city of perth local development assessment panel … daps/city...162) and 943 (lots 15 and 163) hay...

Version: 3

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

Version: 3

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

Version: 3

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

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;

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%.

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

(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

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.

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.

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




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


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:-

city of perth local development assessment panel … daps/city...162) and 943 (lots 15 and 163) hay...

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