUCID CONSULTING AUSTRALIA 8 SUSTAINABILITY REPORT


LCE10493-007
MIXED USE DEVELOPMENT 322 KING WILLIAM STREET, ADELAIDE

5 OTHER SUSTAINABILITY INITIATIVES

In addition to the energy and water efficiency initiatives proposed above, the following initiatives are being
proposed across the categories of indoor air quality, transport, emissions and liveability.

5.1 INDOOR ENVIRONMENT QUALITY

Openable windows to allow control of air movement and fresh air intake at the occupants discretion.
Habitable spaces provided with access to natural light and external views.
Paints to have a low volatile organic compound (VOC) content to minimise the extent of chemical
compounds in the indoor environment.
Kitchen rangehoods with exhaust discharged to outside via ductwork in lieu of recirculating type
rangehoods.
Exhaust discharges have been strategically located away from openable windows, air intakes and
neighbouring buildings to ensure that contaminants within exhaust streams do not re-enter the building.

5.2 TRANSPORT

Development location provides extensive access to public transport for easy access by staff and residents.
Bicycle storage and end-of-trip facilities are provided to encourage staff and residents to use low-carbon
forms of transport.
Parking spaces dedicated to small cars are provided to encourage use of fuel-efficient motor vehicles.

Figure 5.1: Extract from architectural drawings showing example of provision of bike parks and parking
dedicated for small, fuel-efficient cars

LUCID CONSULTING AUSTRALIA 9 SUSTAINABILITY REPORT


LCE10493-007
MIXED USE DEVELOPMENT 322 KING WILLIAM STREET, ADELAIDE

5.3 EMISSIONS

Selection of air conditioning equipment with non-ozone depleting refrigerants.

5.4 LIVEABILITY

Communal areas including outdoor dining/pool and roof top bar.


Wine bars located on Ground and Upper Ground Floors.
Various cafs and restaurants located within walking distance of the development.

Figure 5.2: Extract from floor plans showing roof top bar/restaurant and terrace area

LUCID CONSULTING AUSTRALIA 10 SUSTAINABILITY REPORT


LCE10493-007
19 July 2016

Karidis Corporation Pty ltd


49 Angas Street
Adelaide SA 5065

ATTENTION: Mr G MAUGHAN REF: LCE10493-008B

Dear Greg

322-336 KING WILLIAM STREET DEVELOPMENT


SERVICES UTILITIES INFRASTRUCTURE STATEMENT

The purpose of this correspondence is to provide preliminary information in relation to the Services
Utilities infrastructure located adjacent the development site, and in particular to confirm that the
appropriate investigations have been carried out with the Services Utilities to confirm sufficient capacity
is available or can be made available to service the proposed mixed use development at 322-336 King
William Street, Adelaide.

Project Overview

The proposed development comprises of a multi-storey development including multi-purpose tenancies,


car parking levels, commercial tenancy levels, residential apartment levels and rooftop pool/restaurant &
bar area. The building is comprised of the following arrangement:

Basement Level: Car Parking Level

Ground Level: Food/Retail Tenancies (approx. 7x tenancies totalling 525m)

Carpark entrance/Exit ramps

Back of House areas

Main Building Lobby/Entrance

Upper Ground Level: Food/Retail Tenancies (approx. 7x tenancies totalling 748m)

End of Trip Facility & Storage Areas

Levels 1-7: Car Parking Levels

Podium Level 8: North Tower - Community Facilities - 481m2 including amenities

South Tower Office with gross lettable area GLA of 482m2 including
amenities

Levels 9-17: North & South Towers Office with GLA of 654m2 & 612m2 respectively
including amenities)

Levels 18-26: Residential Apartment Levels

Level 3/169 Pirie Street, ADELAIDE, SA 5000 T: 08 8407 9700


LCE10493 Page 1 of 11
322-336 KING WILLIAM STREET DEVELOPMENT
SERVICES UTILITIES INFRASTRUCTURE STATEMENT

Level 27: North Tower Sub Penthouse apartments

South Tower Commercial Kitchen/Communal Area/Pool Plant

Level 28: North Tower Rooftop Penthouse & Caretaker apartment

South Tower Pool/Restaurant & Bar (above Restaurant)

Based upon the current architectural scheme, the total number of apartments contained within the
development is as follows:

NORTH TOWER SOUTH TOWER


Dual Key Apartments: 7+7 Dual Key Apartments: 7 +7
1 Bedroom 1 Bedroom
1 Bedsitter 1 Bedsitter
2 Bedroom Apartments 31 1 Bedroom Apartments 9
3 Bedroom Apartment 19 2 Bedroom Apartments 29
Penthouse Apartment 1 3 Bedroom Apartments 9
Caretakers Apartment 1
Sub-Total Apartments 66 61
TOTAL 127 APARTMENTS

Electrical Infrastructure

Existing SA Power Networks Services

The subject development site comprises 322-336 King William Street allotments. The aforementioned
allotments are fed via underground low voltage connections from George Parade and King William
Street respectively.

Underground high voltage cables are located within Carrington Street and George Parade. The George
Parade high voltage feed supplies a South Australia Power networks (SAPN) pad mounted transformer
located within a transformer room within the Police Credit Union building. This transformer room is
accessed directly off George Parade. George Parade is a privately owned carriageway forming part of
the Police Credit Union building landholding and for which the associated Land Title includes easement
rights over George Parade for Electricity Supply. SAPN have also acknowledged that they have
easement rights over George Parade.

The existing Police Credit Union building transformer provides a low voltage feed to the Police Credit
Union building and an outgoing underground low voltage feed to the building on the 322-336 King
William Street allotment. The connection to 322-336 King William Street building will be disconnected at
the transformer outgoing terminals and the underground power supply feed made redundant prior to
demolition.

Overhead low voltage power lines are located immediately to the north of the subject development,
supported by two off stobie poles. The stobie pole on the north eastern corner of the site provides low
voltage underground connections to the Irish Club building to the east of George Parade and customers

Level 3/169 Pirie Street, ADELAIDE, SA 5000 T: 08 8407 9700


LCE10493-008a Page 2 of 11
322-336 KING WILLIAM STREET DEVELOPMENT
SERVICES UTILITIES INFRASTRUCTURE STATEMENT

off Kent Street on the northern side of Carrington Street. The stobie pole on the north western corner of
the site at the intersection of Carrington and King William Streets supports low voltage connections to
traffic lights which are mounted directly onto the stobie pole and a street light on the northern side of
the intersection.

Two (2) off existing light poles located to the west of the development site also provide fixing for
overhead tram line catenary support system. The two (2) existing street light poles will not be affected by
the planned development, as the new canopy will be sufficiently set back to avoid interference.

Figure 1: Existing SA Power Networks Infrastructure

Level 3/169 Pirie Street, ADELAIDE, SA 5000 T: 08 8407 9700


LCE10493-008a Page 3 of 11
322-336 KING WILLIAM STREET DEVELOPMENT
SERVICES UTILITIES INFRASTRUCTURE STATEMENT

Proposed modifications to existing overhead cables

The low voltage overhead cabling supported between the 2 stobie poles positioned on Carrington Street
directly adjacent the northern side of the development site will be undergrounded and existing
customers provided with new low voltage connections derived from SAPN new underground low voltage
cabling.

SAPN have indicated that the stobie pole in north-eastern corner of the site (including street light), will
be re-positioned to the eastern side of George Parade, to accommodate the proposed new vehicular
entry to the site whilst the western pole on the intersection will be removed and replaced with a new
traffic pole.

With respect to the existing street light on the northern side of the Carrington King William Street
intersection, which is currently fed via the redundant overhead cabling, SAPN are investigating with ACC
the option to re-feed this light via nearby lighting circuit feeding street lights in adjacent King William
Street. This may also be an opportunity to upgrade this existing street fixture to a new modern street
light pole with LED lighting to match the nearby street lighting in King William Street.

A low voltage service fuse enclosure fixed to the western faade of the building provides the power feed
to the 322-336 King William Street, which also forms part of the development site. This supply will be
disconnected and removed prior to demolition including installation of a junction box in the footpath by
SAPN which may be utilised as a temporary connection point during construction for site amenities until
a permanent supply is established.

Proposed Power Supply Upgrade

SAPN have confirmed that a new transformer is required to be established to service the subject
development. Due to insufficient capacity in the SAPN high voltage cable network in the vicinity of the
subject development site to cater for a development of this scale, SAPN have indicated that a new feeder
will be reticulated from the Whitmore Square Sub Station, utilising existing underground conduit system
and a high voltage connection established to the site.

The new high voltage feeder will extend via the existing Electricity Supply easement in George Parade to
a new SAPN high voltage switching cubicle and transformer which will be positioned in a dedicated
Transformer Room located in the south-eastern corner of the new building, which will be accessed
directly off George Parade and adjoining covered driveway. Refer Figure 2 below.

The proposed development estimated maximum demand is in the order of 1.8MVA, hence requiring a
2 MVA SAPN pad mounted transformer to serve the development. SA Power Networks have further
advised the requirement for a Switching Cubicle. The Switching Cubicle provides connection to the
high voltage network via incoming and outgoing high voltage feeds; together with a connection to the
site transformer from which the power supply to the building Main Switchboard is derived. The
Switching Cubicle is provided by SAPN for redundancy purposes, for which if one high voltage feed
were to fail, SAPN have the facility to switch power via the Switching Cubicle to the alternative high
voltage feed and re-establish power to the building transformer.

Level 3/169 Pirie Street, ADELAIDE, SA 5000 T: 08 8407 9700


LCE10493-008a Page 4 of 11
322-336 KING WILLIAM STREET DEVELOPMENT
SERVICES UTILITIES INFRASTRUCTURE STATEMENT

Figure 2: Location of Proposed Transformer and Switching Cubicle

Communications Infrastructure

The proposed development at 322-336 King William Street will comprise in excess of 100 tenants
(retail/commercial and residential), in which case the building is eligible for the installation of an NBN
fibre optic cabling network. In this case, being a mixed use development NBN will extend the fibre
optic cabling network to within each residential apartment, and further provide backbone cabling
within risers on each of the commercial office levels and a connection to each of the retail/commercial
tenancies on Ground and Upper ground floor.

NBN Co will provide a fibre optic communications cable connection to the subject development site
which will terminate in a dedicated Communications Room located at basement level. The
Communications Room will incorporate the main fibre termination equipment and breakout
termination units to service risers and upper level termination units for each apartment, tenancy and
office levels.

Provision to accommodate other carrier services to the site will also be provided, including lead-in
conduits and additional riser capacity. This will enable tenants the flexibility to liaise with their
preferred telecommunications carrier.

Sewer Infrastructure

SA Water Corporation (SAWC) were requested to investigate the capacity of the existing waste water
(sewer) infrastructure adjacent the subject development site, based on advice in relation to increased

Level 3/169 Pirie Street, ADELAIDE, SA 5000 T: 08 8407 9700


LCE10493-008a Page 5 of 11
322-336 KING WILLIAM STREET DEVELOPMENT
SERVICES UTILITIES INFRASTRUCTURE STATEMENT

site fixture loading as related to the planned mixed use development. SA Water Corporation have since
advised that the infrastructure has sufficient capacity to cater for the development without need for
upgrade to existing street sewer mains.

Current discussions with SAWC are based on the establishment of new sewer connections to service
the development via connection to the existing sewer mains located in Carrington Street and George
Parade. Preliminary assessment indicates that two (2) new 225mm sewer connections are required to
service the development via connection to the 300mm VC and 225VC sewer mains located in
Carrington Street and George Parade respectively, as indicated in Figure 3.

A total of five (5) off existing 100mm diameter sewer connections located in King William Street and
George Parade are unsuitable for reuse and will be disconnected by SA Water Corporation.

All new sewer connections will incorporate a government inspection point in the adjoining public
reserve or George Parade easement.

SAWC have approved and provided preliminary cost advice for proposed new connections and
disconnections.

Figure 3: Existing SA Water Sewer Mains & Proposed New Connections Located in Carrington Street &
George Parade.

Domestic Cold Water Infrastructure

SA Water Corporation (SAWC) were requested to investigate the capacity of the existing town water
mains infrastructure adjacent the subject development site, based on advice in relation to increased
site peak water demand, as related to the planned mixed use development. SA Water Corporation
have since advised that the infrastructure has sufficient capacity to cater for the development without
need for upgrade to existing water mains.

Level 3/169 Pirie Street, ADELAIDE, SA 5000 T: 08 8407 9700


LCE10493-008a Page 6 of 11
322-336 KING WILLIAM STREET DEVELOPMENT
SERVICES UTILITIES INFRASTRUCTURE STATEMENT

The existing building(s) are currently serviced via one (1) off 32mm water meter with connection to the
200mm SA Water Corporation towns main in King William Street; and one (1) off 25mm water meter
with connection to the 50mm towns water main in George Parade. Existing water meters will be
disconnected by SAWC following temporary use to serve builders site amenities.

Current discussions with SAWC are based on establishing two (2) off new 50mm diameter domestic
water connections to the site, to cater for the mixed use development. SAWC have advised that the
new connections can be derived from either the 200m diameter water main on the northern side of
Carrington Street or the 200mm diameter water main on the eastern side of King William Street. SAWC
have advised that the latter option will avoid a road crossing and hence be more cost effective.

Water meters will be housed in cast iron footpath boxes by SAWC. The incoming water mains
extending from each of the proposed new 50mm water meters will extend to a break tank and
associated domestic cold water pressure pump assembly, which will be utilised to service the upper
office and residential levels, whilst lower level retail/commercial tenancies on the ground an upper
ground floors will be serviced directly off towns mains water pressure.

Consideration is being given to retaining the existing 32mm water meter connection and
supplementing with a new 40mm water meter in near vicinity and dedicate these two supplies to
servicing the retail/commercial tenancies on the Ground and Upper Ground.

SAWC have approved and provided preliminary cost advice for proposed new connections and
disconnections.

Figure 4: Existing SA Water Mains & Proposed New Connections Located in King William Street,
Carrington Street & George Parade.

Level 3/169 Pirie Street, ADELAIDE, SA 5000 T: 08 8407 9700


LCE10493-008a Page 7 of 11
322-336 KING WILLIAM STREET DEVELOPMENT
SERVICES UTILITIES INFRASTRUCTURE STATEMENT

Natural Gas Infrastructure

An existing 63mm polyethylene gas main is located in Carrington Street and King William Street
respectively. Both gas mains are medium pressure gas mains having been upgraded from low pressure
in circa 2015/16, as part of an on-going upgrade to CBD natural gas infrastructure by APA Group.

A new tapping is proposed to be derived from the 100mm diameter gas main in Carrington, with the
inlet service extending via western side of George Parade to the proposed gas meter enclosure which
will be established in the eastern wall of the building adjacent the covered driveway, facing out to
George Parade.

An easement is required to be created along George Parade for installation of the authoritys gas
infrastructure of approximately twenty meters in length and three meters in width. The pipework shall
then enter the development in a 150mm x 150mm rebate created in the structure, traversing from
George Parade to the authority gas meter enclosure, in accordance with APA requirements.

The gas meter vented enclosure will house the gas meter manifold, building gas meter(s) and spare
tappings for future food preparation tenancies. The building natural reticulation will extend to the
following fixtures;

End of trip (EOT) facilities gas fired hot water plant.

Apartment cooktops

Apartment central gas fired hot water system(s)

Pool Boiler (s), Commercial Kitchen, Restaurant and Rooftop Bar

Tappings to Food Preparation Tenancies on Ground and Upper Ground Floor.

APA Group have confirmed that a suitably sized NG service connection to cater for the developments
natural gas loading, can be derived from the Carrington Street medium pressure gas mains. Refer
Figure 6 below

Level 3/169 Pirie Street, ADELAIDE, SA 5000 T: 08 8407 9700


LCE10493-008a Page 8 of 11
322-336 KING WILLIAM STREET DEVELOPMENT
SERVICES UTILITIES INFRASTRUCTURE STATEMENT

Figure 5: APA Natural Gas Mains Located in King William Street & Carrington Street.

Level 3/169 Pirie Street, ADELAIDE, SA 5000 T: 08 8407 9700


LCE10493-008a Page 9 of 11
322-336 KING WILLIAM STREET DEVELOPMENT
SERVICES UTILITIES INFRASTRUCTURE STATEMENT

Figure 6: APA Gas Meter Enclosure

Level 3/169 Pirie Street, ADELAIDE, SA 5000 T: 08 8407 9700


LCE10493-008a Page 10 of 11
322-336 KING WILLIAM STREET DEVELOPMENT
SERVICES UTILITIES INFRASTRUCTURE STATEMENT

Fire Services Infrastructure

It is proposed to incorporate both a Grade 1 connection to the SA Water Infrastructure and an on-site
fire water storage tank with capacity of 50 kilolitres (KL). One (1) off 150 mm connection is proposed to
be supplied via the 200mm water mains located in Carrington Street (refer water map provided under
domestic cold water section).

The site will incorporate the following:

SAMFS booster location located on the north eastern side of the site, off Carrington Street with
24/7 access for the SAMFS;

A fire control centre located within the reception area with 24/7 access for the SAMFS;

A fire pump room incorporating a 50KL storage tank and two (2) off fire boost pumps to service
hydrants and sprinklers located within the building.

Figure 7: Fire Services Ground Major Plant

We trust the above is sufficient information for your immediate purposes. Please contact the
undersigned should you require further information.

Yours faithfully

LUCID CONSULTING ENGINEERS

SIMON THWAITES
Senior Hydraulic Services Engineer

Level 3/169 Pirie Street, ADELAIDE, SA 5000 T: 08 8407 9700


LCE10493-008a Page 11 of 11

Appendix 8. StormwaterManagementReport
PTDesign

27 June 2016

Ekistics
Level 1, 16 Vardon Avenue,
Adelaide SA 5000

By Email

Attention : Richard Dwyer

Re: 322 King William Street Adelaide -Certificate of Titles CT 6132/486 and CT 5832/16

Dear Sir

As requested we confirm that the land on the eastern side of the Development site shown as
George Parade (Private Road) lettered A on the Certicates of Title is subject to Free and
Unrestricted Right(s) of Way in favour of the whole development site namely Certificate of
Titles CT 6132/486 and CT 5832/16 for a width of 3.66 metres and that no heights limits are
registered on the Certificates of Title.

We have attached a Ownership plan PDF which identifies the Rights of Ways over the area A
and copies of the revelant Certificates of Title .

The two Certificates of Title on the east side of the Private Road A namely CT 5654/16 and
CT 5979/424 also have Free and Unrestricted Right(S) of Way over the area A.

Regards

Jim Curnow
Licenced Surveyor

Attachment: Ownership plan PDF


OWNERSHIP AND EXISTING EASEMENTS PLAN

SITE PLAN

N STREET
CARRINGTO

99 in

GEORGE PA
658 in F182310 F37477
CT 5654/16 CT 5979/422
(together with right (subject to
of way over A) right of way
92 in D46651 over A)
CT 6132/486
RADE (private
(together with right of way over A) Owner: The Irish Owner:
Australian Association Inc. Police Credit
Owner: Vale Vineyards Pty. Ltd. & Union Ltd.
Colonel Light Hotel SA Pty. Ltd. & right of way &
International Motel Pty. Ltd. easement for Minister for Inf.

A
road)

easement for electricity supply


A
/ 100 in F37477
B
CT 5979/424
(together with right
656 in F182308 of way over A)
CT 5832/16 Owner: Police Credit Union Ltd.
KING WILLIA

(together with right of way over A)


easement for electricity supply
Owner: GSK Property (SA) Pty. Ltd. C
654 in F182306
655 in F182307 CT 5950/644 (no rights)
M STREET

CT 5950/643 Owner: PK Property (SA) Pty. Ltd.


TOM COURT

(no rights)
Owner: Notsob Ltd.
public road

C21621
(no rights)
puplic road

T (08) 8130 1666


F (08) 8362 0099
W www.alexander.com.au Surveying
E adelaide@alexander.com.au Consultants

JG 21/04/2016 A038016_OWNERSHIPPLAN(A).DWG
Product Register Search
Date/Time 21/04/2016 09:55AM
Customer Reference A038016.0000
Order ID 20160421001979
Cost $27.25

The Registrar-General certifies that this Title Register Search displays the records maintained in the Register
Book and other notations at the time of searching.

Registrar-General

Certificate of Title - Volume 6132 Folio 486


Parent Title(s) CT 5435/833

Dealing(s) PS 12074948
Creating Title

Title Issued 28/02/2014

Edition 1

Edition Issued 28/02/2014

Estate Type
FEE SIMPLE

Registered Proprietor
VALE VINEYARDS PTY. LTD. (ACN: 120 837 916)
OF 49 ANGAS STREET ADELAIDE SA 5000
1 / 3 SHARE

COLONEL LIGHT HOTEL S.A. PTY. LTD. (ACN: 008 092 751)
OF 49 ANGAS STREET ADELAIDE SA 5000
1 / 3 SHARE

S.A. INTERNATIONAL MOTEL PTY. LTD. (ACN: 007 665 830)


OF 49 ANGAS STREET ADELAIDE SA 5000
1 / 3 SHARE

Description of Land
ALLOTMENT 92 DEPOSITED PLAN 46651
IN THE AREA NAMED ADELAIDE
HUNDRED OF ADELAIDE

Easements
TOGETHER WITH FREE AND UNRESTRICTED RIGHT(S) OF WAY OVER THE LAND MARKED A

Schedule of Dealings
Dealing Number Description

12074949 MORTGAGE TO NATIONAL AUSTRALIA BANK LTD.

Notations

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Product Register Search
Date/Time 21/04/2016 09:55AM
Customer Reference A038016.0000
Order ID 20160421001979
Cost $27.25

Dealings Affecting Title


NIL

Priority Notices
NIL

Notations on Plan
NIL

Registrar-General's Notes
NIL

Administrative Interests
NIL

* Denotes the dealing has been re-lodged.

Land Services Group Page 2 of 3


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Product Register Search
Date/Time 21/04/2016 09:55AM
Customer Reference A038016.0000
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Cost $27.25

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Product Register Search
Date/Time 20/04/2016 01:07PM
Customer Reference
Order ID 20160420006161
Cost $27.25

The Registrar-General certifies that this Title Register Search displays the records maintained in the Register
Book and other notations at the time of searching.

Registrar-General

Certificate of Title - Volume 5654 Folio 16


Parent Title(s) CT 2564/110

Dealing(s) CONVERTED TITLE


Creating Title

Title Issued 18/05/1999

Edition 2

Edition Issued 09/01/2007

Estate Type
FEE SIMPLE

Registered Proprietor
THE IRISH AUSTRALIAN ASSOCIATION INC.
OF 11 CARRINGTON STREET ADELAIDE SA 5000

Description of Land
ALLOTMENT 658 FILED PLAN 182310
IN THE AREA NAMED ADELAIDE
HUNDRED OF ADELAIDE

Easements
TOGETHER WITH FREE AND UNRESTRICTED RIGHT(S) OF WAY OVER THE LAND MARKED A

Schedule of Dealings
NIL

Notations
Dealings Affecting Title
NIL

Priority Notices
NIL

Notations on Plan

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Certificate of Title - Volume 5832 Folio 16


Parent Title(s) CT 4041/667

Dealing(s) CONVERTED TITLE


Creating Title

Title Issued 04/01/2001

Edition 4

Edition Issued 23/04/2014

Estate Type
FEE SIMPLE

Registered Proprietor
GSK PROPERTY (SA) PTY. LTD. (ACN: 167 217 656)
OF 49 ANGAS STREET ADELAIDE SA 5000

Description of Land
ALLOTMENT 656 FILED PLAN 182308
IN THE AREA NAMED ADELAIDE
HUNDRED OF ADELAIDE

Easements
TOGETHER WITH FREE AND UNRESTRICTED RIGHT(S) OF WAY OVER THE LAND MARKED A

Schedule of Dealings
Dealing Number Description

12107744 MORTGAGE TO BENDIGO & ADELAIDE BANK LTD.

Notations
Dealings Affecting Title
NIL

Priority Notices
NIL

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Certificate of Title - Volume 5979 Folio 422


Parent Title(s) CT 5345/519

Dealing(s) TG 10525685
Creating Title

Title Issued 30/01/2007

Edition 1

Edition Issued 30/01/2007

Estate Type
FEE SIMPLE

Registered Proprietor
POLICE CREDIT UNION LTD. (ACN: 087 651 205)
OF 17 CARRINGTON STREET ADELAIDE SA 5000

Description of Land
ALLOTMENT 99 FILED PLAN 37477
IN THE AREA NAMED ADELAIDE
HUNDRED OF ADELAIDE

Easements
SUBJECT TO EASEMENT(S) OVER THE LAND MARKED A TO THE MINISTER FOR INFRASTRUCTURE (T 4262219)

SUBJECT TO EASEMENT(S) OVER THE LAND MARKED B TO DISTRIBUTION LESSOR CORPORATION (SUBJECT
TO LEASE 8890000) (TG 10525685)

SUBJECT TO FREE AND UNRESTRICTED RIGHT(S) OF WAY OVER THE LAND MARKED A

Schedule of Dealings
Dealing Number Description

8386793 AGREEMENT UNDER DEVELOPMENT ACT, 1993 PURSUANT TO SECTION 57(2)

Notations
Dealings Affecting Title
NIL

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Certificate of Title - Volume 5979 Folio 424


Parent Title(s) CT 5871/431

Dealing(s) TG 10525685
Creating Title

Title Issued 30/01/2007

Edition 1

Edition Issued 30/01/2007

Estate Type
FEE SIMPLE

Registered Proprietor
POLICE CREDIT UNION LTD. (ACN: 087 651 205)
OF 17 CARRINGTON STREET ADELAIDE SA 5000

Description of Land
ALLOTMENT 100 FILED PLAN 37477
IN THE AREA NAMED ADELAIDE
HUNDRED OF ADELAIDE

Easements
SUBJECT TO THE EASEMENT(S) WITH LIMITATIONS OVER THE LAND MARKED C TO DISTRIBUTION LESSOR
CORPORATION (SUBJECT TO LEASE 8890000) (TG 10525685)

TOGETHER WITH FREE AND UNRESTRICTED RIGHT(S) OF WAY OVER THE LAND MARKED A

Schedule of Dealings
Dealing Number Description

8386793 AGREEMENT UNDER DEVELOPMENT ACT, 1993 PURSUANT TO SECTION 57(2)

Notations
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NIL

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304 The Parade
Kensington
21st October 2016 South Australia 5068
T 08 8431 1144
F 08 8331 9442
E info@cheesman.com.au
www.cheesman.com.au
Mr. Tom Victory,
ABN 90 008 154 407 ACN 008 154 407
Project Planner-CBD & Inner Metro Team,
Strategic Development Assessment, Architecture
Planning and Development, Interior Design
Master Planning
Department of Planning, Transport & Infrastructure, Urban Design
Level 2, GHD Building, Landscape Architecture
Facilities Planning
211 Victoria Square,
ADELAIDE, SA 5000

Dear Sir,

Mixed Use Development at 322 King William Street, Adelaide

Further to the referral letter received from the Associate Government Architect Mr Nick
Tridente dated 19th October 2016 and the recommendations to DAC therein, we provide the
following response:

Due to the site depth and carpark code compliance requirements it is not physically
feasible to sleeve the carpark component of the building. A great deal of time was
spent with the Design Review Panel assessing numerous faade treatments which
would screen the car parking and the outcome was generally endorsed as a good
solution.
The access core is the outcome of several pedestrian movement studies and is in
my opinion the best solution for a mixed use building with two towers and varying
occupancies. The placement of the Lift Cores also provides the structural engineer
with the seismic stiffness required for a building of this size.
The Podium height is driven by the commercial requirements for car parking, which
is crucial for the projects viability. The massing and articulation of the Podium is in
my opinion a positive response to this requirement and the double height Retail
Component in particular will provide the activation at street level which is sought by
the Council.
The tower set-backs allow the Apartment sizes to be generous, and in most cases,
considerably larger than the minimum requirements stipulated by the planning
guidelines. Increasing the setbacks will result in a reduction in Apartment sizes and
reduce the mix and yield. This will affect the economics of the project. The relative
height of each tower is, in my opinion, appropriate and I see no architectural merit or
justification to introduce height differentiation between each tower which once
again will impact on project economics and feasibility.
The smaller balconies on the Apartment Types N2, NP1, N4 and NP5 are offset by
the extensive community facilities and outdoor terraces/swimming pool provided for
uses by all Tenants throughout the building.

C:\Users\arigby\Documents\2016-10-21 - Response to ODASA Letter_Final.doc Page 1 of 2


The finish proposed for the precast concrete cores will be a high-build acrylic coating
system, which in my experience will provide a more durable finish and the colour
retention afforded by this system will require lower maintenance than a pigmented
panel finish. This has been successfully used on numerous multi-storey
developments nationally and in the Adelaide CBD. The aluminium louvres will be
finished in an exposure class powdercoat which is in my opinion appropriate for this
purpose.
The balcony screens will be constructed using a proprietary 1,800mm high HAARK
aluminium framed division with a frosted glazing infill or similar. The frosting will be
formed by a white interlayer within the laminated glass.
The full height wind break at Podium level has not been finalised and will be design
developed with input from the project wind engineering consultant. If this is detail is
considered critical, I request that this be resolved via a suitable and appropriate
condition of approval.
Signage does not form part of this development application. Some indicative
locations for signage have been identified on the elevations, but the final design of
signage will form part of a subsequent development application. Accordingly,
signage should not be assessed as part of this development application. The solar
loads on the western elevation will be dealt with to satisfy the requirements of the
Building Code of Australia. A faade engineer, ARUP, has been engaged to provide
detailed design input on the configuration of the perimeter curtain wall system. Initial
advice suggests that the glazing will comprise a combination of high performance
argon-filled Insulated Glazing Unit vision glass and insulated shadow-box spandrels.
An external materials sample board will be provided under separate cover and a
scaled physical model of the building has been constructed and is available for
presentation to the Department and the Development Assessment Commission
(DAC).

We trust that this information should assist to clarify and confirm the design approach and
philosophy of the building. Please dont hesitate to contact the undersigned on 08 8431 1144
should you require any additional information or plans in support of this development
application. .

Yours sincerely

Peter Petrou
Managing Director
Cheesman Architects Pty Ltd

C:\Users\arigby\Documents\2016-10-21 - Response to ODASA Letter_Final.doc Page 2 of 2


Preliminary Environmental
Site History Assessment

322-340 King William Street, Adelaide, South


Australia
21 July 2016

Karidis Corporation Ltd


Preliminary Environmental
Site History Assessment

371132 1 A
P:\Adelaide\SAN\Projects\371132_322-340 King William Street\04
Working\Preliminary Environmental Site History Assessment_322-340
21 July 2016
King William Street Adelaide_210716.docx
322-340 King William Street, Adelaide, South
Preliminary Environmental Site History Assessment
Australia
322-340 King William Street, Adelaide, South Australia
21 July 2016

Karidis Corporation Ltd

Mott MacDonald, 22 King William Street, Adelaide SA 5000, Australia


PO Box 3400, Rundle Mall SA 5000 Australia
T +61 (0)8 7325 7325 F +61 (0)8 7325 7326 W www.mottmac.com
Preliminary Environmental Site History Assessment
322-340 King William Street, Adelaide, South Australia

Issue and revision record

Revision Date Originator Checker Approver Description Secure


A 20 July 2016 RL AM AM Draft for client review

B 21 July 2016 RL AM AM Final

This document is issued for the party which commissioned it and We accept no responsibility for the consequences of this
for specific purposes connected with the above-captioned project document being relied upon by any other party, or being used
only. It should not be relied upon by any other party or used for for any other purpose, or containing any error or omission
any other purpose. which is due to an error or omission in data supplied to us by
other parties.

This document contains confidential information and proprietary


intellectual property. It should not be shown to other parties
without consent from us and from the party which
commissioned it..

371132///1/A 21 July 2016


P:\Adelaide\SAN\Projects\371132_322-340 King William Street\04 Working\Preliminary Environmental Site History Assessment_322-
340 King William Street Adelaide_210716.docx
Contents

Chapter Title Page

1 Introduction 1
1.1 Background _______________________________________________________________________ 1
1.2 Proposed development_______________________________________________________________ 3
1.3 Aim ______________________________________________________________________________ 7
1.4 Scope of work ______________________________________________________________________ 7

2 Regulatory and assessment framework 8


2.1 Site contamination __________________________________________________________________ 8
2.2 Adelaide (City) Development Plan (Consolidated 24 September 2015) ________________________ 8
2.3 Environment Protection Act, 1993 ______________________________________________________ 9
2.4 Assessment guidelines ______________________________________________________________ 10

3 Site description 11
3.1 Site walkover and photographs _______________________________________________________ 11
3.2 Aesthetic considerations_____________________________________________________________ 13
3.3 Surrounding land use _______________________________________________________________ 14
3.4 Regional geology and hydrogeology ___________________________________________________ 14
3.5 History of ownership ________________________________________________________________ 15
3.6 Aerial photographs _________________________________________________________________ 16
3.7 Dangerous goods search ____________________________________________________________ 17
3.8 EPA Section 7 search_______________________________________________________________ 17
3.9 SA EPA Public Register Directory _____________________________________________________ 17
3.10 Almanacs and directories research ____________________________________________________ 18
3.11 Acid sulphate soils _________________________________________________________________ 18
3.12 Asbestos register __________________________________________________________________ 19
3.13 Areas of environmental interest _______________________________________________________ 19

4 Conceptual site model 20

5 Recommendations 22

6 Limitations 23

Appendices 25
Appendix A. Certificate of title ___________________________________________________________________ 26
Appendix B. DEWNR groundwater data ___________________________________________________________ 27
Appendix C. Historical aerial photographs _________________________________________________________ 28
Appendix D. Dangerous goods licence search results ________________________________________________ 29
Appendix E. Section 7 search results _____________________________________________________________ 30
Appendix F. Asbestos register __________________________________________________________________ 31
Appendix G. Almanacs and directory search results __________________________________________________ 32

371132///1/A 21 July 2016


P:\Adelaide\SAN\Projects\371132_322-340 King William Street\04 Working\Preliminary Environmental Site History Assessment_322-
340 King William Street Adelaide_210716.docx
1 Introduction

1.1 Background

Mott MacDonald Australia Pty Ltd (Mott MacDonald) was commissioned by Karidis Corporation Ltd to
conduct preliminary environmental site history research for the land defined as 322-340 King William
Street, Adelaide, South Australia (CT 6132/486 and CT 5832/16) (the site). A copy of the applicable
Certificates of Title is provided in Appendix A.

The site is situated in the Adelaide City Council local government area. The site context is provided in
Figure 1.1 and an aerial photograph showing the site is provided in Figure 1.2.

Figure 1.1: Aerial photograph showing site location (in blue) and context (source: http://maps.sa.gov.au/plb/, 2016)

1
Figure 1.2: Aerial photograph showing the approximate site boundary (source: http://maps.sa.gov.au/plb/, 2016)

2
1.2 Proposed development

The proposed development would comprise a 29 level multi-use building, with the levels being allocated as
follow, and as shown in the cross section in Figure 1.3.

Basement to a depth of 2.8m below ground level: parking, plant and services
Ground level and upper ground floor: tenancies, building services (e.g. waste, toilet, transformer room,
fire control room), wine bar, atrium, office/retail
Level 1-7: parking (the eastern elevation would have a mesh faade through which air would be drawn
in and would exit via the western elevation).
Podium: community facilities, office, plant
Levels 9-17: offices
Level 18-27: apartments, penthouses
Level 28-29: penthouse and restaurant
Lift shaft(s)

The building would comprise a concrete slab underlain by base course gravel and fortecon plastic. The
largely fully capped site would include minor peripheral landscaping. Groundwater is not proposed for
abstraction at the site and groundwater dewatering is not anticipated to be required for construction.
Basement construction would require excavation to approximately 3m below ground level.

Refer to Figure 1.4 and Figure 1.5 for the proposed building cross section and basement and ground floor
development plans respectively.

3
Figure 1.3: Proposed development cross section (provided 5 July 2016)

4
Figure 1.4: Proposed development basement floor plan (provided 5 July 2016)

5
Figure 1.5: Proposed development ground floor plan (provided 5 July 2016)

6
1.3 Aim

The aim was to assess the potential for gross or widespread soil contamination to exist as a result of
current or previous land uses at the site and whether there are issues likely to present potential liabilities or
constraints on future development.

1.4 Scope of work

The site history assessment included consideration of information from the following sources:

Site walkover
Client provided proposed building plans and asbestos register
Safework SA Dangerous Goods Licence Search
Environment Protection Authority (EPA) Section 7 Search
Department of Planning, Transport and Infrastructure (DPTI) Property Assist Certificate of Title search
Department of Environment, Water and Natural Resources (DEWNR) Mapland historical aerial
photograph search
Department of Environment, Water and Natural Resources Groundwater Database search
Historical certificate of title search via the Department of Planning, Transport and Infrastructure South
Australian Integrated Land Information System (SALIS)

7
2 Regulatory and assessment framework

2.1 Site contamination

Soil contamination has the potential to impact adversely on human health and the environment; however in
order for a significant or identifiable risk to be present, there must be an exposure pathway. The exposure
pathway comprises the following:

Source The presence of a substance that may cause harm.


Receptor The presence of a receptor which might be harmed at an exposure point.
Pathway The existence of a means or mechanism of exposing a receptor to the source.

In the absence of a plausible exposure pathway there can be minimal risk. Therefore, the presence of
something measureable i.e. concentrations of a chemical or presence of asbestos does not necessarily
imply that there is measurable human harm. It is necessary to have a significant source of contamination,
an appropriate or effective pathway for this to be presented to a receptor, and the receptor must have a
negative response to this exposure.

Hence, the nature and importance of sources, receptors and exposure routes will vary with every site,
situation, intended end use and environmental setting.

It should also be noted that management measures to address any aspect of the above can reduce the
significance of any risks.

2.2 Adelaide (City) Development Plan (Consolidated 24 September 2015)

The Adelaide (City) Development Plan (Consolidated 24 September 2015) contains the following
provisions in relation to contaminated sites:

OBJECTIVE
Objective 29: A safe and healthy living and working environment.

PRINCIPLES OF DEVELOPMENT CONTROL

105 Where there is evidence of, or reasonable suspicion that land, buildings and/or water, including
underground water, may have been contaminated, or there is evidence of past potentially contaminating
activity/ies, development should only occur where it is demonstrated that the land, buildings and/or water
can be made suitable for its intended use prior to commencement of that use.

Note: Information of the suitability of land for the proposed land use should be provided as part of the
development application and should include:

(a) the provision of a report of the land use history and condition of the site;

(b) where the report reveals that contamination is suspected or identified, a detailed site assessment report
that determines whether site contamination poses an actual or potential risk to human health and the
environment, either on or off the site, of sufficient magnitude to warrant remediation appropriate to the
proposed land use;

(c) where remediation is warranted, a remediation and/or management strategy prepared in consultation
with an independent Environmental Auditor, Contaminated Land, endorsed by the EPA;

8
(d) a site audit report, prepared by an independent Environmental Auditor, Contaminated Land, endorsed
by the EPA, that states that in the opinion of the Auditor, the site is suitable for the intended uses(s), or for
certain stated uses(s) and also states any conditions pertaining to the use(s).

2.3 Environment Protection Act, 1993

In South Australia, the assessment, management and remediation of site contamination is regulated by the
Environment Protection Act 1993 (EP Act). The EP Act defines site contamination in section 5B as follows:

(1) For the purposes of this Act, site contamination exists at a site if

(a) chemical substances are present on or below the surface of the site in concentrations
above the background concentrations (if any); and

(b) the chemical substances have, at least in part, come to be present there as a result of
an activity at the site or elsewhere; and

(c) the presence of the chemical substances in those concentrations has resulted in

(i) actual or potential harm to the health or safety of human beings that is not
trivial, taking into account current or proposed land uses; or

(ii) actual or potential harm to water that is not trivial; or

(iii) other actual or potential environmental harm that is not trivial, taking into
account current or proposed land uses.

(2) For the purposes of this Act, environmental harm is caused by the presence of chemical
substances

(a) whether the harm is a direct or indirect result of the presence of the chemical
substances; and

(b) whether the harm results from the presence of the chemical substances alone or the
combined effects of the presence of the chemical substances and other factors.

(3) For the purposes of this Act, site contamination does not exist at a site if circumstances of a
kind prescribed by regulation apply to the site.

Based on the above, the first stage in determining whether or not site contamination exists is to assess
whether chemical substances have been added to the site through an activity and whether these
substances are above background concentrations. The second stage is to assess whether the chemical
substances have resulted in actual or potential harm to the health or safety of human beings or the
environment that is not trivial.

The professional assessment of site contamination and consequential risk to human health and the
environment is guided by the National Environment Protection (Assessment of Site Contamination)
Measure (NEPM), Australian Standards and several guidelines prepared the EPA. The NEPM operates as
an environment protection policy under the EP Act.

If site contamination is determined to be present at a site, the EP Act provides mechanisms to assign
responsibility for the contamination and appropriate assessment and/or remediation of the contamination.

9
2.4 Assessment guidelines

The scope of works and methodology adopted for the site history research were generally based on the
guidance provided in the following documents:

ANZECC/NHMR.C (1992). Australian and New Zealand Guidelines for the Assessment and
Management of Contaminated Sites.
NEPC (1999), National Environment Protection (Assessment of Site Contamination) Measure,
December 1999 (ASC NEPM) as amended in 2013
Edwards J.W., Van Alphen M. and Langley A. (1994). Identification and Assessment of Contaminated
Land: Improving Site History Appraisal. Contaminated Sites Monograph Series No 3, SA Health
Commission, Adelaide.
Standards Australia. Guide to the investigation and sampling of sites with potentially contaminated soil
AS 4482.1-2005.

10
3 Site description

3.1 Site walkover and photographs

A site visit was conducted on 12 July 2016 by a Mott MacDonald representative. The site is approximately
2
1,986m in plan area. The following observations were noted:

The site comprises three primary buildings which front King William Street to the west, and Carrington
Street to the north
Site access is also achieved from the rear of each site from the adjacent lane on the eastern side of the
buildings
The southern building shares common boundary walls with the commercial business to the south
The northern building had been used for the display and sale of furniture, the central building has been
used for retail clothing sales and the southern-most building has been used as a bookstore
All buildings were vacant at the time of the site walkover
The central building is two storeys with a basement area in the front western portion of the site
Signage in the basement indicated that if the basement water pump was not actively maintained then
the basement would flood
The other two buildings were single storied and did not appear to have basements
The rear of the buildings to the east mainly comprised kitchen, toilet, garage and open sheltered areas.
There was no evidence of staining, odour or potentially contaminating activities.

Photographs are shown in Photos 3.1-3.8.

Photo 3.1: Rear of site buildings facing north-west Photo 3.2: Inside of northern most building

11
Photo 3.3: Inside of former book store in site building Photo 3.4: Rear of main site building

Photo 3.5: Rear of bookstore Photo 3.6: Laneway at east of site

12
Photo 3.7: Shed at rear of main building Photo 3.8: Site basement

3.2 Aesthetic considerations

Aesthetic considerations relate to the presence of low-concern or non-hazardous inert foreign material
(refuse) in soil or fill resulting from human activity. Construction and demolition waste materials, some of
which are inert and non-hazardous and are widely distributed in urban areas, soils with discolouration from
relatively inert chemical waste (for example ferric metals) or residual odour (for example, natural sulphur
odour) are included in this category.

There are no specific numeric aesthetic guidelines; however site assessment requires balanced
consideration of the quantity, type and distribution of foreign material or odours in relation to the specific
land use and its sensitivity. The following observations were made in relation to aesthetic issues at the site:

There were no significant odours (e.g. strong residual petroleum hydrocarbon odours)
There was no hydrocarbon sheen on the site surface
There were no discoloured chemical deposits or stains with chemical waste.
There was no putrescible refuse, including material that may generate hazardous levels of methane
such as a deep-fill profile of green waste or large quantities of timber waste

13
3.3 Surrounding land use
The following land use generally surrounds the site:

North Carrington Street, beyond which is commercial land use


East George Parade, beyond which is commercial land use, with some residential land use to the
south-east
South Commercial land use
West King William Street, beyond which is commercial land use

The surrounding area is generally level.

3.4 Regional geology and hydrogeology

A summary of the regional geology and hydrogeology is presented in Table 3.1.

Table 3.1: Regional geology and hydrogeology


Source Detail
Geology
South Australia 1: 250 000 Pooraka Formation. Pale red-brown sandy clay containing carbonate of the LOVEDAY SOIL.
Scanned Geological Maps Gravel lenses near ranges. Small outcrops of older calcrete and veneers of younger sand
Published and and soil are not differentiated.
Unpublished. Department
for Manufacturing,
Innovation, Trade,
Resources and Energy.
Version 2008:2.
Hydrogeology
Department of The DEWNR groundwater database indicates that there are 64 groundwater wells within a
Environment, Water and 0.2km radius of the site. The recorded standing water levels (SWL) vary between 2.59-
Natural Resources 21mbgl, with an average of 14mbgl. The maximum recorded depth of the wells ranges from
Groundwater Database 0.61-57mbgl, with an average depth of 18mbgl. The pH is recorded as 6.5. Total dissolved
(refer to Appendix B) solid (TDS) concentrations are recorded as having a range of 171-10,601mg/kg and an
average TDS of 3,657mg/L.
The wells are listed as being for the following purposes (with the remainder unrecorded):
INV: 6 wells
DRN: 29 wells
MON: 1 well
Two of these groundwater wells are recorded as occurring on the site. These wells are listed
as being for engineering purposes and were installed in 1960. They have a maximum depth
of 5.94mbgl and 6.10mbgl. The SWL and TDS are not recorded. The location of these wells
is shown in Appendix B.
No up gradient well clusters are noted as occurring in the vicinity of the site.
The groundwater data report and plan showing the location of groundwater wells are
provided in Appendix B.

The closest major surface waterbody to the site is the Torrens River, located approximately 1.4km north of
the site. The Gulf St Vincent is located approximately 9.4km west of the site. The regional inferred
groundwater flow direction is expected to be westerly.

14
3.5 History of ownership

A history of ownership search was conducted through the DPTI South Australian Integrated Land
1
Information System (SALIS) website for CT 6132/486 and CT 5832/16. The search results are
summarised in Table 3.2.

Table 3.2: Ownership summary


Title
reference Date Name Details
6132/486 28/2/2104 Vale Vineyards Pty Ltd, Colonel Light Hotel SA Pty Ltd, SA All of 49 Angas St, Adelaide
International Motel Pty Ltd (1/3 share each)
5435/833 19/2/1998 AE Trim Nominees Pty Ltd King William St, Adelaide
2037/80 18/8/1949 John Frederick Trim & Alfred Ernest Trim, Merchants King William St, Adelaide
8/7/1963 Transfer to Trimms Holdings Ltd King William St, Adelaide
10/3/1980 Transfer to AE Trim Nominees Pty Ltd King William St, Adelaide
656/45 9/1/1900 Joseph Parker, Chemist Adelaide
18/9/1901 Transfer to Eliza Whiting, wife of George Edward Whiting, Thebarton
Contractor
20/2/1909 Transfer to Gilbert Hillman, Estate Agent Adelaide
2/9/1909 Transfer to Albion Everard Tolley, Wine and Spirit Adelaide
Merchant
16/5/1918 Transfer to Ernest Alfred Tolley, Distiller, and Alfred Ernest Stepney and Adelaide
Stephens, Merchant
5/2/1946 Transfer to John Frederick Trim and Alfred Ernest Trim, Adelaide
Merchants
3176/77 24/7/1963 Trims Holdings Ltd Adelaide
10/3/1980 Transfer to AE Trim Nominees Pty Ltd Adelaide
656/181 1/2/1900 Albion Everard Tolley, Merchant Adelaide
16/5/1918 Transfer to Ernest Alfred Tolley, Distiller, and Alfred Ernest Stepney and Adelaide
Stephens, Merchant
5/2/1946 Transfer to John Frederick Trim and Alfred Ernest Trim, Adelaide
Merchants
8/7/1963 Transfer to Trims Holdings Ltd Adelaide
4159/677 21/5/1980 AE Trim Nominees Pty Ltd Adelaide
1876/197 19/2/1946 John Frederick Trim & Alfred Ernest Trim, Merchants King William St, Adelaide
8/7/1963 Transfer to Trims Holdings Ltd Adelaide
24/6/1969 Transfer to Alltrim Pty Ltd Adelaide
10/3/1980 Transfer to AE Trim Nominees Pty Ltd Adelaide
656/183 1/2/1900 Henry Foale, Accountant College Park
12/5/1900 Transfer to George Edward Whiting, Contractor New Thebarton
12/3/1907 Transfer of Estate to Eliza Ann Whiting, Widow, Arthur
Frederick Whiting, Bricklayer and William John
Richardson, Builder and Brickmaker
20/2/1909 Transfer to Gilbert Hillman, Estate Agent Adelaide
2/9/1909 Transfer to Albion Everard Tolley, Wine and Spirit Adelaide
Merchant
16/5/1918 Transfer to Ernest Alfred Tolley, Distiller and Alfred Ernest Stepney and Adelaide
Stephens, Merchant
5/2/1946 Transfer to John Frederick Trim and Alfred Ernest Trim
5334/911 15/4/1996 AE Trim Nominees Pty Ltd Adelaide

1
https://www.sailis.sa.gov.au/home/public

15
Title
reference Date Name Details
656/190 1/2/1900 Benjamin Morris, Cutter Adelaide
8/11/1910 Transfer to Albion Everard Tolley, Merchant Adelaide
30/3/1912 Transfer to The Adelaide Theosophical Society Angas St, Adelaide
Incorporated
5832/16 4/1/2001 GSK Property (SA) Pty Ltd Angas St, Adelaide
4041/667 11/6/1975 Leslie William Baohm, Company Director Brownhill Creek
30/10/1981 Lease to Ebert & Weston Pty Ltd 3 year lease
1977/11 12/4/1948 William Donnithorne, Retired Norwood
5/3/1948 Transfer to Kenneth Clifford Steers, Dealer Kent Town
5/3/1948 Lease to Diabolo Separator Company (SA) Ltd 10 year lease
15/8/1958 Lease to Alfa-Laval Separator Company (SA) Ltd 10 year lease
21/5/1970 Lease to Waylan Pty Ltd 5 year lease
13/2/1973 Under lease to Eddys Investments Pty Ltd Lease until 30/5/1975
24/3/1975 Transfer to Leslie William Baohm, Company Director Brownhill Creek
656/44 9/2/1900 Samuel Paynter, Gentleman Burnside
21/7/1910 Transfer to William Donnithorne, Estate Agent Adelaide
19/12/1922 Lease to VC Cleveland and Co Ltd 10 year lease, name
changed to Motor
Distribution Ltd
5/5/1924 Transfer of lease to Butler Nicholson Ltd Steamship Buildings, Currie
St
15/10/1928 Transfer to Butler Nicholson Ltd Currie St, Adelaide
15/10/1928 Transfer to The All British Motor House Ltd and under Adelaide
lease to Townsend Motors Ltd
30/10/1934 Transfer to William Donnithorne, Solicitor and his wife Adelaide
Hazel, Nursing Sister

Source: Lands Title Office, Department of Planning, Transport and Infrastructure, Government of South Australia

3.6 Aerial photographs

Selected aerial photographs of the area were assessed at approximately 10 year intervals from 1949. The
aerial photograph data and observations are presented in Table 3.3 and copies of the photographs are
provided in Appendix C.

Table 3.3: Historical aerial photograph review


Year Notes
1949 The aerial photograph is presented in black and white. The majority of the site appears to be occupied by building
footprints. It appears that four large buildings are located on the site.
The surrounding urban area is densely developed with what appears to be a mixed land use. Bitumen roads
bound the west and north of the site.
1959 The aerial photograph is presented in black and white. The southern three buildings at the site appear to be
similar to the previous aerial photograph. The northern portion of the site appears to contain a new building in the
north-eastern corner.
The surrounding land use is generally similar to the previous aerial photograph, with the notable exception of a
building to the immediate east of the site, replacing the previously present structures. Industrial land use with a
saw tooth roof appears to be located to the south-west of the site, across the road and also to the south-east and
east of the site. A carpark is now visible to the east of the site.
1968 The aerial photograph is presented in black and white. The site appears to be generally similar to the previous
aerial photograph.
The surrounding area appears to be generally similar to the previous aerial photograph. An industrial appearing
building with a potential saw tooth roof is now located to the immediate east of the site. There are a now a
number of open car parking lots in the surrounding area replacing groups of small buildings to the north-west,

16
Year Notes
north and east of the site.
1979 The aerial photograph is presented in colour. The site appears to be generally similar to the previous aerial
photograph.
The surrounding area appears to be generally similar to the previous aerial photograph. There is an increase in
office style buildings, although the bulk of the industrial style saw tooth roof buildings remain. The area to the
north-west of the site, across the road has been cleared of buildings.
1989 The aerial photograph is presented in colour. The site appears to be generally similar to the previous aerial
photograph.
The surrounding area appears to be generally similar to the previous aerial photograph, with another small
increase of office style buildings. The area to the north-west of the site has been revegetated as open parkland.
1999 The aerial photograph is presented in colour. The site appears to be generally similar to the previous aerial
photograph.
The surrounding area appears to be generally similar to the previous aerial photograph. The industrial buildings to
the south-west of the site across the road have been demolished.
2005 The aerial photograph is presented in colour. The site appears to be generally similar to the previous aerial
photograph.
The surrounding area appears to be generally similar to the previous aerial photograph. The carpark to the south-
east of the site and cleared area to the south-west have now been re-developed into what appear to be medium
density residential properties.

3.7 Dangerous goods search

Safework SA indicated that there are no dangerous goods licences recorded at the site (refer to Appendix
D).

3.8 EPA Section 7 search

A Section 7 search was made under the Land and Business (Sales and Conveyancing) Act 1994. The
information indicates that no current environmental Performance Agreements, Environment Protection
Orders or Clean-up Orders are registered on the site and no known wastes are listed or have been
produced on the site.

3.9 SA EPA Public Register Directory

The SA EPA Public Register Directory Site contamination index was searched. This index lists
notifications and reports received by the EPA since 1 July 2009 under the Environment Protection Act
1993, including S83A notification, Audit notification, Audit termination and Audit reports. Listings that are
located potentially within 100m of the site are presented in Table 3.4.

Table 3.4: SA EPA Public Register Directory results


Notification Potentially Contaminating Approximate
No. Type Address Activity location from site
61099 - 01 S83A Halifax Street and Works depots Minimum 100m
Notification adjacent allotments (address not given)
ADELAIDE SA 5000
61113 - 01 S83A Hundred Plan 106100 Fill or soil importation Location unknown
Notification Section 1639 ADELAIDE
SA 5000

17
3.10 Almanacs and directories research

A search of publically available almanacs and directories via the State Library of South Australia was
2
conducted for the site .

The first South Australian directory was published by Robert Thomas of the South Australian Register
newspaper in 1839. The last directory was published by the Melbourne-based stationers, Sands and
McDougall in 1973. The directories included mercantile, ecclesiastical, legal, and other occupational and
trade listings. This eventually developed into a 'trades and professions' section. In 1873, Josiah Boothby
introduced a street by street listing for the city at the front of the directory. He compiled a list of businesses
and private dwellings by location, which continued being published in all subsequent directories until 1973
by Sands and McDougall.

It is noted that street numbers in the city have been changed on occasion, in particular in the mid-1880s
when the pattern of odd and even numbering was standardised, and again in 1920 to incorporate the
subdivisions of city acres which had taken place since settlement. This therefore makes site identification
impossible in some instances and/or misleading. It is also noted that inclusion of business details within the
almanacs was not mandatory and therefore the absence of a site address is these directories does not
necessarily mean that a business was not present at the site.

The site was searched for in the directories for each year from 1864 to 1973 inclusively. The results are
presented in Appendix G, and the following specific records for the site are noted:

Tinsmith
Bootmakers
Cabinetmaker and Upholsterer
Tinsmith and Ironmonger
Painter
Dyers and Cleaners
Motor Distributors Ltd
Motor distributors and engineers
All-British Motor House
Goodrich Tyre Distributors Ltd
Townsend Motors Ltd
Gentry's Car Exchange
Rigolin Oil Distributors
Leather Manufacturer
York Electric - electrical appliances
Cycle manufacturers
Machine repairs

3.11 Acid sulphate soils

Acid sulphate soils as listed in Appendix A of the SA EPA Guidelines Site Contamination Acid Sulphate
Soil Materials (2007) are unlikely to be present at the site.

2
Available at: http://guides.slsa.sa.gov.au/

18
3.12 Asbestos register

An asbestos register has been prepared for the site by Carter Corporation Pty Ltd and is provided in
Appendix F.

3.13 Areas of environmental interest

Based on this environmental site history research, the chemicals presented in Table 3.4 are indicative of
the potential historical and current land uses of CT 6132/486 and CT 5832/16.

The chemicals listed in Table 3.4 are based on AS 4482.1-2005 Appendix J Chemical Contaminants
Listed by Industry Type, Planning Advisory Notice 20 (PAN 20) Appendix 1 Examples of potentially
contaminating activities and industries and the Environment Protection Regulations 2009 (EP Regs).

Table 3.5: Summary of potential areas and chemicals of interest


Activity of interest Chemicals of environmental interest Medium of interest
Potential fill of unknown origin Broad analyte screen Soil
Termite treatment Pesticides, heavy metals Shallow soil
Adjacent industrial land use Broad analyte screen Soil and groundwater
Tinsmith, ironmonger Heavy metals Soil
Boot makers, leather manufacturer Heavy metals, solvents Soil and groundwater
Cabinetmaker Heavy metals, solvents Soil and groundwater
Painter Arsenic, barium, cadmium, chromium, cobalt, lead, Soil
manganese, mercury, selenium, titanium, zinc,
solvents
Dyers and cleaners Chromium, titanium, cobalt, solvents Soil and groundwater
Motor Distributors Ltd Hydrocarbons, heavy metals, solvents, BTEX, Soil and groundwater
Townsend Motors Ltd polycyclic aromatic hydrocarbons (PAH)
Motor distributors and engineers
All-British Motor House
Goodrich Tyre Distributors Ltd
Townsend Motors Ltd
Gentry's Car Exchange
Rigolin oil distributors Hydrocarbons, PAH, BTEX Soil and groundwater
York Electric - electrical appliances PCB, solvents, tin, lead, copper, mercury Soil and groundwater
Cycle manufacturers Broad analyte screen Soil and groundwater
Machine repairs PAH, hydrocarbons, BTEX, solvents Soil and groundwater
Asbestos containing material Asbestos Soil

These chemicals of environmental interest are not a prescriptive list for any further exploratory intrusive
assessment that may be conducted, nor a statement of the presence of these chemicals, but rather a list to
be given consideration. Analytes to be tested for if further assessment is conducted should be selected
based on site specific observations and conditions. In addition, screening level testing may be conducted
for analytes which are considered to represent the generally accepted basic suite of chemicals which may
then give rise to the need for more detailed or varied analysis.

19
4 Conceptual site model
The proposed development would comprise a 29 level multi-use building, with the levels being allocated as
follows:

Basement to a depth of 2.8m below ground level: parking, plant and services
Ground level and upper ground floor: tenancies, building services (e.g. waste, toilet, transformer room,
fire control room), wine bar, atrium, office/retail
Level 1-7: parking (the eastern elevation would have a mesh faade through which air would be drawn
in and would exit via the western elevation).
Podium: community facilities, office, plant
Levels 9-17: offices
Level 18-27: apartments, penthouses
Level 28-29: penthouse and restaurant
Lift shaft(s)

The building would comprise a concrete slab underlain by base course gravel and fortecon plastic. The
largely fully capped site would include minor peripheral landscaping. Groundwater is not proposed for
abstraction at the site and there is a municipal water supply. There would be little opportunity for access to
subsurface soils once developed.

Groundwater dewatering is not anticipated to be required for construction. Basement construction would
require excavation to approximately 3m below ground level.

There was no evidence of staining, odour or potentially contaminating activities observed during the site
walkover.

The average recorded standing water level around the site is recorded as 14 mbgl. Average total dissolved
solid concentrations are recorded as 3,657mg/L. The wells within a 0.2km radius of the site are listed as
being for the following purposes (with the remainder unrecorded): investigation, drainage, monitoring. No
up gradient well clusters are noted as occurring adjacent to the site.

The closest major surface waterbody to the site is the Torrens River, located approximately 1.4km north of
the site. The Gulf St Vincent is located approximately 9.4km west of the site. The regional inferred
groundwater flow direction is expected to be westerly.

A SafeWork SA dangerous substances search and Section 7 EPA search found no current licences,
environmental Performance Agreements, Environment Protection Orders or Clean-up Orders registered on
the site and no known wastes are listed or have been produced on the site.

The SA EPA Public Register Directory Site contamination index found two S83A notifications potentially
located within 100m of the site (for works depots and fill or soil importation), however no Audit
notification, Audit termination or Audit reports were recorded within 100m of the site.

This site history assessment identified the following historical activities of interest as generally having
potentially occurred at the site:

Potential fill of unknown origin


Termite treatment
Tinsmith, ironmonger

20
Boot makers, leather manufacturer
Cabinetmaker
Painter
Dyers and cleaners
Motor Distributors Ltd
Townsend Motors Ltd
Motor distributors and engineers
All-British Motor House
Goodrich Tyre Distributors Ltd
Townsend Motors Ltd
Gentry's Car Exchange
Rigolin oil distributors
York Electric - electrical appliances
Cycle manufacturers
Machine repairs
Asbestos containing material

The results of this site history research indicate that there is sufficient information based on the nature and
timeline of previous land uses to indicate the potential for soil and/or groundwater contamination to be
present at the site.

21
5 Recommendations

The site currently comprises commercial buildings. Groundwater is not proposed for abstraction at the site.
The proposed building construction would largely eliminate most of the potential exposure pathway
between soil/groundwater and residents.

No visual or olfactory signs of contamination were observed during the site visit. The site history research
shows that there is potential for the site to have been previously occupied by land uses that had the
potential to contaminate the site; however there is no confirmation or further details readily available about
these land uses to confirm.

As site soils to a depth of 3m would be removed, it is considered likely that any shallow fill impacts from
these land uses would not remain at the site (if indeed present given the current basement features of the
site and a number of redevelopments over the years).

Therefore, based on the environmental information obtained to date, Mott MacDonald is of the
opinion that the likelihood of gross or widespread soil contamination existing in soils and
groundwater at the site (at concentrations likely to preclude the proposed land use) is low.
However, it is recommended that screening level soil sampling and testing be conducted to confirm this
assessment once site demolition has occurred.

22
6 Limitations

Mott MacDonald Australia Pty Ltd (Mott MacDonald) has prepared this report based on generally accepted
practices and standards in operation at the time that it was prepared. No other warranty is made as to the
professional advice included in this report. All parties should satisfy themselves that the scope of work
conducted and reported herein meets their specific needs before relying on this document.

Mott MacDonald believes that its opinions have been developed according to the professional standard of
care for the environmental consulting profession at the date of this document. That standard of care may
change as new methods and practices of exploration, testing, analysis and remediation develop in the
future, which may produce different results.

Environmental conditions are created by natural processes and human activity, and as such may change
over time e.g. groundwater levels may rise or fall, contamination may migrate and fill may be added to the
site. This report therefore presents a point in time assessment of the site, and as such can only be valid for
the time at which the investigation was undertaken.

Any investigation such as that contained in this report can examine only a fraction of the subsurface
conditions at the site. There remains a risk that pockets of contamination or other hazards may not be
identified as investigations are necessarily based on sampling at localised points. Certain indicators or
evidence of hazardous substances or conditions may have been outside the portion of the subsurface
investigated or monitored, and thus may not have been identified or their full significance appreciated. As
such, the identified environmental conditions reported are only valid at the points of direct sampling and
any derived or interpolated conditions may differ from these targeted locations and cannot be assumed to
be indicative of the remainder of the site.

The methodology adopted and the sources of information used are outlined in this report. Mott MacDonald
has limited its investigation to the scope agreed for this contract and it is possible that additional sampling
and analysis could produce different results and/or opinions. Mott MacDonald has made no independent
verification of this information beyond the agreed scope of works and assumes no responsibility for any
inaccuracies or omissions.

This assessment assumes that the proposed development meets requirements as outlined in the Building
Code of Australia and Australian Standards. If these recommendations are not met, there is potential for
the exposure and therefore risk to building users to be higher than that presented in this assessment.

The soil descriptions contained in this report have not been prepared for engineering design purposes and
the reinstatement of any sampling locations were not conducted in accordance with any supervised filling
or geotechnical standard. The term suitable has been used in the context of a request from the planning
authority and means that the concentrations reported did not exceed the guideline concentrations adopted
for the proposed land use/exposure pathway.

This report does not include the assessment or consideration of hazardous building materials, including
asbestos. Such materials should be assessed and managed by a qualified and licensed
assessor/contractor.

In general, the available scientific information pertaining to contamination is insufficient to provide a


thorough understanding of all of the potential toxic properties of chemicals to which humans may be
exposed. The majority of the toxicological knowledge of chemicals comes from experiments with laboratory

23
animals, where there may be interspecies differences in chemical absorption, metabolism, excretion and
toxic response. There may also be uncertainties concerning the relevance of animal studies using
exposure routes that differ from human exposure routes. In addition, the frequent necessity to extrapolate
results of short-term or subchronic animal studies to humans exposed over a lifetime has inherent
uncertainty. Therefore, in order to conduct an environmental assessment, it is necessary to take into
account these inherent uncertainties and extrapolate information from the data that is available, considered
current and endorsed as acceptable for the assessment of risks to human health. There is therefore
inherent uncertainty in the process, and to compensate for uncertainty, conservative assumptions are often
made that result in an overestimation rather than an underestimation of risk.

All advice, opinions or recommendations contained in this document should be read and relied upon only
in the context of the document as a whole. This report does not purport to give legal advice as this can only
be given by qualified legal practitioners. This document does not represent a Site Contamination Audit
Report.

24
Appendices
Appendix A. Certificate of title ___________________________________________________________________ 26
Appendix B. DEWNR groundwater data ___________________________________________________________ 27
Appendix C. Historical aerial photographs__________________________________________________________ 28
Appendix D. Dangerous goods licence search results ________________________________________________ 29
Appendix E. Section 7 search results _____________________________________________________________ 30
Appendix F. Asbestos register __________________________________________________________________ 31
Appendix G. Almanacs and directory search results __________________________________________________ 32

25
Appendix A. Certificate of title

26
Product Register Search
Date/Time 06/07/2016 09:26AM
Customer Reference KW St
Order ID 20160706001257
Cost $27.75

The Registrar-General certifies that this Title Register Search displays the records maintained in the Register
Book and other notations at the time of searching.

Registrar-General

Certificate of Title - Volume 6132 Folio 486


Parent Title(s) CT 5435/833

Dealing(s) PS 12074948
Creating Title

Title Issued 28/02/2014

Edition 1

Edition Issued 28/02/2014

Estate Type
FEE SIMPLE

Registered Proprietor
VALE VINEYARDS PTY. LTD. (ACN: 120 837 916)
OF 49 ANGAS STREET ADELAIDE SA 5000
1 / 3 SHARE

COLONEL LIGHT HOTEL S.A. PTY. LTD. (ACN: 008 092 751)
OF 49 ANGAS STREET ADELAIDE SA 5000
1 / 3 SHARE

S.A. INTERNATIONAL MOTEL PTY. LTD. (ACN: 007 665 830)


OF 49 ANGAS STREET ADELAIDE SA 5000
1 / 3 SHARE

Description of Land
ALLOTMENT 92 DEPOSITED PLAN 46651
IN THE AREA NAMED ADELAIDE
HUNDRED OF ADELAIDE

Easements
TOGETHER WITH FREE AND UNRESTRICTED RIGHT(S) OF WAY OVER THE LAND MARKED A

Schedule of Dealings
Dealing Number Description

12074949 MORTGAGE TO NATIONAL AUSTRALIA BANK LTD.

Notations

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Product Register Search
Date/Time 06/07/2016 09:26AM
Customer Reference KW St
Order ID 20160706001257
Cost $27.75

Dealings Affecting Title


NIL

Priority Notices
NIL

Notations on Plan
NIL

Registrar-General's Notes
NIL

Administrative Interests
NIL

* Denotes the dealing has been re-lodged.

Land Services Group Page 2 of 3


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Product Register Search
Date/Time 06/07/2016 09:26AM
Customer Reference KW St
Order ID 20160706001257
Cost $27.75

Land Services Group Page 3 of 3


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Product Register Search
Date/Time 06/07/2016 10:33AM
Customer Reference KW St
Order ID 20160706002713
Cost $27.75

The Registrar-General certifies that this Title Register Search displays the records maintained in the Register
Book and other notations at the time of searching.

Registrar-General

Certificate of Title - Volume 5832 Folio 16


Parent Title(s) CT 4041/667

Dealing(s) CONVERTED TITLE


Creating Title

Title Issued 04/01/2001

Edition 4

Edition Issued 23/04/2014

Estate Type
FEE SIMPLE

Registered Proprietor
GSK PROPERTY (SA) PTY. LTD. (ACN: 167 217 656)
OF 49 ANGAS STREET ADELAIDE SA 5000

Description of Land
ALLOTMENT 656 FILED PLAN 182308
IN THE AREA NAMED ADELAIDE
HUNDRED OF ADELAIDE

Easements
TOGETHER WITH FREE AND UNRESTRICTED RIGHT(S) OF WAY OVER THE LAND MARKED A

Schedule of Dealings
Dealing Number Description

12107744 MORTGAGE TO BENDIGO & ADELAIDE BANK LTD.

Notations
Dealings Affecting Title
NIL

Priority Notices
NIL

Land Services Group Page 1 of 3


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Product Register Search
Date/Time 06/07/2016 10:33AM
Customer Reference KW St
Order ID 20160706002713
Cost $27.75

Notations on Plan
NIL

Registrar-General's Notes
NIL

Administrative Interests
NIL

* Denotes the dealing has been re-lodged.

Land Services Group Page 2 of 3


Copyright Privacy Disclaimer: www.sailis.sa.gov.au/home/showCopyright www.sailis.sa.gov.au/home/showPrivacyStatement www.sailis.sa.gov.au/home/showDisclaimer
Product Register Search
Date/Time 06/07/2016 10:33AM
Customer Reference KW St
Order ID 20160706002713
Cost $27.75

Land Services Group Page 3 of 3


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Appendix B. DEWNR groundwater data

27
Groundwater Data Report
Circle Centre -34.931681,138.600162, Radius 0.200km

Unit No Date Max Depth Latest Yield Yield Date TDS (mg/L) TDS Date Status SWL (m) SWL Date Purpose Cased To Permit No
(m) Depth (m) (L/sec) (m)
6628-308 11/07/1972 25.8 25.8 0.25 13/07/1972 1957 13/07/1972 UKN
6628-309 23/08/1972 57 57 0.63 24/08/1972 1130 24/08/1972 UKN 21 24/08/1972
6628-310 05/07/1972 34 34 10601 14/08/1972 UKN
6628-311 03/08/1956 14.1 14.1 UKN
6628-312 20/07/1956 30.48 30.48 UKN
6628-313 12/04/1965 21.34 21.34 16.76 12/04/1965 DRN
6628-314 13/04/1965 9.45 9.45
6628-315 04/05/1965 22.86 22.86 0.45 04/05/1965 16.61 04/05/1965 DRN 18.77
6628-316 15/04/1965 10.67 10.67 DRN
6628-317 22/04/1965 21.34 21.34 16.76 22/04/1965 DRN
6628-318 31/05/1965 21.34 21.34 16.46 31/05/1965 DRN 19.41
6628-319 25/05/1965 23.47 23.47 0.45 25/05/1965 16.46 25/05/1965 DRN 19.2
6628-320 17/05/1965 21.34 21.34 0.45 17/05/1965 16.76 17/05/1965 DRN 18.69
6628-321 11/05/1965 22.86 22.86 0.45 11/05/1965 16.56 11/05/1965 DRN 19.2
6628-322 03/06/1965 6.1 6.1 DRN
6628-323 03/06/1965 6.1 6.1 DRN
6628-324 01/06/1965 6.1 6.1 DRN
6628-325 02/06/1965 6.4 6.4 DRN
6628-326 05/05/1965 4.88 4.88 DRN
6628-327 07/05/1965 7.01 7.01 DRN
6628-328 14/05/1965 6.1 6.1 DRN
6628-329 18.82 171 01/01/1934 DRN
6628-330 21.59 4426 01/01/1935 DRN
6628-331 07/04/1965 21.34 21.34 0.03 07/04/1965 16.46 07/04/1965 DRN
6628-332 04/06/1965 6.1 6.1 DRN
6628-333 07/06/1965 6.1 6.1 DRN
6628-334 08/06/1965 6.1 6.1 DRN
6628-335 08/06/1965 6.1 6.1 DRN
6628-336 10/06/1965 6.1 6.1 DRN
6628-337 09/06/1965 6.1 6.1 DRN
6628-338 11/06/1965 9.4 9.4 BKF 4.88 11/06/1965 DRN
6628-339 15/06/1965 12.8 12.8 BKF 2.59 15/06/1965 DRN
6628-340 16/06/1965 0.61 0.61 DRN
6628-342 08/09/1955 12.19 12.19 UKN
6628-343 06/09/1955 12.19 12.19 UKN
6628-344 25/05/1960 5.94 5.94
6628-345 25/05/1960 6.1 6.1

Page 1 of 2 Thursday, 7 July 2016, 10:56:13 AM



Appendix C. Historical aerial photographs

28

Photograph1:Aerialimageshowingtheapproximatelocationofthesitein1949(Source:
DEWNR).

Photograph2:Aerialimageshowingtheapproximatelocationofthesitein1959(Source:
DEWNR).

Photograph3:Aerialimageshowingtheapproximatelocationofthesitein1968(Source:
DEWNR).

Photograph4:Aerialimageshowingtheapproximatelocationofthesitein1979(Source:
DEWNR).

Photograph5:Aerialimageshowingtheapproximatelocationofthesitein1989(Source:
DEWNR).

Photograph6:Aerialimageshowingtheapproximatelocationofthesitein1999(Source:
DEWNR).

Photograph7:Aerialimageshowingtheapproximatelocationofthesitein2005(Source:
DEWNR).

Photograph8:Aerialimageshowingtheapproximatelocationofthesitein2016(Source:
http://maps.sa.gov.au/plb/).

Appendix D. Dangerous goods licence


search results

29
Appendix E. Section 7 search results

30
Mott MacDonald Contact: Section 7
PO BOX 3400 Rundle Mall Telephone: (08) 8204 2026
ADELAIDE SA 5000 Email: epasection7@sa.gov.au
Contact: Public Register
Rebecca.Lucock@mottmac.com.au Telephone: (08) 8204 9128
Email: epa.publicregister@sa.gov.au

29 June, 2016

EPA STATEMENT TO FORM 1 - CONTRACTS FOR SALE OF LAND OR BUSINESS

The EPA provides this statement to assist the vendor meet its obligations under section 7(1)(b) of the Land and
Business (Sale and Conveyancing) Act 1994. A response to the questions prescribed in Schedule 1-Contracts for
sale of land or business-forms (Divisions 1 and 2) of the Land and Business (Sale and Conveyancing) Act 1994 is
provided in relation to the land.

I refer to your enquiry concerning the parcel of land comprised in

Title Reference CT Volume 5832 Folio 16


Address Allotment 656, 338-340 King William Street, ADELAIDE SA 5000

Schedule Division 1 Land and Business (Sale and Conveyancing) Regulations 2010

PARTICULARS OF MORTGAGES, CHARGES AND PRESCRIBED ENCUMBRANCES AFFECTING THE LAND

7. Environment Protection Act 1993

Does the EPA hold any of the following details relating to the Environment Protection Act 1993:

7.1 Section 59 - Environment performance agreement that is registered in relation to the land. NO

7.2 Section 93 - Environment protection order that is registered in relation to the land. NO

7.3 Section 93A - Environment protection order relating to cessation of activity that is registered in NO
relation to the land.

7.4 Section 99 - Clean-up order that is registered in relation to the land. NO

7.5 Section 100 - Clean-up authorisation that is registered in relation to the land. NO

7.6 Section 103H - Site contamination assessment order that is registered in relation to the land. NO

7.7 Section 103J - Site remediation order that is registered in relation to the land. NO

CT Volume 5832 Folio 16 page 1 of 4


7.8 Section 103N - Notice of declaration of special management area in relation to the land (due to NO
possible existence of site contamination).

7.9 Section 103P - Notation of site contamination audit report in relation to the land. NO

7.10 Section 103S - Notice of prohibition or restriction on taking water affected by site NO
contamination in relation to the land.

Schedule Division 2 Land and Business (Sale and Conveyancing) Regulations 2010

PARTICULARS RELATING TO ENVIRONMENT PROTECTION

3-Licences and exemptions recorded by EPA in public register

Does the EPA hold any of the following details in the public register:

a) details of a current licence issued under Part 6 of the Environment Protection Act 1993 to
conduct, at the land-

i) a waste or recycling depot (as referred to in clause 3(3) of Schedule 1 Part A of that Act); or NO

ii) activities producing listed wastes (as referred to in clause 3(4) of Schedule 1 Part A of that NO
Act); or

iii) any other prescribed activity of environmental significance under Schedule 1 of that Act? NO

b) details of a licence no longer in force issued under Part 6 of the Environment Protection Act
1993 to conduct, at the land-

i) a waste or recycling depot (as referred to in clause 3(3) of Schedule 1 Part A of that Act); or NO

ii) activities producing listed wastes (as referred to in clause 3(4) of Schedule 1 Part A of that NO
Act); or

iii) any other prescribed activity of environmental significance under Schedule 1 of that Act? NO

c) details of a current exemption issued under Part 6 of the Environment Protection Act 1993 NO
from the application of a specified provision of that Act in relation to an activity carried on at the
land?

d) details of an exemption no longer in force issued under Part 6 of the Environment Protection NO
Act 1993 from the application of a specified provision of that Act in relation to an activity carried
on at the land?

e) details of a licence issued under the repealed South Australian Waste Management NO
Commission Act 1979 to operate a waste depot at the land?

f) details of a licence issued under the repealed Waste Management Act 1987 to operate a NO
waste depot at the land?

g) details of a licence issued under the repealed South Australian Waste Management NO
Commission Act 1979 to produce waste of a prescribed kind (within the meaning of that Act) at
the land?

CT Volume 5832 Folio 16 page 2 of 4


h) details of a licence issued under the repealed Waste Management Act 1987 to produce NO
prescribed waste (within the meaning of that Act) at the land?

4-Pollution and site contamination on the land - details recorded by the EPA in public register

Does the EPA hold any of the following details in the public register in relation to the land or part of the
land:

a) details of serious or material environmental harm caused or threatened in the course of an NO


activity (whether or not notified under section 83 of the Environment Protection Act 1993)?

b) details of site contamination notified to the EPA under section 83A of the Environment NO
Protection Act 1993?

c) a copy of a report of an environmental assessment (whether prepared by the EPA or some NO


other person or body and whether or not required under legislation) that forms part of the
information required to be recorded in the public register?

d) a copy of a site contamination audit report? NO

e) details of an agreement for the exclusion or limitation of liability for site contamination to which NO
section 103E of the Environment Protection Act 1993 applies?

f) details of an agreement entered into with the EPA relating to an approved voluntary site NO
contamination assessment proposal under section 103I of the Environment Protection Act
1993?

g) details of an agreement entered into with the EPA relating to an approved voluntary site NO
remediation proposal under section 103K of the Environment Protection Act 1993?

h) details of a notification under section 103Z(1) of the Environment Protection Act 1993 relating NO
to the commencement of a site contamination audit?

i) details of a notification under section 103Z(2) of the Environment Protection Act 1993 relating NO
to the termination before completion of a site contamination audit?

j) details of records, held by the former South Australian Waste Management Commission under NO
the repealed Waste Management Act 1987, of waste (within the meaning of that Act) having
been deposited on the land between 1 January 1983 and 30 April 1995?

5-Pollution and site contamination on the land - other details held by EPA

Does the EPA hold any of the following details in relation to the land or part of the land:

a) a copy of a report known as a "Health Commission Report" prepared by or on behalf of the NO


South Australian Health Commission (under the repealed South Australian Health Commission
Act 1976)?

b) details (which may include a report of an environmental assessment) relevant to an agreement NO


entered into with the EPA relating to an approved voluntary site contamination assessment
proposal under section 103I of the Environment Protection Act 1993?

c) details (which may include a report of an environmental assessment) relevant to an agreement NO


entered into with the EPA relating to an approved voluntary site remediation proposal under
section 103K of the Environment Protection Act 1993?

CT Volume 5832 Folio 16 page 3 of 4


d) a copy of a pre-1 July 2009 site audit report? NO

e) details relating to the termination before completion of a pre-1 July 2009 site audit? NO

All care and diligence has been taken to access the above information from available records. Historical records
provided to the EPA concerning matters arising prior to 1 May 1995 are limited and may not be accurate or
complete and therefore the EPA cannot confirm the accuracy of the historical information provided.

CT Volume 5832 Folio 16 page 4 of 4


Mott MacDonald Contact: Section 7
PO BOX 3400 Rundle Mall Telephone: (08) 8204 2026
ADELAIDE SA 5000 Email: epasection7@sa.gov.au
Contact: Public Register
Rebecca.Lucock@mottmac.com.au Telephone: (08) 8204 9128
Email: epa.publicregister@sa.gov.au

29 June, 2016

EPA STATEMENT TO FORM 1 - CONTRACTS FOR SALE OF LAND OR BUSINESS

The EPA provides this statement to assist the vendor meet its obligations under section 7(1)(b) of the Land and
Business (Sale and Conveyancing) Act 1994. A response to the questions prescribed in Schedule 1-Contracts for
sale of land or business-forms (Divisions 1 and 2) of the Land and Business (Sale and Conveyancing) Act 1994 is
provided in relation to the land.

I refer to your enquiry concerning the parcel of land comprised in

Title Reference CT Volume 6132 Folio 486


Address Allotment 92, 322-336 King William Street, ADELAIDE SA 5000

Schedule Division 1 Land and Business (Sale and Conveyancing) Regulations 2010

PARTICULARS OF MORTGAGES, CHARGES AND PRESCRIBED ENCUMBRANCES AFFECTING THE LAND

7. Environment Protection Act 1993

Does the EPA hold any of the following details relating to the Environment Protection Act 1993:

7.1 Section 59 - Environment performance agreement that is registered in relation to the land. NO

7.2 Section 93 - Environment protection order that is registered in relation to the land. NO

7.3 Section 93A - Environment protection order relating to cessation of activity that is registered in NO
relation to the land.

7.4 Section 99 - Clean-up order that is registered in relation to the land. NO

7.5 Section 100 - Clean-up authorisation that is registered in relation to the land. NO

7.6 Section 103H - Site contamination assessment order that is registered in relation to the land. NO

7.7 Section 103J - Site remediation order that is registered in relation to the land. NO

CT Volume 6132 Folio 486 page 1 of 4


7.8 Section 103N - Notice of declaration of special management area in relation to the land (due to NO
possible existence of site contamination).

7.9 Section 103P - Notation of site contamination audit report in relation to the land. NO

7.10 Section 103S - Notice of prohibition or restriction on taking water affected by site NO
contamination in relation to the land.

Schedule Division 2 Land and Business (Sale and Conveyancing) Regulations 2010

PARTICULARS RELATING TO ENVIRONMENT PROTECTION

3-Licences and exemptions recorded by EPA in public register

Does the EPA hold any of the following details in the public register:

a) details of a current licence issued under Part 6 of the Environment Protection Act 1993 to
conduct, at the land-

i) a waste or recycling depot (as referred to in clause 3(3) of Schedule 1 Part A of that Act); or NO

ii) activities producing listed wastes (as referred to in clause 3(4) of Schedule 1 Part A of that NO
Act); or

iii) any other prescribed activity of environmental significance under Schedule 1 of that Act? NO

b) details of a licence no longer in force issued under Part 6 of the Environment Protection Act
1993 to conduct, at the land-

i) a waste or recycling depot (as referred to in clause 3(3) of Schedule 1 Part A of that Act); or NO

ii) activities producing listed wastes (as referred to in clause 3(4) of Schedule 1 Part A of that NO
Act); or

iii) any other prescribed activity of environmental significance under Schedule 1 of that Act? NO

c) details of a current exemption issued under Part 6 of the Environment Protection Act 1993 NO
from the application of a specified provision of that Act in relation to an activity carried on at the
land?

d) details of an exemption no longer in force issued under Part 6 of the Environment Protection NO
Act 1993 from the application of a specified provision of that Act in relation to an activity carried
on at the land?

e) details of a licence issued under the repealed South Australian Waste Management NO
Commission Act 1979 to operate a waste depot at the land?

f) details of a licence issued under the repealed Waste Management Act 1987 to operate a NO
waste depot at the land?

g) details of a licence issued under the repealed South Australian Waste Management NO
Commission Act 1979 to produce waste of a prescribed kind (within the meaning of that Act) at
the land?

CT Volume 6132 Folio 486 page 2 of 4


h) details of a licence issued under the repealed Waste Management Act 1987 to produce NO
prescribed waste (within the meaning of that Act) at the land?

4-Pollution and site contamination on the land - details recorded by the EPA in public register

Does the EPA hold any of the following details in the public register in relation to the land or part of the
land:

a) details of serious or material environmental harm caused or threatened in the course of an NO


activity (whether or not notified under section 83 of the Environment Protection Act 1993)?

b) details of site contamination notified to the EPA under section 83A of the Environment NO
Protection Act 1993?

c) a copy of a report of an environmental assessment (whether prepared by the EPA or some NO


other person or body and whether or not required under legislation) that forms part of the
information required to be recorded in the public register?

d) a copy of a site contamination audit report? NO

e) details of an agreement for the exclusion or limitation of liability for site contamination to which NO
section 103E of the Environment Protection Act 1993 applies?

f) details of an agreement entered into with the EPA relating to an approved voluntary site NO
contamination assessment proposal under section 103I of the Environment Protection Act
1993?

g) details of an agreement entered into with the EPA relating to an approved voluntary site NO
remediation proposal under section 103K of the Environment Protection Act 1993?

h) details of a notification under section 103Z(1) of the Environment Protection Act 1993 relating NO
to the commencement of a site contamination audit?

i) details of a notification under section 103Z(2) of the Environment Protection Act 1993 relating NO
to the termination before completion of a site contamination audit?

j) details of records, held by the former South Australian Waste Management Commission under NO
the repealed Waste Management Act 1987, of waste (within the meaning of that Act) having
been deposited on the land between 1 January 1983 and 30 April 1995?

5-Pollution and site contamination on the land - other details held by EPA

Does the EPA hold any of the following details in relation to the land or part of the land:

a) a copy of a report known as a "Health Commission Report" prepared by or on behalf of the NO


South Australian Health Commission (under the repealed South Australian Health Commission
Act 1976)?

b) details (which may include a report of an environmental assessment) relevant to an agreement NO


entered into with the EPA relating to an approved voluntary site contamination assessment
proposal under section 103I of the Environment Protection Act 1993?

c) details (which may include a report of an environmental assessment) relevant to an agreement NO


entered into with the EPA relating to an approved voluntary site remediation proposal under
section 103K of the Environment Protection Act 1993?

CT Volume 6132 Folio 486 page 3 of 4


d) a copy of a pre-1 July 2009 site audit report? NO

e) details relating to the termination before completion of a pre-1 July 2009 site audit? NO

All care and diligence has been taken to access the above information from available records. Historical records
provided to the EPA concerning matters arising prior to 1 May 1995 are limited and may not be accurate or
complete and therefore the EPA cannot confirm the accuracy of the historical information provided.

CT Volume 6132 Folio 486 page 4 of 4


Appendix F. Asbestos register

31
Appendix G. Almanacs and directory
search results

32
Street Number Unknown
1864-1868 Insufficient Information
1869 Builder
1870
Store
1871
1872 Storekeeper
1873
1874
1875 Importer
1876
1877
1878
1879 Watchmaker
1880
1881
1882
1883 Importer
1884 Modeller
1885
1886 Milliners General Store Labourer Boardinghouse
Street Number Change 198 200 202 204 206 208 210 210a 212 214 216 218 218a
1887 General Store Boardinghouse
1888 Dressmaker
Painter & Paperhanger
1889 Tinsmith
1890
Children's Day Nursery
1891
Bootkmakers Tinsmith
1892
Painter
1893
Cabinetmaker and Painter
1894
Upholsterer
1895
1896
1897
1898
General Draper
1899
1900
1901
1902 Tinsmith and
Hairdresser and Ironmonger
tabacconist and Boardinghouse
Drapers and Milliners Boot Warehouse
1903 confectioner
Boardinghouse
1904
Tailor
1905
1906 Confectioner
Bootmaker Cstmrs
1907 Draper
1908 Phonograph Exchange
Wickerworker Midwife
1909 Confectioner
1910 Proprietor
English laundry
1911 Teacher of elocution,
1912
Provision dealer and
1913
confectioner Watchmaker, jewler and
1914 Provision dealer and Labourer
optician
confectioner Milner and customer
1915 (cstmr)
(phonographs)
1916 Fruiter and confectioner Art depot Chef
Confectioner Proprieter Wicker works depot
1917
Florists and fruiterers Dyers and Cleaners
1918 Adelaide Theosophical
1919 grcr & drpr Cool drinks and Furniture depot Society Newman's College Music teacher
1920 confectionery
Tailor and mercer
1921 drpr Window cleaner
Street Number Change 322 324 326 326a 328 328 (2) 328 (3) 330 330 (2) 332 334 334 (2) 334a 336 338 340
1922 Tailor and mercer Window cleaner
Fruiter and confectioner Newman's College
1923 Cool drinks and
1924 confectionery Furniture depot Motor Distributors Ltd
Ham and beef shop
1925
Florists and fruiterers Motor distributors and engineers
1926
Confectionery shop Wicker works depot
1927 All-British Motor House
Confectioner
1928 Goodrich Tyre Distributors Ltd
1929
Confectionery Townsend Motors Ltd
1930 Gramaphones Ham and beef shop
1931 Gentry's Car Exchange
1932 Bookseller and Confectionery shop Dogs' Rescue Home
Torrens Cycle Store
1933 newsagent Draper
1934 Rigolin Oil Distributors
Tailor and mercer
1935
1936
1937 Cycle manufacturers Surgical bootmakers
Fruiterers
1938
1939 Ham shop
Betting shop
1940
Secondhand dealer
1941 Machine repairs
Bookseller
1942 Dealer specialist (proprietor)
1943
1944-45
Allens Detective Agency Bulk Store
1946
1947
Machine repairs
Adelaide Auction &
Leather Manufacturer Tailor
1948 Hairdresser Agency Ltd
Adelaide Theosophical
1949 Majoram
Boot repairer Society
Newsagent & fancy
1950 goods Mixed business
1951
1952
Dealer Ladies hairdresser
1953
News agents
1954
1955
Shop assistant
1956 Ingersoll Rand,
Hairdressers and
1957 Caf Romane Australia. Pty Ltd
Dealer Tobbaconists
1958
Entertainers Guild of Caf Alfa-Laval Separator Ltd
1959 Trim Bros Ltd dealers
S.A. Proprietors AND Diabolo Separator
1960
Co Inc
1961 Star Caf York Electric - electrical Tyrol Inn restaurant
1962 Tailors appliances
1963
Trim Bros Ltd dealers Papa Luigi's restaurant
1964 Nina's Caf
1965 Tudor Grill restaurant
1966
Harlequin Caf Land agents
1967
1968 Hairdresser
1969
1970
1971 Conn organ centre
Trim Bros Ltd dealers
TS Book Shop Penta Outboard Service
1972
TS Book Shop Eddys Pianos & Organs
1973
322-340 KING WILLIAM STREET, ADELAIDE REVIEW BY ROD ROACH - ARCHITECT

BACKGROUND
The writer has been asked by Mr R Mihailovic, Project Manager, Karidis Corporation Ltd, at a
meeting on Friday October 24, 2016, to provide an independent opinion from an
architectural perspective relating to the proposed building at 322-340 King William Street
Adelaide, currently being assessed by the Development Assessment Commission.

In particular, Mr Mihailovic requested that the matters raised in a letter dated 19 October
2016 from Mr N Tridente to Mr T Victory be addressed.

DOCUMENTS SUPPLIED FOR REVIEW BY KARIDIS CORPORATION LTD


Letter from Mr N Tridente to Mr T Victory dated 19 October 2016
Planning Statement prepared by EKISTICS dated 2 September 2016
Design Statement prepared by Cheeseman Architects dated 17 June 2016
Architectural Drawings 15128 DA C00 to DA C25

OTHER PREPARATORY WORK


The writer has inspected the existing site and viewed the architectural model of the project
at the Karidis Corporation offices.

CAR PARK PODIUM


The car park forms a podium to the building, has a height of 29.4 metres above ground level
and would equate to an office use of some six to seven storeys in height. This is not out of
scale in relation to other buildings in Adelaide which are built on property boundaries.

The car park podium is separated with a void space for a terrace and between the upper
levels of the building form which is separated with 1 to 1.2 metre set backs from the
boundary lines. The spatial separation between the podium and the upper levels of the
building will be an acceptable definition.

The cladding of the car park is proposed to be with glass panels, ventilation louvres and
perforated aluminium panels. The selection of these materials should be such that they
achieve a high degree of opacity so vision into the car park should be restricted. This would

2/11/16 Page 1 of 4
322-340 KING WILLIAM STREET, ADELAIDE REVIEW BY ROD ROACH - ARCHITECT

apply particularly at night times so that the car park lighting is not readily visible from the
outside of the building.

There is sufficient variation in material use and composition to make the faade of the
podium lively and visually interesting.

The Karidis Corporation has advised that during the design development phase appropriate
internal screening will be provided to prevent light spill from the car park.

FAADE ARTICULATION
The facades have been articulated on each side of the building with recesses and projections
to deliver a built form with a dominance of verticality. In particular, the set back of the
facades shown on the East and West sides of the building will give a distinct impression of
two slender tower forms. This will further contribute positively to the buildings vertical
composition.

EXTERNAL FACADES
The external glass facades consist of floor to floor glazed panels encapsulated in anodised
aluminium vertical mullions. Spandrel panels at each floor level will be behind the glass.
This composition will give a dominance of verticality to the building modulation which
dramatically enhances the image of the facades.

It is understood that the faade engineer is preparing thermal load calculations for all faade
orientations which will determine glass composition and combination of glass types. This
will result in appropriate levels of transparency, opacity, colour rendition and optical
flatness.

CAR PARK LAYOUT


The car park layout is reliant on the building structure, stairways and building services
requirements and is therefore an efficient layout.

2/11/16 Page 2 of 4
322-340 KING WILLIAM STREET, ADELAIDE REVIEW BY ROD ROACH - ARCHITECT

ACCESS CORES & CIRCULATION


Because of the linear site configuration and the mixed upper level uses, the arrangement of
three lift nodes and fire egress is an optimum planning solution. No further review is
necessary.

BALCONY SIZES
The reference to the smaller balconies requiring further consideration is not relevant as the
balconies are primarily for light and ventilation for secondary bedrooms rather than
external use. The apartments in which this configuration occurs have a larger and usable
balcony space from the living areas.

EXTERNAL CONCRETE & LOUVRE FINISHES


Integral concrete finishes may be investigated for exposed surfaces but the decision over,
for example, sand blasted or polished concrete versus painted concrete is in part an
economic one.
A good quality hi-build acrylic paint finish would be acceptable visually.
The louvre finish has been selected to have a paint finish to match weathered corten steel.
I suggest that an anodised aluminium finish be investigated for longevity.

WIND BREAKS
The wind breaks at podium level 10 are minor in nature which the Architect will design in
the Design Development stage of the project.

BALCONY SCREENS
These will be designed in the Design Development stage of the project.

BUILDING SIGNAGE
It is recommended that a graphic designer be asked to join the design team to develop the
signage vocabulary for all building graphics.

2/11/16 Page 3 of 4
322-340 KING WILLIAM STREET, ADELAIDE REVIEW BY ROD ROACH - ARCHITECT

LANDSCAPE
It is recommended that a Landscape Architect be asked to join the design team to develop
landscape designs for the street pavements and ground floor public areas. A design theme
could be readily developed for these areas as well as the podium terraces and community
centre spaces.

PUBLIC ART
For a project of this size, cost and importance, a suite of public artworks should be seriously
considered. These will enhance the ambience and amenity of the public spaces for both
occupants and guests.

CONCLUSION
After reviewing the site, project model and relevant documents previously itemised, my
conclusion is that the design will contribute significantly and positively to the fabric of the
City of Adelaide.

The built form will enhance the North-South boulevard and form a visual balance with the
View Apartments on the West side of King William Street.

2/11/16 Page 4 of 4
ROD ROACH PROJECT EXPERIENCE

Project Location Client Role Year Historic


Value
COMMERCIAL
Low Scale Office Buildings 28, 49, 58, 186 and 191 Various Project Designer 1970s? Varying
(five) Greenhill Road & Director $1-4m

Office Building & East Terrace, Adelaide Kinhill Engineers Project Initiator 1980 $2.8m
Residential Mix & Designer

6 Storey Car Park Pirie Street, Adelaide Adelaide City Council Project Designer 1983 $2m
& Director
State Bank Head Office King William Street, State Bank of South Project Designer 1984 $2.8m
Upgrade Existing Building Adelaide Australia & Director

2 Storey Office Building 162 Greenhill Road, Parkside Eagle Insurance Project Designer 1984 $1.7m
& Director
3 Storey Office Buildings Frome Road, Grenfell Street, Baulderstone Project Designer 1985 $5m
(three) Pirie Street, Adelaide & Director

3 Storey Office Building Hutt Street, Adelaide Tricorp OConnor Project Designer 1986 $0.8m
& Director

8 Storey Office Building 2 Pirie Street, Adelaide Wyatt Benevolent Trust Project Designer 1987 $8m

Single Storey Office & Technology Park Technology Park Project Designer 1987 $3m
Research Building Corporation & Director
Endeavour House

7 Storey Car Park Playhouse Lane, Adelaide Baulderstone Project Designer 1987 $2m
& Director

2 Storey Office Building & Dequetteville Terrace Quigley Consortia Project Designer 1987 $1.8m
Historic Refurbishment Kent Town & Director

Single Storey Office Building 328 The Parade, Kensington Rod Roach Project Designer 1987 $0.4m
Architecture & Director

Single Storey Bank Buildings Glen Osmond Rd, Parkside State Bank of South Project Designer 1985-88 $0.3m
(four) Goodwood Rd, Daw Park Australia & Director - $0.6m
South Rd, Morphett Vale
Port Rd, Allenby Gardens

30 Storey Office Building King William Street, State Bank of South Project Designer 1989 $60m
State Bank Centre Adelaide Australia

Single Storey Office Building 278 Flinders Street, Adelaide Dare Sutton Clarke Project Designer 1989 $0.9m
Engineers & Director

14 Storey Office Building Cnr South Terrace Hazama Gumi - Project Designer & 1989 $25m
Southgate & King William Street Austland Director

Tenancy Fitout Greenhill Road, Parkside IBM Project Designer 1989 $0.4m
& Director

4 Storey Car Park Holland Street, Adelaide Satisfac Credit Union Project Designer 1989 $1.1m
& Director

2 Storey Tenancy Fitout 180 Greenhill Road, Parkside IBM Project Designer 1989 $2.3m
& Director

4 Storey Office Building 276 Flinders Street, Adelaide Dare Sutton Clarke Project Designer 1990 $1.8m
Engineers & Director

5 Storey Tenancy Fitout Hindmarsh Sq, Adelaide Price Waterhouse Project Designer 1991 $2.5m
& Director

Old Bunyip Buildings Retrofit 144 Gawler Place, Adelaide Bestec Engineers Project Designer 1991 $1.2m
to Offices & Director

5 Storey Office Building Hindmarsh Sq, Adelaide Mancorp Project Designer 1991 $6m
Price Waterhouse Centre & Director

Rod Roach Architecture 1


ROD ROACH PROJECT EXPERIENCE

Project Location Client Role Year Historic


Value
Single Storey Office Fitout Fullarton Road, Dulwich Ian Kidd Design Project Designer 1994 $0.2m
& Director

Single Storey Office Building 34 Glen Osmond Rd, Rod Roach Project Designer 1995 $0.4m
Parkside Architecture & Director

Tenancy Fitout Pirie Street, Adelaide SASFIT Project Designer 1995 $0.1m
& Director

Single Storey Office Building Reservoir Road, Modbury Harmony Corporation Project Designer 1996 $1.3m
& Director

Single Storey Warehouse & Benjamin Street, St Marys Techno-Plas Pty Ltd Project Designer 1997 $0.8m
Offices & Director

New Manufacturing Park Way, Technology Park Toolcraft Pty Ltd Project Designer 1997 $1.8m
Building & Director

New Manufacturing Facility EWPitts Avenue, Cavan Rokel Investments P/L Project Designer 1997 $0.75m
& Director

Refurbish Building 57 Wyatt Street, Adelaide John Hindmarsh P/L Project Designer 1998

Prestige Car Showroom Glen Osmond Road, Prestige Formula Project Designer 1998 $1.1m
Building Frewville & Director

West Lakes Library West Lakes Boulevard City of Charles Sturt Project Designer 1999 $0.2m
Refurbishment & Director

Walkerville Library Walkerville Terrace, City of Walkerville Project Designer 1999 $0.2m
Refurbishment Walkerville & Director

Commonwealth Centre 55 Currie Street, Adelaide Motor Traders Project Designer 1999- Stage 1
Building Refurbishment Associatn & Director 2000 -$1.2m
Superannuation Fund Stage 2
- $1.3m
Endeavour House Technology Park Land Management Project Designer 1999 $1.3m
Module 8 Extension Corporation & Director

Tenany Fitout Station Place, Hindmarsh Boral Construction Project Designer 2002 $0.2m
& Director

New Administration Building Angle Vale Road, Virginia Comit Farm Produce Project Designer 2002 $1.2m
& Director

Refurbish Building & Valletta Road, Kidman Park Research Laboratories Project Designer 2002 $0.3m
Tenancy Fitout of Australia Pty Ltd & Director

Refurbish Building & 274 Melbourne Street, North Elaser Pty Ltd Project Designer 2003 $0.35m
Tenancy Fitout Adelaide & Director

Convert Burnside Bowling 426 Portrush Road, Rod Roach Project Designer 2004 $0.7m
Club to New Offices & Linden Park Architecture & Director
Residence

New Office & Warehouse EW Pitts Avenue, Cavan Rokel Investments P/L Project Designer 2004 $0.8m

Refurbish Building & 182 Victoria Square EDIA Pty Ltd Project Designer 2004-08 $12m
Tenancy Fitout (Reserve Bank Building)

New Office & Production 2 Douglas Road, Airspeed Pty Ltd Project Designer 2006 $1.2m
Facility Technology Park

INSTITUTIONAL
Civic Centre with Offices & Unley Road, Unley Unley City Council Project Designer 1979 $2.0m
Library

Metropolitan Fire Services Wakefield Street, Adelaide SACON Project Designer 1983 $15m
Headquarters

Rod Roach Architecture 2


ROD ROACH PROJECT EXPERIENCE

Project Location Client Role Year Historic


Value
Refurbish Town Hall Naracoorte Naracoorte Council Project Designer 1986 $0.5m
& Director

Medical Centre & Day 32 Payneham Road, Dr G Keene Project Designer 1987 $2.2m
Care Clinic Sportsmed Stepney & Director

Works Depot King William Road, Unley Unley City Council Project Designer 1989 $2.8m
& Director
Works Depot London Road, Mile End Adelaide City Council Project Designer 1992 $8m
& Director

Refurbish Buildings & Fitouts Tea Tree Gully TAFE Department of TAFE Project Designer 1996-97 $0.5 -
Gilles Plains TAFE & Director $1m

Walkerville Sports Facilities Church Street, Walkerville City of Walkerville Project Designer 2000 $0.85m
& Director

Melaleuca Park School Boandik Tce, Mt Gambier DEET - DAIS Project Designer 2001 $1.1m
Redevelopment & Director

Melaleuca Park School Boandik Tce, Mt Gambier DEET - DAIS Project Designer 2003 $0.65m
Sports Building & Director

RETAIL
Parabanks Shopping Ctr John Street, Salisbury Schroder Darling Project Designer 1974-78 $5.5m

Fire Upgrading, Lifts & Grenfell Street, Adelaide Harris Scarfe Project Designer 1975 $2m
Escalators

Pirie Plaza Shopping Ctr Port Pirie AV Jennings Project Designer 1979 $5m

Big W Discount Dept Store Cumberland Park Woolworths Project Designer 1979 $1.5m

RESIDENTIAL
(25) 3-Storey Apartments Brougham Place, Adelaide Intercolonial Land Co Project Initiator 1975 $2m
& Designer

(40) 2 Storey Units Sportsmans Drive, Australian Re- Project Designer 1976 $1.5m
West Lakes insurance

(70) Town Houses Sportsmans Drive, Elders-Delfin West Project Designer 1979 $2m
West Lakes Lakes

(14) 2-Storey Town Houses & Nil Street, Adelaide Ian Quigley Projects Project Designer 1980 $1.5m
Refurbisnment of Historic
Mansion Dimora

(30) 5-Storey Luxury Jeffcott Street, Intercolonial Land Co Project Designer 1981 $3m
Apartments Montifiore North Adelaide

(23) 4-Storey Luxury Halifax Street, Adelaide Austland Pty Ltd Project Designer 1982 $3m
Apartments Victoria & Director
Grove

(30) 3-Storey Town House Lady Gowrie Drive, Austland Pty Ltd Project Designer 1982 $1.2m
Apartments North Haven & Director

(8) 2-Storey Town Houses Flinders Street, Adelaide Ian Quigley Projects Project Designer 1985 $1m
& Director

Private Residence 22 Little Archer Street, R & L Ermidis Project Designer & 1985 $$0.5m
North Adelaide Director

(5) 4-Storey Luxury Cnr East Terrace & Halifax St B Stone & J Weeks Project Designer & 1988 $2.2m
Apartments Director

Private Residence Ellesmere Street, Kensington R Roach Project Designer 1987 $0.4m
& Director

Rod Roach Architecture 3


ROD ROACH PROJECT EXPERIENCE

Project Location Client Role Year Historic


Value
(144) 4-Storey Serviced Hindley Street, Adelaide Hindmarsh Quigley Project Designer 1990 $10m
Apartments Project & Director
West End Apartments

(14) 2-Storey Units Cavendish Court, SA Housing Trust Project Designer 1992 $0.75m
Cavendish Court Devon Park & Director

Private Residence Palmer Place, North Mr & Mrs Haydon Project Designer 1992 $0.5m
Adelaide & Director

Private Residence 53 Hackney Road, Hackney J Maslen & K Mitchell Project Designer 2004 $1.4m
& Director

Rod Roach Architecture 4


ROD ROACH PROJECT EXPERIENCE

ROYAL AUSTRALIAN INSTITUTE OF ARCHITECTS (RAIA) AWARDS

Projects Designed by Rod Roach

1977 Office Building 49 Greenhill Road, Wayville Award of Merit

1985 Office Building 328 The Parade, Kensington Award of Merit

1986 Office Building 278 Flinders Street, Adelaide Award of Merit

1987 Sportsmed Building 32 Payneham Road, Stepney Award of Merit

1991 Adelaide City Council Works Depot London Road, Mile End Award of Merit

1990 Bestec Offices 144 Gawler Place, Adelaide Award of Merit

1986 Office Building Dequetteville Terrace, Kent Town Commendation

1986 IBM Tenancy Greenhill Road, Parkside Commendation

1987 Endeavour House Technology Park Commendation

1988 Unley City Council Works Depot King William Road, Unley Commendation

1989 State Bank of SA Building Glen Osmond Road, Eastwood Commendation

1989 Office Building 276 Flinders Street, Adelaide Commendation

2003 The RAIA Presidents Medal for Exemplary Service to,


and Promotion of, the Profession of Architecture

Rod Roach Architecture 5


Adelaide City Council
ABN 20 903 762 572
25 Pirie Street, Adelaide
GPO Box 2252 Adelaide
South Australia 5001
Enquiries: Will Gormly 8203 7081 Tel 08 8203 7203
Reference: F/S10/0030/2016 Fax 08 8203 7575
www.adelaidecitycouncil.com

14 October 2016
045

I, il'r
Development Assessment Commission
GPO Box 1815
Adelaide SA 5001

Attention: Robert Kleeman


Via email to Tom Victory [tom.victory@sa.gov.au]

Dear Mr Kleeman

Application: S10/30/2016
Applicant: KARIDIS CORPORATION P/L
Address: 322-336 King William Street, ADELAIDE SA 5000
Description: Demolition of existing commercial buildings and staged
construction of a 31-storey mixed use development comprising
residential aprtments, retail shops, restaurants, bar, offices,
community facilities (common rooms), parking facility,
swimming pool and associated earth works.

Council has not undertaken a full assessment of the proposal and provides
comments with respect to technical matters only. They are as follows:

TRAFFIC/TRANSPORT

There are no traffic/transport related objections to this development, subject to the


following matter/s being addressed, noting the applicant initially provided a separate
"Traffic and Parking Review" and then subsequent "Memorandum" from Tonkin
Consulting., followed by a Traffic Impact Statement.

(Reference made to sections/pages from the Traffic Impact Statement).

Page 5 "3.3 Vehicle Access"

There is no objection to the widening of George Parade. However, no details have been
provided how the issue of pedestrian accessibility will be managed. Is it expected that
pedestrians will share the road with vehicles? - if so what are the associated legal
implications of not providing a footpath? It is highly recommended that a footpath be
provided or that a "shared use zone" or similar be provided so that the level of road
safety is not compromised.

It is noted that the applicant intends that the stobie pole at the intersection of George
Parade and Carrington Street be "..relocated or removed. "There is no objection to this
aspect of the proposed development, which should be progressed as soon as possible
as such matters require a significant lead time to arrange removal/relocation.

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.DELAIDE
CITY COUNCIL
The matter of street lighting to George Parade will need to be addressed as part of this
proposed development, especially taking into account the increased level of vehicle
traffic that will be generated as a result of this development.

Page 6 "4.1 Car Parking Requirements"

It is appreciated that the applicant is desirous of providing a certain degree of off-


street car parking for residents and employees of the commercial component of this
proposed development.

With the proposed development being so close to public transport services - bus,
tram, taxi, every effort must be made by the developer to reduce the proposed
amount of off-street parking by as much as possible and as such not contribute to an
increased level of vehicle congestion in the City.

It is understood that the applicant is considering the provision of a car sharing


scheme. This is to be applauded and is one way that will significantly reduce the
demand for off-street car parking.

From the plans provided, it is noted that the applicant has not detailed how residential
spaces will be differentiated from the spaces allocated for the commercial aspect of
this development.

Will there be means put in place to stop the car parking facility, at least in part, from
becoming a public car park?

It is appreciated that the applicant does not need to provide any off-street car parking,
but in actual fact will be providing a significant number of such parking.

With respect to accessible parking spaces, it is also appreciated that the applicant only
intends to provide that maximum amount of 2% as per the Building Code of Australia
and not the amount required under the Development Plan - based on the fact that no
off-street car parking is required.

In essence, the applicant intends to provide eight accessible parking spaces and not
12, as would be required if the applicant was required to provide off-street car
parking.

Whilst this approach is understood, based on the fact that the proposed residential
development is aimed at retiree's or elderly citizens and will not be a public car park,
then it is considered such an approach is somewhat short sighted and it is
recommended that 12 spaces be provided.

It is considered that not all of the proposed accessible parking spaces are in optimal
locations. Further, from the plans provided it would seem that the design of the
accessible parking spaces does not meet the appropriate Australian/New Zealand
Standard and as such these matters must be addressed.

Page 2 "4.2 Car Parking Layout"

In this section, the word "appropriate" is used several times with regard to Australian
Standards. It is considered that more definitive wording must be used, i.e. "conforms
to" (if that is the case) or addressed in a different manner.

Page 2 "Access to Parking Levels"


Access to the basement car park will be very restrictive, especially if a vehicle is
errantly parked, on George Parade - which is a common occurrence. The applicant will
need to devise a management plan should such an event occur.

The traffic review is silent on sight lines between motorists exiting the basement ramp
and other motorists/pedestrians using George Parade. This matter must address the
requirements of the appropriate Australian/New Zealand Standard AS/NZS
2890.1:2004 with regard to sight lines.

The same logic applies to the entrance/exit to the above ground car park.

Indeed the approach angle for the above ground car park, leading onto George Parade
- not being perpendicular will compromise road safety. Further, it would seem that
there is not enough room for a vehicle to stopped completely perpendicular to George
Parade at the top of the ramp from the basement car park, this also will compromise
road safety.

It is noted that a "hold line" will be provided on George Parade to facilitate entrance to
the basement car park. The applicant must advise details of the proposed "hold line"
and the legality of such a traffic control device on a road related area/private road.

It is noted that the applicant proposes to inset the proposed boom gates to the upper
level car parks, providing an off-street queueing area. Such an area will need to be
assessed against the principles of Crime Prevention Through Environmental Design
(CPTED).

Page 8 "4.2.2 Bicycle Parking"

It is considered that the manner in which this important issue has been addressed in
the report is needs further work and justification. For example, bicycle parking spaces
in the comer of each of the car parking floors do not indicate rail locations and indeed
the gap between the adjacent parked cars will be minimal leading to cars possibly
being scratched.

Page 11 "5.3 Traffic Generation"

The manner in which the traffic generation associated with this development is
appreciated and note that the traffic generated will not significantly adversely affect
the existing traffic conditions on the public street network.

Page 13 "Sight Distance"

In the report it informs that "..a Stop sign be provided at the junction ." The
applicant's traffic consultant must advise if such a proposal meets the requirements of
the appropriate Australian Standard - which Council understands will not meet the
standard and as such is not an appropriate treatment.

Page 14 "Delivery Access"

Others have rights of way over George Parade and it is presumed that any such zone
must be agreed to by those who have such rights of way.
It is appreciated that the applicant may seek changes to the existing on-street parking
arrangements, to which there is no objection in principle, but would be subject to
stakeholder consultation - as noted and appreciated by the applicant.

Summary of Traffic/Transport comments

Concern regarding the underside clearance of the building soffit - may well be
struck by larger/taller vehicles
Pedestrian movement/facilities along George Parade must be addressed
Stobie pole/traffic signals relocation on Carrington Street to be progressed as
soon as possible - if development approved.
Street lighting to George Parade must be addressed
Differentiation between parking for the commercial aspect of the development
and the residential component
Are there requirements to be put in place to stop the car parking from
becoming a public car park?
Consideration should be given to provide 12 accessible parking spaces, not
eight.
. Location/design of the accessible car parking spaces
Considered use of the word "appropriate" with regard to Australian New
Zealand Standards
George Parade parking - limiting access to basement and upper level car parks
Sight lines from the car park access points along George Parade MUST be
addressed - statement made regarding conformity to the appropriate standard
Legality of the "holding line" on George Parade
CPTED comment regarding the indented access to the upper level car parking
Bicycle parking on the car park levels is not adequately detailed and addressed
Rights of others using George Parade

CLEANSING/WASTE

Satisfied with the proposal as per the waste management plan.

It is noted that Adelaide City Council will not be a service provider as designed
for multiple frequency collection requiring commercial service providers.

INFRASTRUCTURE

Development properties include Allotment 92 in DP 46651 CT 6132/486


registered owners are Vale Vineyards Pty Ltd (1/3 share), Colonel Light Hotel
SA Pty Ltd (1/3 share ) and SA International Motel Pty Ltd (1/3 share ) and
Allotment 656 in FP 182308 CT 5832/16 registered owner is GSK Property
(SA) Pty Ltd. Both allotments have registered Rights of Way over George
Parade which is a private road.

Page 57 of the Planning Statement addresses the Fire Source Feature.

Page 12 addresses the legal arrangement for the use of the widened part of
George Parade which will be on private land. We would support registered
Rights of Way in favour of the adjacent properties instead of the proposed
licence agreements.
ENCROACHMENTS

At the Council meeting held 13 September 2016, it resolved to support the


encroachments over Carrington and King William Streets, namely for the
architectural fin/blade elements, and the upper ground level balconies with
associated canopies over these balconies.

Yours faithfully

Rebecca Rutschack
Team Leader
Planning Assessment

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