262-266 pirie street, adelaide - residential apartment complex … · accommodate furniture...

Prepared for Loucas Zahos Architects Level 1, 276 Flinders Street ADELAIDE SA 5000 By BESTEC Building Engineering Services Technologies Consultants 144 Gawler Place ADELAIDE SA 5000

262-266 Pirie Street, Adelaide - Residential Apartment Complex Services Design Report Mechanical, Electrical, Vertical Transportation, Hydraulic and Fire Protection Services April 2016

262-266 Pirie Street, Adelaide - Residential Apartment Complex Services Design Report Mechanical, Electrical, Vertical Transportation, Hydraulic and Fire Protection Services

54994/0/0 I December 2015 87447

REPORT ISSUE REGISTER

REVISION DATE REVISION DESCRIPTION

01 22.12.15 Draft Issue

02 22.04.16 DAC Submission

03 29.04.16 DAC Submission


54994/0/0 I December 2015 87447

CONTENTS

Introduction ........................................................................................................... 1

Infrastructure ......................................................................................................... 2

Mechanical Services ............................................................................................... 2

Electrical Services .................................................................................................. 2

Vertical Transportation Services ........................................................................... 3

Hydraulic Services .................................................................................................. 3

Fire Protection Services ......................................................................................... 4


54994/0/0 1 April 2016 88494

Introduction The following report outlines the proposed infrastructure and plant arrangement for the Mechanical, Electrical, Vertical Transportation, Hydraulic and Fire Protections Services for the above development.


54994/0/0 2 April 2016 88494

Infrastructure The following infrastructure and plant arrangement has been proposed for the Mechanical, Electrical, Vertical Transportation, Hydraulic and Fire Protection Services for the above development.

Mechanical Services

• Air conditioning incorporating air cooled, reverse cycle, inverter type high wall type air conditioning systems to serve each apartment. Condensing units located either in the carpark or on the roof.

• Air conditioning incorporating air cooled, reverse cycle, split ducted type air conditioning units to serve retail tenancies. Condensing units located in the carpark area.

• Toilet exhaust system serving each apartment comprising concealed exhaust fan and associated ductwork exhausting through the external wall of each apartment.

• Ductwork only to connect to range hood serving the kitchen in each apartment and discharging through the external wall of each apartment.

• General exhaust system serving ground level waste room and garbage chute.

• Stair pressurisation and relief systems incorporating roof mounted fans and associated air distribution.

• Ventilation system serving ground floor loading dock and carpark levels comprising exhaust fans and associated air distribution ductwork, grilles and external louvres.

• Ventilation system serving the fire pump room comprising exhaust fan and natural ventilation make-up air, associated air distribution ductwork, grilles and external louvres.

Electrical Services

• The new building will include a new low voltage supply from the SA Power Networks which includes an on-site pad mounted transformer. The SA Power Networks pad mounted transformer will be located within a dedicated transformer room located on ground floor.

• A site main switchboard will be located between 3 and 10 metres from the SA Power Networks pad mounted transformer within the dedicated main switch room. The site main switchboard will incorporate fire and life safety services, retailer metering for landlord and retail tenancies, supplies to landlord distribution boards and apartment retailer metering cubicles.

• Apartment retailer metering cubicles will be located in dedicated electrical riser cupboards and provide retailer electricity metering facilities for all apartments. Each apartment is supplied via a dedicated electrical load centre fed from the respective apartment retailer metering cubicle.

• Landlord distribution boards will be located on alternate floors within the same electrical riser cupaboard and serve the common area power and lighting throughout.

• Each retail tenancy will be provided with a dedicated tenancy distribution board with retailer metering facilities incorporated within the site main switchboard.

• A dedicated communications room is located on the ground floor. This room will incorporate the NBN

Fibre Distribution Hub for termination of telecommunications lead-in services and the building security head end equipment.


54994/0/0 3 April 2016 88494

• Communications/Security/MATV Riser Cupboards are located on each floor of the building to house NBN termination units, security control equipment, MATV distribution equipment and rising cabling services.

• Telephone, internet and communication services will be provided to each apartment via the NBN Co Network Termination Device (NTD) unit. Each apartment NTD will be connected to the NBN Co fibre network via the respective floor Communications/Security/MATV Riser Cupboard.

Vertical Transportation Services

• Two gearless machine-room-less traction passenger lifts will be provided serving ground floor and levels 1 to 23 with entrance on single side only at all levels.

• Lift cars are sized to meet minimum disability access requirements, stretcher facilities and to accommodate furniture removals.

Hydraulic Services

• Domestic cold water will enter the building via 2 off 50mm diameter South Australian Water Corporation water meters from the authority owned main in Pirie Street. Domestic cold water will then reticulate under mains pressure to a 10,000 litre transfer tank and pump set located on Level 2.

• A 10,000 litre domestic cold water header tank will be located at Level 2. From this tank water will then be pressurised throughout the building serving each apartment.

• A natural gas fired instantaneous type domestic hot water plant will be located at plant level. The hot water plant will be modular in design such that burners can be removed and replaced without affecting the entire system.

• A forced circulation domestic hot water flow and return pipe work system will reticulate hot water throughout the building. The flow and return pipe circuit will prevent long draw off times at fixtures thus reducing water and energy wastage.

• A 2,400 litre pre cast concrete grease arrestor will be installed below ground floor loading area for the purpose of treating grease waste from the future café tenancy at ground floor

• Sewer drainage from the building will be via a reduced velocity system of plumbing drainage for ease of installation and cost effectiveness.

• Natural gas will be delivered to the building via an Australian Pipeline Authority (APA) Group owned gas meter located in Pirie Street boundary. Note currently APA are investigating a potential short term shortfall in gas availability to that area of Pirie Street.

• Domestic hot water usage will be metered within each apartment. Domestic hot water meters will be read wirelessly without the need to enter each apartment. Domestic hot water usage will be used to apportion gas usage costs. Domestic cold water usage within apartments will be unmetered.

• The retail tenancy located at ground level will incorporate the following:-

- 1 off 110mm diameter grease waste shop riser

- 1 off 100mm diameter sewer drainage shop riser

- 1 off 25mm diameter SA Water Corporation water meter

- 1 off 25mm diameter domestic cold water valved supply


54994/0/0 4 April 2016 88494

- 1 off 40mm diameter APA Group natural gas metered connection to deliver maximum of 600 mJ/hr at 1.2 kPa

Fire Protection Services

• A 150mm diameter fire service connection to the 200mm diameter South Australian Water Corporation town main in Pirie Street will supply make-up water to the Fire Protection Services water storage tanks.

• 100,000 litres effective capacity water storage tanks (2 off 50% capacity) and 2 off diesel driven fire pumps serving the combined fire sprinkler and fire hydrant system will be provided at level 6.

• A South Australian Metropolitan Fire Service (SAMFS) suction and booster assembly will be located in Pirie St. The equipment will be contained in a separate enclosure, directly accessible from Pirie Street.

• Appropriately labelled cupboard located within the Ground Floor entry lobby will house the Fire Indicator Panel, Master Evacuation Control Panel, desk phone and “As Built” drawings for SAMFS operations.

• Combined fire sprinkler and fire hydrant system riser infrastructure will comprise riser mains in each fire stair and inter connecting mains at 6 level intervals. Due to the height of the building, the infrastructure will be configured as 2 pressure stages. Risers will be located in fire stairs.

• Fire hydrants will be provided at each fire stair landing serving the floor.

• Fire sprinkler system control valves will be located at each level, within a designated fire stair.

File No: 2014/11234/01 Ref No: 10500016

Level 1 26-28 Leigh Street Adelaide SA 5000 GPO Box 1533 Adelaide SA 5001 DX 56601 T- +61(0)8 8402 1884 E- [email protected]

Confidential

19 May 2016

Ms Connie Parisi

Senior Planning Officer

Investment Management

Department of Planning, Transport and Infrastructure

Roma Mitchell House

136 North Terrace

Adelaide SA 5000

For the attention of the Development Assessment Commission

262-266 Pirie Street, Adelaide

Further to the Referral DA 020/A025/16 received 11 May 2016 pertaining to the

Development Application at the above address and in my capacity as the statutory

referral in the Development Assessment Commission, I would like to offer the

following comments for your consideration.

The project was presented to the Design Review Panel on four occasions, over

which period the design progressed significantly. The proponent’s positive

engagement with the Review process is acknowledged.

In general I support the intent to deliver a mixed-use and high-density residential

development in this location and I support the design direction for the proposal

overall. I am of the opinion that any development of this scale in this part of the City

has a responsibility to deliver a high quality design outcome particularly in terms of

the form, massing, residential amenity and expression of the proposed building

relative to its current and future context.

The subject site is located near the corner of Pirie Street and Devonshire Place and

is proximate to the east Park Lands. The surrounding area is characterised by a

mixture of one and two storey commercial buildings fronting onto Pirie Street. The 10

storey Tivoli Hotel opposite, to the south, is indicative of the emerging character of

higher density development in this part of the city. Acknowledging the lack of high

quality built fabric in the immediate area, this proposal has the potential to positively

influence the future context of this part of Adelaide.

The total height of the proposal is approximately 80m. Acknowledging that the site

conditions allow over-height provisions for development on this site, in principle I

support the proposed height. However, that support is dependent on the proposal

offsetting the impact of this height. The proposed scale in the current predominantly

two storey context results in a high degree of visibility in 360 degrees. Therefore any

development on this site must make a generous and positive contribution to

streetscape on all elevations, particularly on Pirie Street. In addition to screening the

carpark levels of the podium, the proposal contributes to the Pirie streetscape with

retail space at the ground level and office spaces at the first level of the podium

offering a degree of interaction with the street level, and is supported in principle.

File No: 2014/11234/01 Ref No: 10500016


Confidential

I support the inclusion of a base element scaled in response to both the current and

likely future context in the area. The proposed concrete panels with a recess and

aluminium blade detailing offer a consistent expression to all elevations of the

podium and are supported in principle.

The expression of the residential levels on the north and south elevations is

characterised by undulating balconies with perforated screens. The consistent

balcony and screen treatment to both the north and south facades provides an

integrated expression to the residential facades of the building, which I support in

principle. However, the northern elevation requires further refinement to the

placement of elements and the detailing, particularly the balustrades that result in

unworkable balcony widths. In addition, how the solar shading on this facade will be

integrated with the current expression has yet to be demonstrated.

The west elevation is articulated by a light void that extends from levels 7-23 with

green walls proposed to this recess. I acknowledge and support the collaborations

with a landscape architect to provide natural light and ventilation for bedrooms, lift

lobbies and to manage the impact of future adjacent development. The light void is

flanked by patterned concrete panels consistent with the east elevation. I support the

approach of the consistent architectural expression of both the east and west

elevations.

Levels 21-23 are differentiated from lower levels, being wrapped by operable metal

screens, which I support in principle. However, the operable elements of the screens

and how the supporting structure will be integrated in the overall expression will

require precise detailing to ensure success in the execution of the scheme. I

recommend that further refinement to address the detailing and materials of these

elements be provided during design development.

The typical floor layout currently incorporates four to five, one and two bedroom

apartments connected by a T-shaped corridor. The lift lobbies at each level provide

natural air and light to shared spaces, which I strongly support. Three bedrooms on

levels 7-21 (types 1, 3 and 8) and one bedroom on levels 22 and 23 (type 9) rely on

the light well as a primary source of light and ventilation. I acknowledge the intent to

provide natural light and ventilation for all bedrooms, which I support in principle.

While the light well is not the ideal source of light and ventilation in the event of

future adjacent development, I acknowledge that all three of these bedrooms are

secondary spaces. I note however that this does not offset the lack of amenity for

inboard bedrooms which occur on levels 6-21 (types 4, 6 and 9) and which I do not

support.

The provision of roof top shared facilities has the potential to encourage a sense of

community for residents, which I support. The partial enclosure of the space and the

operable roof segments promise a degree of protection from weather conditions at

this level. I encourage ongoing development of this space with the landscape

architect.

The proposal incorporates five levels of above ground car parking and a ground floor

lobby and retail tenancy. I do not support above ground car parking in principle due

to the risk of poor urban design outcomes. This proposal has the opportunity to set a

precedent for the provision of amenity to the surrounding area in terms of the

File No: 2014/11234/01 Ref No: 10500016


Confidential

streetscape quality, and it will be critical to the success of this proposal and to future

development in the area that the Pirie Street frontage should be successfully

activated. To that end, I support the intent to include a retail tenancy at ground floor

as well as office spaces at the first floor of the podium.

The proposal aspires to achieve high design outcomes in relation to environmentally

sustainable design, which I support in principle.

To ensure the most successful design outcome is achieved, the Development

Assessment Commission may like to consider the following particular aspects of the

project, which would benefit from further development prior to approval:

- Further refinement and detailing of the operable screens to the top of the

building,

- Further information and resolution of the north façade with regards to shading of

windows or glazing selection.

Yours sincerely

Nick Tridente

Associate Government Architect

Ref: SH/13395 D

Date: 1 June 2016

Ms Cathryn Longdon

Secretary

Development Assessment Commission

GPO Box 1815

ADELAIDE SA 5001

Attention: Connie Parisi

Dear Ms Parisi

DESCRIPTION: TIVOLI HOTEL - MIXED USE DEVELOPMENT AT 262-266 PIRIE STREET, ADELAIDE

Application number: 020/A025/16

Referral received: 11/05/2016

State heritage place: Tivoli Hotel (including former Ballroom), 261-269 Pirie Street ADELAIDE

The above application has been referred to the Minister for Sustainability, Environment and

Conservation in accordance with Section 37 of the Development Act 1993 as development

that directly affects a State heritage place or, in the opinion of the relevant authority, materially

affects the context within which a State heritage place is situated.

Subject to the recommendation set out below, the proposed development is considered to be

acceptable in relation to the above State heritage place for the following reason/s.

The proposal does not directly affect the physical fabric of the State heritage place.

Visually, the impact of the proposed development on the setting of the State heritage

place is secondary, being on the opposite side of Pirie Street where it does not directly

affect the immediate streetscape setting of the Tivoli Hotel. In longer views along Pirie Street

from the east or west, a satisfactory scale relationship is articulated by the well-defined

podium (subject to the recommended condition).

Recommendation

A. The following condition/s should be incorporated into any consent or approval.

Condition 1: The design and detailing of the louvre band between the office level and

car park levels shall be further developed to the satisfaction of the Development

Assessment Commission in consultation with the State Heritage Unit (Department of

Environment, Water and Natural Resources), with the aim of achieving a more strongly

articulated separation, visually and physically, between the two podium elements.

Reason for condition: To improve the scale relationship with the predominant low-scale

built form of Pirie Street, and in particular with the two-storey Tivoli Hotel opposite and

the two-storey building on the Devonshire Place corner.

General notes

1. Any changes to the proposal for which planning consent is sought or granted may give rise

to heritage impacts requiring further consultation with the Department of Environment,

Water and Natural Resources, or an additional referral to the Minister for Sustainability,

Environment and Conservation. Such changes would include for example (a) an

STATE HERITAGE UNIT

Conservation and Land Management Branch

Strategy and Advice Directorate

Level 9 81-91 Waymouth Street Adelaide SA 5000

GPO Box 1047 Adelaide SA 5001 Australia DX138

Ph: +61 8 8124 4960 Fax: +61 8 8124 4980

www.environment.sa.gov.au

www.environment.sa.gov.au

2

application to vary the planning consent, or (b) Building Rules documentation that

incorporates differences from the proposal as documented in the planning application.

2. To ensure a satisfactory heritage outcome, the Development Assessment Commission is

requested to consult the Department of Environment, Water and Natural Resources in

finalising any conditions or reserved matters above.

3. In accordance with Regulation 43 of the Development Regulations 2008, please send the

Department of Environment, Water and Natural Resources a copy of the Decision

Notification.

4. The Commission is requested to inform the applicant of the following requirements of the

Heritage Places Act 1993.

(a) If an archaeological artefact believed to be of heritage significance is encountered

during excavation works, disturbance in the vicinity shall cease and the SA Heritage

Council shall be notified.

(b) Where it is known in advance (or there is reasonable cause to suspect) that significant

archaeological artefacts may be encountered, a permit is required prior to

commencing excavation works.

For further information, contact the Department of Environment, Water and Natural

Resources.

5. The Commission is requested to inform the applicant of the following requirements of the

Aboriginal Heritage Act 1988.

(a) If Aboriginal sites, objects or remains are discovered during excavation works, the

Aboriginal Heritage Branch of the Aboriginal Affairs and Reconciliation Division of the

Department of the Premier and Cabinet (as delegate of the Minister) should be notified

under Section 20 of the Aboriginal Heritage Act 1988.

For any enquiries in relation to this application, I can be contacted on telephone 8124 4935 or

e-mail [email protected].

Yours sincerely

Peter Wells Principal Conservation Architect DEPARTMENT OF ENVIRONMENT, WATER AND NATURAL RESOURCES

as delegate of the MINISTER FOR SUSTAINABILITY, ENVIRONMENT AND CONSERVATION

mailto:[email protected]

1

Philbey, Janine (DPTI)

From: Louis Petridis <[email protected]>Sent: Thursday, 26 May 2016 5:25 PMTo: Parisi, Connie (DPTI); Bailey, Jason (DPTI)Subject: 262 North Operable ScreensAttachments: cirrus.pdf

Hi Connie , Jason , Please refer attached details of the operable windows as requested by the Associate Government Architect . The Stainless steel mesh is called Cirrus by the Locker group ( sample attached on materials board ) , the mesh has a proprietary frame system as per page 2 on attached document . The mesh is sandwiched between 2 angles and bolted together taught . The frames are then integrated into a hinge system . The proposed hinge system is similar to the hinged screens on Flinders Loft Apartments 276 Flinders Street , Adelaide , by Loucas Zahos Details are attached of this system . We have found this to be the most reliable and will look much like image on page 3 except will be stainless mesh in its propriety frame The screens open sideways and stack to the sides . Please call me if you need anything else . KINDEST REGARDS LOUIS PETRIDIS SENIOR ARCHITECT LOUCAS ZAHOS ARCHITECTS E: [email protected] D: (08) 8290 3205 P: (08) 8290 3200 Level 1, 276 Flinders Street Adelaide, SA 5000 www.loucaszahos.com.au

NOTICE This email message is intended only for the addressee(s) and contains information, which may be confidential and/or copyright. If you are not the intended recipient please do not read, save, forward, disclose, or copy the contents of this email. If this email has been sent to you in error, please notify the sender by reply email and delete this email and any copies or links to this email completely and immediately from your system. Although computer virus scanning software is used by Loucas Zahos Architects, the receiver of this transmission shall be responsible for their own virus protection and Loucas Zahos Architects shall not be held liable for any subsequent loss, damage, cost or expense.

OPTION:1Isolator with Self DrillingHex Head Screw

OPTION:2Isolator with Self DrillingWafer Head Screw and Coated Washer

RHS Structure

Sheet

A3

Isolator Installation N/AMaterial:

UNLESS OTHERWISE SPECIFIEDDIMENSIONS IN MM

TOLERANCES0 :±0.50.0 :±0.10.00 :±0.01

ANGULAR: ±1°

Title:

Scale: 1.25:1

Sheet 1 of 3

Antony

70008DRG No.

N/A

Ph:+61 3 8791 1000 Fax +61 3 8791 1095

Melbourne Australia

Locker Group Pty LtdCONFIDENTIALC Locker Group Pty Ltd

1. The proprietary rights to this document are vested in Locker Group Melbourne, Australia.2. This publication is copyright and other than with the express written permission of Locker Group Pty Ltd no part of this document may in any form or by any means whether electronic, mechanical, micro-copying, recording, photocopying or otherwise be reproduced, stored in any retrievable system or transmitted nor used for any purpose other than that for which itwas supplied. The use of this document except in accordance with this notation may result in an action for damages against any party in breach.

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Checked:

1/08/2008

Parent Assy:

Finish:

Date Drawn:

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FIXING SYSTEMS

L3.0A Cap Fixing System

Transit Curtain Screws

5.2 Large ApertureFixing System

L2.0A Flat Bar Fixing System

L1.0A Angle Fixing System

EC1 Clamp

L5.1A Petite Aperture Tension Fixing System

L4.0A Spider Fixing System

Isolator

1

Louis Petridis

Subject: 262 Pirie Street

From: Brett Eaton [mailto:[email protected]] Sent: Friday, 28 August 2015 12:43 PM To: Louis Petridis Subject: RE: 262 Pirie Street Query Hi Louis, The Obstacle Limitation surface is at RL 153.5m AHD Aust height Datum which is height above sea level. ( Ground level is approx. 45m AHD) Shielding from the Westpac Tower is only to 79.6m. So if the crane stays below the OLS at 153.5m there is no requirement for a airspace approval. But if the development infringed the OLS then an Airspace Study would be needed. Regards Brett Eaton Airside Operations Manager P: 08 8308 9245 M: 0438 890 111 F: 08 8308 9311 E: [email protected]

262-266 pirie street, adelaide - residential apartment complex … · accommodate furniture...

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