1 September 2016 - Agenda No 63 - City of Perth.pdf

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City of Perth Local Development Assessment Panel

Agenda

Meeting Date and Time: 1 September 2016; 3:30pm Meeting Number: PLDAP/63 Meeting Venue: City of Perth Committee Room 1, Council House

27 St Georges Terrace, Perth Attendance

DAP Members Mr Paul Kotsoglo (Presiding Member) Mr Brian Curtis (Deputy Presiding Member) Mr Fred Zuideveld (Alternate Specialist Member) Lord Mayor Lisa-M. Scaffidi (Local Government Member, City of Perth) Officers in attendance Ms Margaret Smith (City of Perth) Mr Craig Smith (City of Perth) Mr Dimitri Fotev (City of Perth) Ms Jasmine Hancock (City of Perth) Local Government Minute Secretary Ms Yvonne Honmon (City of Perth) Applicants and Submitters Mr Daniel Lees (TPG Town Planning, Urban Design and Heritage) Members of the Public Nil 1. Declaration of Opening

The Presiding Member declares the meeting open and acknowledges the past and present traditional owners and custodians of the land on which the meeting is being held.

2. Apologies

Mr Peter Lee (Specialist Member) Cr James Limnios (Local Government Member, City of Perth) Cr Jim Adamos (Local Government Member, City of Perth)

3. Members on Leave of Absence

Nil

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4. Noting of Minutes

Minutes of the City of Perth LDAP meeting No. 62 held on 25 August 2016 were noted by DAP members.

5. Declarations of Due Consideration

Any member who is not familiar with the substance of any report or other information provided for consideration at the DAP meeting must declare that fact before the meeting considers the matter.

6. Disclosure of Interests

Member/Officer Report Item Nature of Interest Mr Peter Lee 8.1 Direct Pecuniary Interest

Mr Lee’s office, HASSELL are undertaking the QV1 Plaza mix use development project.

7. Deputations and Presentations

7.1 Mr Daniel Lees (TPG Town Planning, Urban Design and Heritage) presenting for the application at Item 8.1. The presentation will address support for the City’s recommendation for approval with a minor change to Condition 9.

8. Form 1 – Responsible Authority Reports – DAP Applications

8.1 Property Location: 250 (Lot 164) St Georges Terrace and 962 (Lot

162) and 943 (Lots 15 and 163) Hay Street, Perth

Application Details: Redevelopment of the existing QV1 Public Plaza and the construction of a 11-level mixed-use development (QV2) and a 17-level mixed-use development (QV3) comprising of office, retail, dining and community uses

Applicant: TPG Town Planning and Urban Design Owners: Investa Nominees Pty Ltd, Commonwealth

Superannuation Corporation (Lot 164 St Georges Terrace) and City of Perth (Lot 162, 15 and 163 Hay Street)

Responsible Authority: City of Perth DoP File No: DAP/15/00932

9. Form 2 – Responsible Authority Reports – Amending or cancelling DAP

development approval Nil

10. Appeals to the State Administrative Tribunal Nil

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11. General Business / Meeting Closure In accordance with Standing Order 7.3 only the Presiding Member may publicly comment on the operations or determinations of a DAP and other DAP members should not be approached to make comment.

Meeting No.62 25 August 2016

Mr Paul Kotsoglo Presiding Member, City of Perth LDAP Page 1

Minutes of the City of Perth Local Development Assessment

Panel Meeting Date and Time: 25 August 2016; 1:00pm Meeting Number: PLDAP/62 Meeting Venue: City of Perth Committee Room 1, Council House 27 St Georges Terrace, Perth Attendance

DAP Members Mr Paul Kotsoglo (Presiding Member) Mr Brian Curtis (Deputy Presiding Member) Mr Fred Zuideveld (Alternate Specialist Member) Officers in attendance Ms Margaret Smith (City of Perth) Mr Shervin Family (City of Perth) Mr Roberto Colalillo (City of Perth) Mr Chris Bien (City of Perth) Local Government Minute Secretary Ms Yvonne Honmon (City of Perth) Applicant and Submitters Mr Peter Simpson (PTS Town Planning Pty Ltd) Ms Anna Meszaros (The Buchan Group) Mr Matt Parker (UNIQLO Australia)

Ms Kali Hamilton (UNIQLO Australia) Members of the Public Nil 1. Declaration of Opening

The Presiding Member, Mr Paul Kotsoglo declared the meeting open at 1.05pm on 25 August 2016 and acknowledged the past and present traditional owners and custodians of the land on which the meeting was being held.

The Presiding Member announced the meeting would be run in accordance with the Development Assessment Panel Standing Orders 2012 under the Planning and Development (Development Assessment Panels) Regulations 2011.



The Presiding Member advised that in accordance with Section 5.16 of the Standing Orders 2012; No Recording of Meeting, which states: 'A person must not use any electronic, visual or audio recording device or instrument to record the proceedings of the DAP meeting unless the Presiding Member has given permission to do so.', the meeting would not be recorded.

2. Apologies

Mr Peter Lee (Specialist Member) Lord Mayor Lisa-M. Scaffidi (Local Government Member, City of Perth) Cr Jim Adamos (Local Government Member, City of Perth) Cr James Limnios (Local Government Member, City of Perth)

3. Members on Leave of Absence

Nil

4. Noting of Minutes

Minutes of the City of Perth LDAP meeting No. 61 held on 28 July 2016 were noted by DAP members.

5. Declaration of Due Consideration

All members declared that they had duly considered the documents.

6. Disclosure of Interests Panel member, Lord Mayor Lisa-M. Scaffidi, declared a Direct Pecuniary Interest in item 8.1. Lord Mayor Scaffidi is involved with a company who currently employs the applicant. In accordance with section 6.3.1 of the Standing Orders 2012, the Presiding Member determined that the member listed above, who had disclosed a Pecuniary Interest, was not permitted to participate in the discussion or voting on the items.

7. Deputations and Presentations

7.1 Mr Peter Simpson (PTS Town Planning Pty Ltd) addressed the DAP for the

application at Item 8.1. Mr Simpson answered questions from the panel. 7.2 Ms Anna Meszaros (The Buchan Group) addressed the DAP for the

application at Item 8.1. Ms Meszaros answered questions from the panel. 7.3 Mr Matt Parker (UNIQLO Australia) addressed the DAP for the application at

Item 8.1. Mr Parker answered questions from the panel.



8. Form 1 – Responsible Authority Reports – DAP Application

8.1 Property Location: 650-658 (Lots 1-3, 5-6 and 66-67) Hay Street Mall, Perth

Application Details: Alterations and additions to the Murray Street Mall end of Plaza Arcade

Applicant: PTS Town Planning Pty Ltd Owner: The Trust Company (Australia) Responsible Authority: City of Perth DoP File No: DAP/16/01037

REPORT RECOMMENDATION / PRIMARY MOTION Moved by: Mr Brian Curtis Seconded by: Mr Fred Zuideveld That the City of Perth LDAP resolves to: Approve by absolute majority DAP Application reference DAP/16/01037 and accompanying development plans and elevations (refer to Attachment 2 received on 17 August 2016) in accordance with the provisions of the City Planning Scheme No. 2, the Planning and Development (Local Planning Scheme) Regulations - Deemed Provisions and the Metropolitan Region Scheme, subject to the following conditions: Conditions 1. final details of the design, external materials and finishes for the building,

including a sample board demonstrating the use of high quality, robust materials, being submitted by the applicant to the City for approval prior to applying for a building permit;

2. access being maintained through the new tenancy to the Murray Street Mall

and ‘Plaza Arcade’ during business hours, with detailed fit-out plans that improve the legibility and permeability of this connection including:

a) maintenance of a minimum 1.5 metre wide visual and pedestrian

connection, which is free from obstructions, between the two entry points; and

b) installation of ‘Plaza Arcade’ way finding signage on the Murray Street Mall façade;

being submitted by the applicant to the City for approval prior to applying for a

building permit; 3. final details of the proposed upgrades to the Right of Way (ROW) being

submitted by the applicant to the City for approval prior to applying for the relevant building permit;



4. all piped, ducted and wired services, air conditioners, kitchen exhausts, hot water systems, water storage tanks, service meters and bin storage areas being located so as to minimise any visual and noise impact on adjoining properties and screened from view from Murray Street Mall and from the ROW with details of the location and screening of any external building plant being submitted by the applicant to the City for approval prior to applying for a building permit;

5. all stormwater being contained on-site with details being submitted to the City’s

specifications and satisfaction prior to applying for a building permit; 6. a final Waste Management Plan inclusive of appropriate scheduling of servicing

to the City’s satisfaction, being submitted by the applicant to the City for approval prior to applying for a building permit;

7. a Signage Strategy demonstrating compliance with the requirements of the

City’s Signs Policy (4.6) and including appropriate way finding measures and references to ‘Plaza Arcade’ being submitted to the City’s specifications and satisfaction prior to applying for a building permit; and

8. a construction management plan for the development being submitted for

approval by the City prior to applying for a building permit, detailing how it is proposed to manage:-

a) delivery of materials and equipment to the site; b) storage of materials and equipment on the site; c) parking arrangements for contractors and subcontractors; d) impacts on the Hay Street Mall and Murray Street Mall activities and

businesses; e) arrangements for pedestrian traffic through the site during construction;

and f) other matters likely to impact on the surrounding properties.

Advice Notes 1. This decision constitutes planning approval only and is valid for a period of two

years from the date of approval. If the subject development is not substantially commenced within the two year period, the approval shall lapse and be of no further effect.

2. Whilst not forming part of the application, the landowner/applicant is encouraged to investigate the potential for upgrading of the eastern wall of the Right of Way to facilitate a more holistic upgrading of the laneway space.



AMENDING MOTION Moved by: Mr Brian Curtis Seconded by: Mr Fred Zuideveld To amend Condition 2 as follows: 2. access being maintained through the new tenancy to the Murray Street Mall


a) maintenance of generally a minimum 1.5 metre wide visual and

pedestrian connection, to a minimum of 1.2 metres at the escalator, which is free from obstructions, between the two entry points; and

b) installation of ‘Plaza Arcade’ way finding signage on the eastern end of

the Murray Street Mall façade;

being submitted by the applicant to the City for approval prior to applying for a building permit;

REASON: The Panel considered it appropriate to amend Condition 2 to

provide a clear and easily identifiable walkway through the store and right of way which is evident to the public.

The Amending Motion was put and CARRIED UNANIMOUSLY. PRIMARY MOTION (AS AMENDED) That the City of Perth LDAP resolves to: Approve by absolute majority DAP Application reference DAP/16/01037 and accompanying development plans and elevations (refer to Attachment 2 received on 17 August 2016) in accordance with the provisions of the City Planning Scheme No. 2, the Planning and Development (Local Planning Scheme) Regulations - Deemed Provisions and the Metropolitan Region Scheme, subject to the following conditions: Conditions 1. final details of the design, external materials and finishes for the building,

including a sample board demonstrating the use of high quality, robust materials, being submitted by the applicant to the City for approval prior to applying for a building permit;

2. access being maintained through the new tenancy to the Murray Street Mall


a) maintenance of generally a minimum 1.5 metre wide visual and

pedestrian connection, to a minimum of 1.2 metres at the escalator, which is free from obstructions, between the two entry points; and



b) installation of ‘Plaza Arcade’ way finding signage on the eastern end of the Murray Street Mall façade;

being submitted by the applicant to the City for approval prior to applying for a

building permit; 3. final details of the proposed upgrades to the Right of Way (ROW) being

submitted by the applicant to the City for approval prior to applying for the relevant building permit;

4. all piped, ducted and wired services, air conditioners, kitchen exhausts, hot

water systems, water storage tanks, service meters and bin storage areas being located so as to minimise any visual and noise impact on adjoining properties and screened from view from Murray Street Mall and from the ROW with details of the location and screening of any external building plant being submitted by the applicant to the City for approval prior to applying for a building permit;

5. all stormwater being contained on-site with details being submitted to the City’s

specifications and satisfaction prior to applying for a building permit; 6. a final Waste Management Plan inclusive of appropriate scheduling of servicing

to the City’s satisfaction, being submitted by the applicant to the City for approval prior to applying for a building permit;

7. a Signage Strategy demonstrating compliance with the requirements of the

City’s Signs Policy (4.6) and including appropriate way finding measures and references to ‘Plaza Arcade’ being submitted to the City’s specifications and satisfaction prior to applying for a building permit; and

8. a construction management plan for the development being submitted for

approval by the City prior to applying for a building permit, detailing how it is proposed to manage:-

a) delivery of materials and equipment to the site; b) storage of materials and equipment on the site; c) parking arrangements for contractors and subcontractors; d) impacts on the Hay Street Mall and Murray Street Mall activities and

businesses; e) arrangements for pedestrian traffic through the site during construction;

and f) other matters likely to impact on the surrounding properties.

Advice Notes 1. This decision constitutes planning approval only and is valid for a period of two

years from the date of approval. If the subject development is not substantially commenced within the two year period, the approval shall lapse and be of no further effect.



2. Whilst not forming part of the application, the landowner/applicant is encouraged to investigate the potential for upgrading of the eastern wall of the Right of Way to facilitate a more holistic upgrading of the laneway space.

The Primary Motion (as amended) was put and CARRIED UNANIMOUSLY. 9. Form 2 – Responsible Authority Reports – Amending or cancelling DAP

development approval

Nil

10. Appeals to the State Administrative Tribunal

Nil

11. General Business / Meeting Close

The Presiding Member reminded the meeting that in accordance with Standing Order 7.3 only the Presiding Member may publicly comment on the operations or determinations of a DAP and other DAP members should not be approached to make comment. There being no further business, the Presiding Member declared the meeting closed at 2.03pm.

City of Perth LDAP - DAP-2015/5453 - RAR / Attachment 5 Page 1

Form 1 - Responsible Authority Report (Regulation 12)

Property Location: 250 (Lot 164) St Georges Terrace and 962 (Lot 162) and 943 (Lots 15 and 163) Hay Street, Perth

Application Details: Redevelopment of the existing QV1 Public Plaza and the construction of a 11-level mixed-use development (QV2) and a 17-level mixed-use development (QV3) comprising of office, retail, dining and community uses

DAP Name: City of Perth LDAP

Applicant: TPG Town Planning and Urban Design

Owners: Investa Nominees Pty Ltd, Commonwealth Superannuation Corporation (Lot 164 St Georges Terrace) and City of Perth (Lot 162, 15 and 163 Hay Street)

LG Reference: 2015/5453

Responsible Authority: City of Perth

Authorising Officer: Erica Barrenger – Acting Director Planning and Development

Department of Planning File No: DAP/15/00932

Report Date: 26 August 2016

Application Receipt Date: 11 November 2015

Application Process Days: 90 Days

Attachment(s): 1. Location Plan 2. Perspectives 3. Development Plans 4. Schedule of Submissions

Officer Recommendation: That the City of Perth LDAP resolves to: Approve by an absolute majority DAP Application reference DAP/15/00932 and accompanying perspectives (refer to Attachment 2 received on 26 May 2016 and 15 August 2016) and development plans (Attachment 3 received on 29 April 2016, 22 July 2016 and 15 August 2016) in accordance with the provisions of City Planning Scheme No. 2, the Planning and Development (Local Planning Scheme) Regulations 2015 – Deemed Provisions for Local Planning Schemes and the Metropolitan Region Scheme, subject to:- 1. the development being restricted to a total plot ratio of 5.8:1 (or 99,882m2 of

plot ratio floor area), incorporating 16% bonus plot ratio (equivalent to an additional 13,897m2 of plot ratio floor area) for the redevelopment of the public plaza and the provision of a specific facility on private land (public childcare centre) in accordance with the City’s Bonus Plot Ratio Policy 4.5.1;

2. final details of the design and a sample board of the high quality and durable materials, colours and finishes for the buildings and the public plaza being

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submitted by the applicant to the City for approval, prior to applying for the relevant building permit;

3. final details of the design and treatment of the refurbished public plaza and

proposed Level 6 roof terrace for the QV3 development, including soft and hard landscaping and reticulation, furniture, public art, water features and lighting, with a sample board of the materials, colours and finishes of the plaza and terrace being submitted by the applicant and approved by the City prior to applying for the relevant building permit, with the approved landscaping being installed prior to the occupation of any of the new buildings on the site and thereafter maintained to a high standard;;

4. the public being granted permanent, unrestricted access to the public plaza for

364 days out of every year, with the written consent of the City being first obtained if it becomes necessary for public access to this area to be restricted for more than one day per year;

5. the child care facility being available to the public and not being limited to caring for children of tenants or occupants of the buildings on the site, with a leasing strategy and management plan for the tenanting and on-going operation of the proposed child care centre being prepared in accordance with the provisions of the Bonus Plot Ratio Policy 5.4 ‘Provision of Specific Facilities on Private Land’, and being submitted and approved by the City prior to the commencement of the child care use to ensure that the child care centre is operational within three months of the practical completion of the QV2 building and is thereafter maintained as a child care centre for a minimum period of 10 years from the date of occupation of that component of the development;

6. any proposed external building plant, lift overruns, piping, ducting, water tanks,

transformers, air condensers and fire booster cabinets shall be located so as to minimise any visual and noise impact on the adjacent developments and being screened from view of the street, with details of the location and screening of such plant and services being submitted by the applicant and approved by the City, prior to applying for a building permit;

7. a final Waste Management Plan being prepared in accordance with the City’s

Waste Services Guidelines for New Development, and being submitted by the applicant and approved by the City prior to applying for the relevant building permit;

8. the proposed floor levels of the pedestrian entrances to the buildings and public

plaza being designed to match the current levels of the immediately adjacent footpaths to the City’s satisfaction, with details being submitted by the applicant and approved by the City, prior to applying for a building permit;

9. a staged reduction in the total number of commercial tenant car parking bays

being undertaken to provide a total maximum of 311 tenant car parking bays, including a maximum of 146 tenant car parking bays in the QV1 tower basement carpark upon the occupancy of the QV2 tower and a maximum of 165 tenant car parking bays within the multi-storey car park on the northern side of Hay Street upon the occupancy of the QV3 development;

10. the dimensions of all car parking bays, loading bays, the vehicle entrance, aisle

widths and circulation areas complying with the Australian Standard AS2890.1;

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11. details of on-site stormwater disposal/management being to the City’s

specifications and being submitted by the applicant and approved by the City prior to applying for a building permit;

12. any signage for the development being integrated into the design of the

buildings and public spaces and any signs which are not exempt from approval under the City’s Signs Policy 4.6 requiring a separate application;

13. a construction management plan for each stage of the proposal being

submitted by the applicant and approved by the City prior to applying for the relevant building permit, detailing how it is proposed to manage;

a. the delivery of materials and equipment to the site; b. the storage of materials and equipment on the site; c. the parking arrangements for the contractors and subcontractors; d. any dewatering of the site; and e. other matters likely to impact on the surrounding streets and properties.

Background:

Property Address: 250 (Lot 164) St Georges Terrace and 962 (Lot 162) and 943 (Lots 15 and 163) Hay Street, Perth

Zoning MRS: Central City Area

TPS: ‘City Centre’ use area of the Citiplace Precinct 5 and St Georges Precinct 6

Use Class: ‘Office’, ‘Community and Cultural’, ‘Dining’ and ‘Retail (General)’

Development Scheme: City Planning Scheme No. 2

Lot Size: 17,197m2

Existing Land Use: Office, dining, retail and car parking

Value of Development: $147 million

The subject site has a total land area of 17,197m2 comprising:-

a 9,858m2 portion on the southern side of Hay Street with frontages also to Milligan Street and St Georges Terrace that accommodates the 43 storey QV1 office tower, a two-storey retail building and public plaza containing a water feature and landscaping.

a 6,529m2 portion to the north of Hay Street with a frontage also to Murray Street that accommodates a multi-storey car park;

three colonnade lots of 143m2, 295m2 and 80m2, that were ceded to the City of Perth free of cost at the time of the creation of Lot 164. Buildings can be erected above the colonnade at a minimum height of 23.51m AHD.

The QV1 development was approved by the Council in 1987 and was awarded 20% bonus plot ratio (a plot ratio of 4.8:1) for the provision of the public plaza, pedestrian links and a theatre. The theatre was not constructed as part of the development. The site currently has a plot ratio of approximately 4.3:1. As part of Amendment 25 to City Planning Scheme No. 2 (CPS2) the plot ratio for this site was increased from 4:1 to 5:1 with the maximum bonus plot ratio applicable to the site being 50%.

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Details: The application seeks approval for the construction of two additional office towers (referred to as ‘QV2’ and ‘QV3”) on the QV1 site at 250 (Lot 164) St Georges Terrace, Perth. The proposed development also includes the redevelopment of the existing public plaza located at the ground level of the QV1 tower and the reconfiguration of the on-site car parking areas. The application is requiring 16% bonus plot ratio that is being sought on the grounds of a public facilities bonus for the proposed redevelopment of the existing public plaza and the provision of a public childcare facility within the proposed QV2 development. The details of the proposed development are included below: Public Plaza Redevelopment Works The existing public plaza located on the southern side of Hay Street is to be redesigned to enhance the amenity and use of the space. The proposed works to the plaza include:-

Replacing the existing water feature with raised landscaping beds which are designed to provide informal seating with materials to match the podium levels;

Replacing the existing palm trees with mature native tree planting within the raised landscaping beds;

Providing a glazed and steel canopy structure (referred to as the ‘oculus’) over the public plaza area to provide increased weather protection (solar, rain and wind) and to enhance the usability of the space; and

Increasing activation of the public plaza through the provision of enhanced food and beverage options around the perimeter of the plaza as well as alfresco dining opportunities.

QV2 Tower – Hay Street (South) A second office tower is proposed on the southern side of Hay Street, on the western side of the public plaza. This 11 level building will contain 7,365m2 of office space, the proposed childcare facilities and food and beverage tenancies. QV2 will have a height of 41.2m with its size being limited in deference to the QV1 tower on the site. The new tower will have glazed facades with expressed mullions, vertical fins with stone and folded aluminium panels. The applicant has explained that the design responds to the language of the podium through its scale, proportion and sculptural form to complement, rather than to mimic, the existing architecture. The details of the tower are as follows:-

Basement Level This level will contain 151 car parking bays (including 3 drop off bays), 6 motorcycle bays, bin storage area, sprinkler tank and pump rooms, transformer and main switch room.

Ground Floor Level This level will contain new reconfigured retail tenancies to the public plaza (1,116m2 floor space), office lobby, 373 bicycle bays, male and female end of trip facilities including 480 lockers, 40 showers and 10 toilets.

First Floor (Upper Plaza) Level

This level will contain a childcare facility (770m2), external play area for the child care facility (400m2), office tenancies

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(830m2), plant and store rooms.

Second Floor Level This level will contain an office tenancy (800m2), terrace (460m2) and male and female toilet facilities.

Third to Eighth Floor Levels

Each level will contain 1,090m2 of office floor space and male and female toilet facilities.

Roof Level This level will contain the mechanical plant with a metal louvered roof.

QV3 Tower – Hay Street (North) An 11 storey office tower is proposed to sit above the existing multi-storey car park on the northern side of Hay Street, providing 20,565m2 of office space. The new tower will have articulated glazed facades with expressed mullions. The applicant describes the design as a playful approach to the languages of the existing car park, the proposed QV2 development and the existing QV1 tower. This stage of the development includes the following details:-

Part Basement/Part Ground Floor Level (Murray Street)

This level will contain existing retail tenancies, 116 car parking bays, new pump room/tanks, generator tanks/pump, electrical switch room and bin storage area.

Ground Floor Level (Hay Street)

This level will contain two retail tenancies (292m2 & 116m2), a commercial lobby (415m2), 112 car parking bays, 8 motorcycle bays, 165 bicycle parking bays, 232 lockers, 15 male and female showers, change facilities, drying facilities and 5 toilets.

First Floor Level This car park level will contain a total of 144 car parking bays including 3 universal access bays.

Second Floor Level This car park level will contain 164 car parking bays including 3 universal access bays.

Third Floor Level This car park level will contain 171 car parking bays including 2 universal access bays.

Fourth Floor Level This level will contain 1,110m2 of office floor space, male and female toilet facilities and an outdoor terrace area incorporating landscape treatments on the roof of the car park.

Fifth Floor Level This level will contain 1,150m2 of office floor space and male and female toilet facilities.

Sixth, Eighth, Tenth, Twelfth, and Fourteenth Floor Levels

Each level will contain 1,800m2 of office floor space and male and female toilet facilities and a 40m2 terrace.

Seventh, Ninth, Eleventh and Thirteenth Floor Levels

Each level will contain 1,800m2 of office floor space and male and female toilet facilities.

Roof Level This level will contain the mechanical plant room, which will be fully enclosed.

Legislation & policy: Legislation Planning and Development Act 2005 s.162

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City Planning Scheme No. 2 (CPS2) Clauses 6, 26, 27, 28, 40, 44, 45, 47 and 48 and the St Georges Precinct and Citiplace Precinct Plan requirements Planning and Development (Local Planning Scheme) Regulations 2015 – Deemed Provisions for Location Planning Schemes Clauses 60, 64, 67 and 68 Metropolitan Region Scheme State Government Policies Perth Parking Policy 2014 (PPP) Local Policies City Development Design Guidelines 4.1 Building Heights and Setbacks (4.4) Bonus Plot Ratio (4.5.1) Signs (4.6) Parking Policy (5.1) Loading and Unloading (5.2) Bicycle Parking and End of Journey Facilities (5.3) The proposal generally complies with the abovementioned policies or otherwise justification has been provided to support variations to the policy provisions or the application can be reasonably conditioned to ensure compliance. Details of non-compliance matters are addressed in the following sections of this report. Consultation: Public Consultation The proposed development includes variations by way of bonus plot ratio for the provision of public facilities and to the street setback requirements of the QV2 building. Therefore, the plans were advertised to the owners of the surrounding properties for a period of 14 days closing on 30 May 2016. One submission was received during the advertising period from an owner at the apartments at 996 Hay Street, Perth, adjacent to the proposed QV3 tower. The owner from this apartment raised the following concerns with respect to the proposed development:-

Increase in noise;

A loss in privacy;

Reduction in light levels;

Loss of views and a depreciation in apartment values; and

Loss in rental income and increased congestion during the construction phase of the development.

With respect to the concerns raised regarding a loss of views, depreciation in apartment values and a loss of rental income to the apartments at 996 Hay Street during the construction phase, these are not valid planning considerations under City Planning Scheme No. 2. With respect to concerns regarding increased congestion during the construction phase this would be managed through the construction management plan, which would be required as a condition of any approval. In terms of the impact on local amenity including noise, privacy and light levels this will be discussed in further detail under the building height and setbacks section of this report.

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Consultation with other Agencies or Consultants City of Perth Design Advisory Committee At its meeting held on 2 June 2016, the City of Perth’s Design Advisory Committee (DAC), having considered the design of the development and the awarding of bonus plot ratio for the redevelopment of the public plaza area and the provision of a public childcare centre advised that it: “1. supports the awarding of 16% bonus plot ratio for the redevelopment of the

existing public plaza and the provision of a child care centre (specific facilities on private land) in accordance with the City’s Bonus Plot Ratio Policy 4.5.1, however, noting the proposed staging of the development, the Committee does not support the bonus plot ratio being utilised in the development of the ‘QV3 tower until the design of this proposed building has achieved greater resolution to adequately address the following:-

1.1 overall design improvement is required as it is considered that the QV3

tower does not provide a satisfactory design outcome and that it needs to be thought about more creatively so that it has an improved and more integrated relationship with QV1;

1.2 the design should provide an improved relationship between the tower and the ground plane, including opportunities for activation of both the Murray Street and Hay Street frontages;

1.3 improved access should be provided to the tower from each of the

existing car park levels; 1.4 opportunities for active and/or landscaped treatments to the car park

roofscape requires further development;

2. generally supports the design of the ‘QV2’ building but requests additional details of the facetted glass to the curved corners of the building to ensure that a high quality finish will be provided. ”

The applicant has prepared revised plans and submitted further details to address the above comments which will discussed under the development design and presentation to the street section of the report. Planning assessment: Land Use The QV1 site is located across two precincts including the St Georges Precinct 6 and the Citiplace Precinct 5 of City Planning Scheme No. 2. The new office towers will however be located entirely within the Citiplace Precinct. The Citiplace Precinct will offer a wide range of general and specialised retail uses as well as a mix of other uses such as residential and visitor accommodation, entertainment, commercial, medical, service industry and offices. Uses at the street and pedestrian level will mainly be shops, restaurants and other uses that have attractive shop fronts and provide activity, interest and direct customer service.

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The proposed ‘Office’ and ‘Community and Cultural’ (childcare centre) uses are contemplated (‘C’) in the Citiplace Precinct 5 with ‘Retail-General’ and ‘Dining’ being preferred (‘P’) uses in this location. It is considered that the predominant use of the QV2 and QV3 building’s as offices is in keeping with the statement of intent for the area and the general locality. The proposed childcare centre at QV2 and retail and dining uses is also consistent with the statement of intent for the area, providing essential services for those working and living in the area as well as enhancing the vibrancy of the area. Development Requirements New buildings within the Citiplace Precinct will have a nil street setback and be of a low scale along the street frontage with any additional building heights being setback from all lot boundaries. Building heights should be tailored to ensure adequate levels of sunlight penetration into key pedestrian areas and public spaces. Building facades will incorporate interesting architectural elements thereby contributing to a lively, colourful and stimulating environment. Shop fronts will be continuous, complementing traditional shop fronts and will provide awnings or verandahs over footpaths to provide weather protection for pedestrians. The proposal has been assessed against the City Planning Scheme requirements and the proposal’s compliance with the following development standards is summarised below:-

Development Standard Proposed Required / Permitted

Maximum Plot Ratio:

6:1 (103,182m2) including 20% bonus

plot ratio (17,197m2) for public facilities

5:1 (85,985m2)

Maximum 20% bonus for a public facility providing a

total plot ratio of (103,182m2)

Building Height: QV2 Building QV3 Building Hay Street

Varying street setbacks including ground floor

level setback 5 metres, first floor level nil, second floor level 4 metres with a 1 to 4 metre setback

from the third floor level and above up to a

height of 42.3 metres

Existing car park at street frontage with new

tower setback 13.4 metre setback up to a height of

65 metres

Maximum street building height of 14 metres with a 5 metre setback up to a height of 65 metres and a 10 metre

setback above with no prescribed maximum building height limit



Page 9


Murray Street Existing car park at street frontage with new tower setback 24 metres

up to a height of 65 metres



Setbacks: QV2 Building Side (Western) - Lower building level - Upper building level Side (Eastern) - Lower building level - Upper building level Rear (Southern) - Lower building level - Upper building level QV3 Building Side (Western) - Lower building level

- Upper building level (Tower Extension)

Side (Eastern) - Lower building level


Nil – 1.2 metres (no openings)

7.3 metres – 9.2 metres

62.4 metres

71 metres

Nil – 5.4 metres

5 metres – 8.2 metres

N/A - existing

9.1 metres

N/A - existing

20.8 metres

Nil (no openings), 3 metres (with openings)

3 metres


3 metres

Nil (no openings)

3 metres

Nil (no openings) 3 metres (with openings)

3 metres


3 metres

Page 10


Rear - Lower building level


N/A – existing

23.9 metres

Nil (no openings) 3 metres

(with openings)

3 metres

Car Parking:

311 commercial tenant bays as a staged

reduction at completion of QV2 and QV3

328 commercial tenant bays (maximum)

Bicycle Parking: QV2 Building Bicycle Bays End of Journey Facilities QV3 Building Bicycle Bays End of Journey Facilities

373 bays

22 male and 19 female showers and 618 lockers

165 bays

8 male and 7 female

showers and 232 lockers

59 bays total across the site 5 male and 5 female shower and change facilities and 59 lockers total across the site

As shown above

As shown above

Variations to the maximum plot ratio and to the street setback requirements of the QV2 building can be granted by an absolute majority decision of the Council, in accordance with Clause 47 of the City Planning Scheme and provided the Council is satisfied that: ‘47(3)(c)(i) if approval were to be granted, the development would be consistent with:

(A) the orderly and proper planning of the locality; (B) the conservation of the amenities of the locality; and (C) the statement of intent set out in the relevant precinct plan; and

(ii) the non-compliance would not have any undue adverse effect on:

(A) the occupiers or users of the development; (B) the property in, or the inhabitants of, the locality; or (C) the likely future development of the locality’.

Bonus Plot Ratio Under City Planning Scheme No. 2, developments proposing additional plot ratio above that specified on the Plot Ratio Plan must incorporate one or more of the eligible bonus plot ratio categories identified within Clause 28 of City Planning Scheme No. 2 and detailed within the Bonus Plot Ratio Policy 4.5.1. A maximum bonus of 50% is applicable to this site and can be made up of:-

Page 11

Public Facilities or Heritage: Maximum 20% bonus. Includes public spaces, pedestrian links and the provision of specific facilities on private land;

Residential Use: Maximum 20% bonus for the provision of a residential use

Special Residential Use: Maximum 20% bonus for a new special residential use or 40% for a high quality hotel use.

The proposed development comprises a plot ratio of 5.8:1, or 99,882m2 of plot ratio floor area, which exceeds the maximum plot ratio floor area of the site by 13,897m2, representing 16% bonus plot ratio. The applicant however, is seeking 20% bonus plot ratio (or an additional 17,197m2 of plot ratio floor area) to provide for flexibility during the detailed design stage of the development. The bonus plot ratio is being sought on the grounds of a public facilities bonus for the proposed redevelopment of the existing public plaza on the site and the provision of a public childcare facility within the proposed QV2 development. The proposed childcare centre will comprise of a 770m2 tenancy located at the first floor level, as well as a 400m2 external play area and associated male and female toilet facilities. The childcare centre will provide places for approximately 65 to 80 children however the applicant advises that this will be determined following detailed discussions with potential operators at a later date and subject to the relevant legislation. It is noted that in other developments where plot ratio bonuses were approved for child care facilities it was a condition of approval that the facility should be available to the public and not be limited to occupants of the building. This should be a condition of any approval for this development in order to ensure it provides a public facility in accordance with the Policy. The applicant has advised that three dedicated vehicle drop off bays for the childcare centre will be provided within the existing QV1 car park. The applicant has justified the proposal’s compliance with the City’s Bonus Plot Ratio Policy 4.5.1 for the provision of specific facilities on private land based on the following grounds:- Public Plaza “ Having due regard to the City’s Policy 4.5.1 it is considered that the proposed refurbishment of the existing public plaza onsite meets the Essential Criteria in relation to the provision of public places, for the following reasons:

The existing public plaza is strategically located in an area that has a significant identified public need for such a space, as established at the time of the original approval when bonus plot ratio was awarded for the provision of the public space. The existing plaza represents a key public space along the western frame of the Perth CBD, and provides mid-block pedestrian links through the subject site;

The proposed refurbishment will represent a significant enhancement to the existing public plaza, restoring the currently underutilised space to one of outstanding design quality, which will be both attractive and inviting to the public. The refurbishment will provide for increased weather protection through the provision of a glazed and steel canopy structure, which will enhance the usability of the space throughout the year; and

Page 12

The refurbished public plaza will be freely available and accessible to the public throughout the year, consistent with the existing arrangement on site.

In addition, the proposed refurbishment is consistent with the relevant Performance Requirements under Policy 4.5.1, in that:

The public space provides sufficient area to allow for usable, comfortable and varied spaces,;

The refurbished public plaza will be available to the public during the day and night, and is framed by a number of active ground floor commercial tenancies, offering a range of food and beverage options;

The proposed ‘oculus’ structure along with the landscaping to the plaza will improve the wind conditions as currently experienced by pedestrians,.

The proposed development will provide for an increase in commercial activity surrounding the public space, maximising opportunities for passive surveillance and providing an appropriately defined building edge;

The proposed upgrades include the provision of small-scale alfresco dining areas, which will enhance activation of the existing public plaza as well as providing for an increase in passive surveillance of the street and public spaces;

The proposed upgrades to the existing public plaza will promote a greater sense of individual character and identity for the space, introducing increased colour and vitality to the space, and enhancing its landmark qualities through the provision of the glazed ‘oculus’ structure;

The public plaza is provided with a moderate to high level of sunlight access, particularly during the middle of the day between August and April each year;

The proposed refurbishments will include the provision of public art within the plaza area to serve as visual attractors to draw pedestrians and visitors to the space, with further details to be provided at the working drawings stage. In addition the proposed ‘oculus’ structure will in itself provide a unique visual attractor that will attract visitors and promote a distinct identity for the upgraded public space;

The landscape design has been carefully considered so as to avoid entrapment areas, with appropriate lighting to be provided to ensure increased safety and security after dark;

The refurbishment of the existing public plaza has been designed to allow for continued universal access; and

The refurbishment of the plaza enhances city life at the street level by encouraging pedestrians to walk through the site; and utilise the active ground level uses and spaces.

Page 13

The refurbishment of the existing public plaza will result in the provision of a ‘public good’ which will benefit the community, residents, works and visitors and will enhance the overall physical environment and ambiance of the area.” Childcare Centre “The proposed childcare facility meets the Essential Criteria in relation to the provision of specific facilities on private land under the City’s Policy 4.5.1, in that the facility:

Addresses the need for additional childcare facilities in close proximity to the Perth CBD;

Is appropriately located to effectively meet the identified community need for such a facility, being in close proximity to the main commercial centre in Western Australia; and

Has been appropriately integrated into the design of a high quality, architecturally designed commercial development, which will make a high quality contribution to the streetscape and the amenity of the locality.

Furthermore, the proposed childcare facility is consistent with the relevant Performance Requirements under Policy 4.5.1, in that:

The location and design of the proposed childcare facility is appropriate to its function, setting, context and surrounding land uses, providing an appropriate ancillary land use for a major employment destination;

The facility will provide for a range of childcare needs including before and after school care, as well as ongoing childcare services throughout normal office hours; and

Appropriate signage will be provided on the site to alert the public to the availability of the facility.

The proposed child care centre represents an ancillary use for a major employment destination, and will cater for the families of employees within the immediate area by allowing for convenient localised day care for children whilst parents are at work. Notwithstanding the above, it is noted that there are inherent difficulties in providing appropriately located and affordable child care centres in close proximity to the Perth CBD, due to high commercial leasing rates in the Perth city centre. Consequently, childcare facilities have been identified as lacking in existing employment hubs, such as the Perth City Centre. At its meeting held on 2 June 2016 the City’s DAC confirmed its support of 16% bonus plot ratio, which would be required for the development as proposed, however did not support the additional 4% being sought as surplus bonus plot ratio. The DAC did not consider that the facilities provided, including the redevelopment of an existing plaza, warranted the full 20% bonus plot ratio. Furthermore, the surplus plot ratio floor space (3,300m2) is considered excessive in terms of accommodating minor design refinements at the detailed design stage. It is also noted that the DAC was

Page 14

not supportive of the bonus plot ratio floor space being utilised for the QV3 tower until the building has achieved a greater resolution in terms of its design. The applicant has sought to address the DAC’s concerns regarding the design of the QV3 tower, which will be discussed in further detail under the Development Design and Presentation to the Street section of the report. The applicant did not request for the item to be further reviewed by the DAC in terms of the additional 4% bonus plot ratio floor space originally sought. Based on the above it is considered that the awarding of 16% bonus plot ratio, as recommended by the City’s DAC, is consistent with the City’s Bonus Plot Ratio Policy 4.5.1 in terms of the provision of specific facilities on private land and public spaces and can be supported. Development Design and Presentation to the Street The redevelopment works proposed to the existing QV1 public plaza was generally supported by the City’s officers and the Design Advisory Committee. The redevelopment of the public plaza, which includes the installation of the ‘oculus’ canopy structure, is considered to be an improvement to the existing design in terms of providing a sense of enclosure, human scale and more favourable climatic conditions, which are currently lacking in the plaza, thereby encouraging its more active use. It is noted that the applicant has worked closely with the office of the original architect for QV1, Harry Seidler’s office, to ensure the works to the plaza appropriately relate to the form and design intent of the original QV1 development. The design and presentation of the QV2 building was supported by the City’s Design Advisory Committee with only one recommendation to provide additional details of the facetted glass to the curved corners of the building, ensuring that a high quality finish to the external facade will be achieved. In response to this concern the applicant has provided further plan and section details of the proposed façade corner treatment. It is considered that the further details provided adequately demonstrates that a high quality finish will be provided. The main concerns raised by the City’s officers and the Design Advisory Committee in terms of design and the presentation of the development to the street related to the lack of resolution of the QV3 development. It is noted that the QV3 building is intended to be developed at a later stage than the plaza refurbishment and QV2 development and is unlikely to be developed until the market conditions for office space significantly improves in the city and, therefore, an amended and further resolved application for the QV3 tower may be submitted at a later date. Notwithstanding the above, the applicant has sought to address some of the specific design concerns raised by the City’s Design Advisory Committee in relation to the QV3 tower. With respect to the design of the ground floor plane some concerns were raised in terms of its presentation and activation of Hay Street and Murray Street. In response to this concern the design and extent of the retail floor space along Hay Street has been revised to include an additional 116m2 retail tenancy resulting in 10 linear metres of street frontage. The Murray Street frontage has also been revised to provide opportunities for an alfresco dining area. These changes have resulted in improvements that are considered to address the concerns raised terms of the activation along Hay Street and Murray Street.

Page 15

The internal access arrangements between the QV3 office tower and the multi-storey car park have also been revised. The internal lift core for the QV3 tower will now also service the multi-storey car parking levels, in addition to the separate lift and lift lobby provided for the car park from Hay Street. This additional access is considered to resolve the issues that were raised in relation to the integration of the new tower and the existing multi-storey car park. The revised design has also sought to improve the appearance and amenity of the level 6 roof terrace by expanding the area available for use as an outdoor amenity area and the opportunities for landscaping. A detailed landscaping and management plan for the level 6 roof terrace can be required as a condition of any approval. With respect to the overall design and form of the QV3 tower and its integration with the existing QV1 development, the applicant has submitted further information regarding the QV3 design proposal, including renders and a precedent example at the 5 Martin Place Project, which is also across the road from another Seidler tower project The architect’s response to the concerns raised by the Design Advisory Committee in terms of the design of the QV3 tower and its integration with the existing QV1 tower and presentation to the street is summarised below:- “

QV3 is designed to provide a calm, ordered and modernist proposal that is in sympathy with QV1, but does not attempt to mimic or compete with it;

The design follows the same approach and is of the same ‘family’ as the QV2 design in terms of massing and façade strategy, but become more rectilinear at the corners as it moves further into the city domain and the context at the corners as it moves further into the city domain and the context of the surrounding sites;

The façade strategy is based upon providing clean, simple lines, managing scale by emphasising 2 storey blocks within the massing, and expressing strong, regular steel frame elements;

The setback of QV3 from the existing podium building will ensure the street level presence of the existing Seidler podium building will continue to have the key influence on the existing public domain;

QV3, being on the opposite side of the street and at an angle from QV1, minimises impacts upon the existing QV1, and has less of an influence than other new developments currently under way such as the Old Melbourne redevelopment directly across the road from QV1;

View studies have been made of QV3 for the approach from both east and west directions to investigate the scale and impact within its context, inclusive of new and proposed developments in the precinct;

A precedent study of the recent, multi-design award winning 5 Martin Place project in Sydney has been included in this document, given its relevance in terms of adjacency to a Seidler tower project (MLC Centre) across the road, urban centre context and design strategy.”

Page 16

It is considered that the rationale provided by the architect, as well as the detail provided in further renders, sufficiently justifies the design intent of the QV3 tower proposal in terms of its integration and relationship to the existing QV1 tower and the new QV2 tower proposal. Based on the above it is considered that the applicant has sufficiently addressed all of the design concerns raised by the City’s officers and Design Advisory Committee in relation to the QV3 building and the design and quality of the facetted glass on the QV2 building. Notwithstanding the above, any approval should require the submission of the final details of the design and the high quality and durable materials, colours and finishes for the buildings and public plaza and detailed landscaping and reticulation plans for the public plaza and level 6 roof terrace at the QV3 tower. Building Height and Setbacks The proposed QV2 and QV3 developments are generally consistent with the development standards set out under CPS2 in terms of the required building heights and setbacks. The QV2 building contains minor variations to the street setback requirements along Hay Street however, it is noted that the application site boundary includes the colonnade lot area and therefore, a setback is required at the ground floor level to accommodate the pedestrian colonnade. Above ground floor level the building has varying setbacks of nil to 2.38 metres from the lot boundary of the colonnade and therefore a minor variation to the minimum 5 metre street setback above the street building height is also sought. The QV2 building has an overall height of 42.4 metres and therefore the reduced upper building level street setback is considered appropriate given the low scale of the building and the context of the building in relation to the QV1 tower behind. The QV2 development is considered to meet the principles set out in the City’s Building Heights Policy 4.4 in terms of maintaining attractive views to the sky and with its location to the south and integrated colonnade design will not result in any adverse overshadowing of the adjacent streets and the public plaza or any adverse wind impacts on the adjacent pedestrian environment. The ground floor setback is in alignment with the existing food and beverage tenancies along Hay Street at QV1 and therefore will provide a continuous edge along the street that is consistent with the Building Heights and Setbacks Policy. One submission was received from a neighbouring property owner of a residential apartment at 996 Hay Street raising potential amenity concerns in terms of excessive noise, a loss in privacy and a loss of natural light associated from the QV3 tower. The western elevation of the QV3 tower will be setback 9 metres from the adjacent property boundary which is well in excess of the minimum 3 metre setback distance specified under the City’s Building Heights and Setbacks Policy 5.4. The proposed setback of the QV3 western elevation is considered to provide an appropriate level of separation to the adjacent residential apartment building at 996 Hay Street and is not considered to result in any undue adverse amenity impacts in terms of privacy, noise or access to natural light. Furthermore, the proposed office use is unlikely to generate any noise emissions and the applicant has confirmed that the building will be designed to comply with the Environmental Protection (Noise) Regulations 1997.

Page 17

Vehicle Parking The commercial vehicle car parking on the site is required to comply with the City Planning Scheme No. 2 Parking Policy 5.1 and the Department of Transport’s Perth Parking Policy (PPP) 2014. The application site contains two car parking areas including a multi storey car park located on the northern side of Hay Street and a basement car park located on the southern portion of the site below the QV1 tower. The car parking areas comprise of a total of 526 long stay public car parking bays and 505 commercial tenant bays which are licensed by the Department of Transport. Of the 505 licenced commercial tenant car parking bays, 155 bays are located within the basement car parking area on the southern portion of the site with the remaining 350 tenant bays located within the multi-storey car park to the north. As the proposed development is classified as redevelopment under the PPP, the maximum number of commercial tenant car parking bays must comply with the current requirements set out in the policy, resulting in a reduction in the total number of tenant car parking bays that should be approved and can subsequently be licenced at the site. As the application involves the staged construction of the QV2 and the QV3 tower, the Department of Transport in consultation with the applicant has agreed to allow for a staged reduction in the number of commercial tenant car parking bays across the site. This would include the lodgement of a revised parking licence application, reflecting the new limits, being submitted prior to the occupation of each stage of the development. In addition the Department of Transport has confirmed that the development satisfies the criteria specified under clause 8.3 of the PPP which allows for the maximum number of tenant parking bays to be increased to the number provided in the next category of street in Table 1 (e.g. access from a Category 1 street could be assessed under the Category 2 allowance) including the following:-

there will be a reduction in the number of commercial tenant bays currently licenced at the site;

the existing parking infrastructure and access arrangements will be largely unchanged with the only change being the removal of the existing tenant parking bays with all cross overs and access arrangements remaining as existing;

the proposed provision of bicycle parking and end of trip facilities is well above the maximum requirements specified under the City’s Bicycle Parking and End of Journey Facilities Policy 5.3; and

the Transport Impact Assessment demonstrates that the proposed level of commercial parking bays would likely have a negligible negative impact on the factors identified in the PPP.

Based on the above, this would result in a maximum allowance of 328 commercial tenant parking bays being permitted on the site. The applicant has confirmed a total

Page 18

of 311 bays, which is below the maximum requirement. The number of car parking bays and its staging will be allocated as outlined below:-

the 155 existing licenced tenant bays below QV1 tower will be reduced to 146 tenant bays upon the completion of the proposed QV2 tower with 3 bays provided as temporary set down bays for the childcare centre which are in addition to the 146 proposed; and

the 350 existing licenced tenant bays within the multi storey car park will be reduced to 165 bays (loss of 185 tenant bays) upon completion of the QV3 development

Based on the above it is considered that the staged reduction of the commercial tenant car parking to the completion of the QV2 and QV3 developments and the final 311 car parking bays proposed is consistent with the PPP and the City’s Parking Policy and should be supported. Conclusion: The proposed redevelopment of the QV1 public plaza, including the installation of a new canopy structure, is considered to be an improvement in terms of the amenity and usability of the space and will encourage its more active use and vibrancy. The adjacent QV2 office development is generally in accordance with the City’s Building Heights and Setbacks Policy and is considered to be well designed and integrated with the existing QV1 Seidler development. The provision of a public child care centre within the QV2 building will also address the need for additional child care facilities in this location of the City, in accordance with the City’s Bonus Plot Ratio Policy 4.5.1. The QV3 tower is fully compliant with the City’s Building Heights and Setbacks Policy and it is considered that there will be no undue adverse amenity impacts to the adjacent residential building in terms of a loss of privacy, a loss of light or increased noise. The revisions to the design of the QV3 tower to improve its street level activation along Murray and Hay Street, the integration of access of access between the tower and multi storey car park and the further detailed plans, renders and justification provided by the architect in response to the level 6 roof terrace and the relationship of the form and design of the building and its integration with the QV1 Seidler tower are considered to be satisfactorily addressed. The staged reduction of the number of tenant car parking bays at the completion of each building, to comply with the current standards set out in Perth Parking Policy 2014, is considered a reasonable approach, which is supported by the Department of Transport. Based on the above it is recommended that the application be conditionally approved.

250 (LOT 164) ST GEORGES TERRACE, PERTH AND 962 (LOT 162) AND 943 (LOTS 15 AND 163) HAY STREET, PERTH

City of Perth LDAP - DAP-2015/5453 - RAR / Attachment 1






QV3 PROPOSAL Eastern Approach from Hay Street


HASSELL © 2016

QV3 PROPOSAL Western Approach from Hay Street


OUTSIDE FACE OF DOUBLE GLAZED UNIT

FACADE SETOUT LINE

CURTAIN WALL BRACKET TO ENGINEER”S DETAIL

CONTINUOUS SMOKE SEAL

SET PLASTERBOARD CEILING ON PROPRIETRY SUSPENSION SYSTEM

INSIDE FACE OF MULLION

INSULATED SPANDREL



3470

4120

3220

710

100

550

50

190

8240

2000

190

100

2708560

3870

OUTSIDE

INSIDE

150015001500

OUTSIDE

INSIDE

385

270

30

85

FACADE SETOUT

50 1450

1490 14901490 10

QV3 PROPOSED FACADE DETAILING INTENT Refer also to QV2 Proposal for more details

QV3 South FacadeTypical Wall Section 1:40


29HASSELL © 2016

03 Location Plan

TOTAL SITE AREA1.715 HA

HAY STREET

MURRAY STREET

ST GEORGES TERRACE

ELDER S

TREET

MIL

LIG

AN S

TREE

T

MOUNT STREET

QV2 ROOF RL 61.850

QV3 ROOF RL 84.400


QV123 Revised Development Application 04.16

30

03 Site Plan


31HASSELL © 2016

03 Site Plan



32

03 Overshadowing Diagrams 22 AUGUST

10 AM 12 PM 2 PM


33HASSELL © 2016

03 Overshadowing Diagrams 22 SEPTEMBER

10 AM 12 PM 2 PM



34

03 Overshadowing Diagrams 22 OCTOBER

10 AM 12 PM 2 PM


QV2Architectural Drawings



36

03 QV2


37HASSELL © 2016

03 QV2



38

03 QV2


39HASSELL © 2016

03 QV2



40

03 QV2


41HASSELL © 2016

03 QV2



42

FUTURE DEVELOPMENTON ADJACENT SITE

PROPOSED QV3BEYOND

EXISTING CARPARK

03 QV2


43HASSELL © 2016

03 QV2



44

FUTURE DEVELOPMENTON ADJACENT SITE

BEYONDPROPOSED QV3

03 QV2


45HASSELL © 2016

02 QV2 FUTURE DEVELOPMENT

ON ADJACENT SITE

PROPOSED QV3BEYOND

EXISTING CARPARK



46

03 QV2


47HASSELL © 2016

03 QV2



48

QV3Architectural Drawings


EXISTING DA APPLICATION

QV3 PROPOSED PROVISIONS


REVISED DA APPLICATION

PROPOSED ADJUSTMENT

- Lifts extend to Basement/Level 1 providing enhanced access from Murray St.- Central core lift access at all car park levels (swipe card access for office staff).- South Stair flipped to accommodate improved site lines through lobby.at Ground/Level 2.- Possibility for landscaped al fresco area for retail along Murray St frontage.

PROPOSED ADJUSTMENT






PROPOSED ADJUSTMENT

- Extent of Hay St retail opening directly onto Hay St increased by 116sqm, and 10m of street frontage.- South Stair flipped to improve site lines through lobby.






PROPOSED ADJUSTMENT

- Central core lift access at all car park levels (swipe card access for office staff).- South Stair flipped to accommodate improved site lines through lobby.at Ground/Level 2.






PROPOSED ADJUSTMENT







PROPOSED ADJUSTMENTPROPOSED ADJUSTMENT






CO-WORKING


PROPOSED ADJUSTMENT

- Opportunity for publicly accessible, landscaped roof terrace, for general access and potential events.- Potential for co-working office environment.- South Stair flipped to accommodate improved site lines through lobby.at Ground/Level 2.






PROPOSED ADJUSTMENT

- South Stair flipped to accommodate improved site lines through lobby.at Ground/Level 2.






PROPOSED ADJUSTMENT







PROPOSED ADJUSTMENT






PROPOSED ADJUSTMENT

- Roof access transferred to Northern lift and stair 2 to accommodate core re-arrangement at lower levels.

REVISED DA APPLICATIONCity of Perth LDAP - DAP-2015/5453 - RAR / Attachment 3


FACADE SETOUT LINE





INSULATED SPANDREL



3180

3820

2960

710

100

550

50

190

7665

2000

190

100

27085

60

3585

OUTSIDE

INSIDE

150015001500

OUTSIDE

INSIDE

385

270

30

85

FACADE SETOUT

50 1450

1490 14901490 10


FACADE SETOUT LINE





INSULATED SPANDREL



3180

3820

2960

710

100

550

50

190

7665

2000

190

100

27085

60

3585

OUTSIDE

INSIDE

150015001500

OUTSIDE

INSIDE

385

270

30

85

FACADE SETOUT

50 1450

1490 14901490 10

TYPICAL PLAN DETAIL 1:25

PROPOSED FACADE CORNER TREATMENT PRECEDENT - BROOKFIELD PLACE

PRECEDENT -

TYPICAL WALL SECTION 1:40

QV2 PROPOSED FACADE DETAILING INTENT

FULL HEIGHT FACETED GLAZING

MODULE CONTINUES OVER TWO LEVELS

CEILING TO TRANSITION TO THIN AT FACADE

UPDATE


ATTACHMENT 4

Schedule of Submissions Received

Proposed redevelopment of the existing QV1 Public Plaza and the construction of an 11-level mixed-use development (QV2) and a 17-level mixed-use development (QV3) –

250 St Georges Terrace and 943 and 962 Hay Street, Perth

Respondent

Respondent’s Comment

1. Address:

996 Hay Street,

Perth

OBJECT Thank you for letting me see the proposed plans for QV3 development on Hay Street. As an owner of an apartment within

996 Hay Street, the development of a new 16 level tower block so close to 996, raises many concerns which we would like

to point out to you please:

a) There will be a considerable increase in noise which will disturb ours and other apartment owners/tenants in the

building.

There will be a massive impact on privacy effecting ours and other apartment owners/ tenants in the building.

b) There will be a massive reduction in light levels affecting ours and other apartment owners tenants in the building.

c) There will also be the inevitable loss of view with such a large construction.

d) There will be a negative impact on the apartment value, being overlooked by the new tower.

e) As a direct result of the construction, my tenants have warned they will leave and this will cause the following issues.

i. Loss of rental income.

ii. We will be unable to re-lease, as the new construction will destroy any chances we have to market for new

tenants.

iii. Our tenants already complain about the parking issues in this section of Hay street. Building a new tower over

the existing carpark will only cause further increased congestion and parking nightmares for our tenants, other

owners and guests.

Documents

1 September 2016 - Agenda No 63 - City of Perth.pdf