description of proposal - planning.wa.gov.au daps/metro central... · the narrow west elevation is...

87 ROBERT STREET, COMO

MULTI-RESIDENTIAL DEVELOPMENT p.6

DESCRIPTION OF PROPOSAL

The proposed 6 storey development at 87 Robert Street, Como is a high quality design response to an area beginning the transformation from a low scale residential environment to a vibrant mixed and multi storey precinct.

The proposal consist of a 23 apartments set across 5 levels, complimented with a residents lounge to the ground floor and associated under croft and basement parking. The apartments provide a diverse range of housing opportunities from 52m2 one bedroom dwellings to 122m2 three bedroom dwellings. All apartments have a minimum 12m2 balcony, being maximised where possible.

The ground floor interface has been carefully considered to ensure street activation and surveillance. The introduction of limestone planters and timber creates a tactile environment. Residents and visitors are welcomed to the complex via the lobby from which the residents lounge is accessed. The apartments are accessed via a central lift. The residents lounge encourages communal interaction within the complex and provides a space for residents to host larger gatherings.

The under croft and basement car park is accessed via a crossover to the north of the site. Both structured and in-ground landscaping is incorporated to the perimeter of the site where permitted.

The site has a narrow street frontage. In order to achieve an aesthetically pleasing proportion the built form uses striking colour contrasts to treat a portion of the facade as shadow. The top floor is set in shadow with a light weight pergola for weather protection. The eye is drawn to the expressed white element that dissects the facade. This then wraps around the first floor, capturing the residents lounge on the ground floor. The introduction of composite timber adds warmth and texture. The built form takes visual cues from the broader historical context. The curved balcony forms reference the 1930’s and 1940’s projects within the vicinity. The thin white columns relate back to the neighboring 1950’s residence facade.

The long north elevation is visually broken through the use of charcoal to separate out two distinct white boxes. Perforated ‘eyelids’ to windows within these white boxes introduce dynamic shadows. Windows are offset to ensure full height windows to bedrooms. A similar treatment is employed on the southern facade. Sliding screens are used on the north facing one bedroom apartment balconies to increasing privacy as desired. The narrow west elevation is treated in a similar manner as the east elevation. Sliding screens are introduced to the southern balconies to provide protection from the south western afternoon sun.

PROPOSED STREET PERSPECTIVE



ALL SETBACKSLANDSCAPED

LANDSCAPEDSIDE SETBACKS

LOUNGE

GALLERY

LOBBY

UNDERCROFT PARKING

LOUNGE AREA PROVIDESPASSIVE SURVEILLANCE & ACTIVATION OF STREET

LANDSCAPING PROPOSED TO STREET VERGE

PARKING SCREENEDFROM VIEW

LANDSCAPEDSETBACKS

VEHICLE ENTRY & EXIT

ROBE

RT S

TREE

T

ACCESSIBLE ARTIFICIAL TURF AREA ENCOURAGES FURTHER STREET ACTIVATION

LOUNGEGE

DESIGN APPROACH - PLANNING

The ground plane looks to engage with the street and provide landscaping to the side setbacks whilst providing the necessary servicing requirements.

The resident lounge ensures activation of the street and in turn increases safety through passive surveillance. The lounge provides opportunity for interaction between the residents, creating a community feel. A nil setback is proposed to the southern boundary. Blade walls ensure there is no overlooking from within the lounge to the southern neighbour.

The front setback will be landscaped as set out in the landscape plan. Landscaping will be provided to all side setbacks were possible. The vehicle access location ensure safe entry and exit. Vehicles are screened from view, with a majority of parking being located within the basement.

GROUND FLOOR

CONCEPT IMAGES - RESIDENTS LOUNGE



DESIGN APPROACH - PLANNING

The prescribed street and boundary setbacks are set out in the CBACP. The floor plans look to take advantage of the north sun and provide plenty of opportunities for natural ventilation.

The development proposes minor setback variations that are detailed in their entirety on page 15 (planning considerations). The building has been designed to minimise any overlooking where setback variations are proposed. Screening to the balconies of the south western apartments protects neighbours amenity whilst also protecting apartment occupants from the western sun. The lift lobby to the upper levels protrudes slightly into the setback zone. The location of glazing within the lobby space directly relates to how this space will be used. A solid wall has been proposed directly opposite the lift door to reduce overlooking as one exits the lift or whilst waiting for the lift. The area where glazing is proposed will be used for circulation, with users primarily looking west as they walk to their apartments.

All apartments have been designed to have direct balcony access from internal living areas. Bedrooms have been designed with a minimum dimension of 3 metres. CONCEPT IMAGES - APARTMENT INTERIORS

TYPICAL FLOOR

SHADING FROM HARSH WESTERN SUN

PASSIVE VENTILATIONOPPORTUNITIES FOR APARTMENTS

SUN SHADING TO NORTH WINDOWS

OBLIQUE VIEW TONORTHEAST

SOLID WALL TOPROTECT NEIGHBOURS’ PRIVACY

PASSIVE SURVEILLANCE OF STREET



DESIGN APPROACH - MASSING

The prescribed street and boundary setbacks are set out in the CBACP. The narrow street frontage results in fixed proportions. In order to achieve an aesthetically pleasing composition the built form uses colour contrast to treat a portion of the facade as shadow. The built form progression is diagrammed below.

- HORIZONTAL DATUM DEFINED AT FIRST- BALCONY FORMS SCULPTED TO DISTORT PERSPECTIVE AND CREATE DEPTH - GROUND PLANE FREED FOR COMMUNAL SPACES AND SERVICING - LONG NORTHERN ELEVATION DISSECTED- UPPER LEVEL BECOMES SHADOW - COLLECTION OF SMALLER ELEMENTS

- FINE GRAINED ARTICULATION INTRODUCED- WARM COLOURED MATERIALS SOFTEN FACADE - GLAZED LOBBY ADDRESSES STREET- INCREASED SCREENING TO SOUTHERN BALCONIES

- BUILDING ENVELOPE- 20M MAXIMUM HEIGHT - 4M BOUNDARY SETBACKS- SITE AREA 1113SQM

- MASS REDUCED WITH BALCONY ZONES- RESPOND TO VIEWS AND NORTH LIGHT - PROJECTIONS ADDRESS STREET



DESIGN APPROACH - CONTEXTUALLY APPROPRIATE DESIGN

The built form takes visual clues from the broader historical context, namely the statement art deco buildings within the precinct. The curved balcony forms take their cues form the 1930’s and 1940’s projects within the vicinity. The thin white columns relate back to the neighboring 1950’s residences and the streamline steelwork evident in many Art Deco buildings

Grounding on limestone bases of the traditional houses of the 1940’s has been translated into the landscape planters to the front setback. The low level limestone planters ensure surveillance of the street from the residents lounge (a visually permeable batten screen is proposed to a height of 1650mm for security).

The species specified in the landscape plan are reminiscent of 1950’s suburban gardens.

ART DECO REFERENCE IMAGERY

CURVILINEAR FORMS

PROJECTING CANOPIES

LIMESTONE PLINTHS

STREAMLINE STEEL WORK

COLOUR CONTRAST TO ARTICULATE FORM



CHARCOAL POWDERCOATED ALUMINIUM SCREENS

WHITE RENDER

LIMESTONE

GLASS BALUSTRADES

TIMBER COMPOSITE CLADDING

EXPRESSED FORMS AND LIGHTWEIGHT CANOPIES

CHARCOAL RENDER

DESIGN APPROACH - MATERIALITY

The proposal works with a restrained palette of white, charcoal, timber and limestone.

Expressed white elements are contrast against charcoal. Glass balustrades then introduce reflectivity to the composition. Thin white slab extensions appear to float, creating a delicate facade. Sliding battens screens to the charcoal elements add texture and shadow to the facade whilst increasing privacy. The timber element extends through the facade from the ground floor, adding warmth to the facade.

At the pedestrian level limestone planters ground the proposal. The limestone, timber and batten fencing create a tactile and inviting entry.

Each facade is carefully considered. The long north facade is broken down into a series of contrasting white and charcoal elements. Perforated powdercoated metal ‘eyelids’ add articulation through shadow.



LANDSCAPE

The proposal looks to incorporate raised planters to side boundaries were possible and includes a landscape strip to the rear of the site. There is a large landscape planter to the front of the site which adds a layer of greenery to the pedestrian experience. The proposal looks to further improved the streetscape through the planting of 2 new verge trees.

The residents lounge is bound by low level planters that ensure passive surveillance to the street. Planting varieties have a 1950’s influence, including Birds of Paradise, Rojo Congo and Bush lily’s.

Water wise planting has been incorporated. See Landscape concept plan for further details of planting locations and species selected.

PUBLIC ART

Opportunities for public art have been noted on the elevations and plans. These include artworks to the southern blade wall, decorative screening to the front gate and fence and on the ground floor paving at the apartment entrance.



KEY DESIGN OUTCOMES

A summary of the key design outcomes of the proposal are listed below:

• Statement building design with all facades considered, setting a precedent for the CPACP area

• Tactile pedestrian environment and clear visitor entry

• Improved passive surveillance to the street through ground floor residents lounge and balconies

facing the street

• Residents lounge provides opportunity for community interaction within the development

• Landscaping to the front setback and side boundaries

• Generous, well designed apartments with abundant natural light and passive ventilation opportunities

• Mix of 1, 2 and 3 bedroom apartments, providing a range of apartments for different user

• Increased design life through density which will maintain relevance in the future

• Low maintenance finishes, materiality reflecting the Art Deco buildings of Como and South Perth

• Services screened from view



PLANNING CONSIDERATIONS

The table below details the how the proposed development complies desired outcomes and requirements of the CBACP.

Local Authority: City of South Perth Quarter: Q3 – Cassey Quarter Land Use, Built Form and Zone: H8 (Residential up to 6-8 storeys) EElement Applicable Desired Outcome Applicable Requirement Proposed Development

1. Land Use DO 1.3 Uses within the Residential zone will remain as residential only to establish an appropriate buffer between the centre and the surrounding suburb, although some appropriate scale non-residential uses may be considered along the edges of Olives Reserve.

1.6. Q3– Uses for all Storeys other than Ground Floor: 1.6.3 H4 and H8 Zone - Corner Store, Multiple Dwelling, Grouped Dwelling, Single House, Aged or Dependant Person’s Dwelling, Single Bedroom Dwelling, Recreation - Private, Recreation – Public, Residential Building, Home Occupation, Home Office

The proposal for Multiple dwellings meets the requirements of the H4 and H8 Zone

DO 1.7 All Quarters will comprise a mix and variety of development. Housing should be diverse and affordable, with a mix of options in all areas. Innovative land uses which support the Desired Outcome of each Quarter will be encouraged.

1.13 Dwelling Diversity Development that contains ten (10) or more dwellings shall provide a minimum of 20% and a maximum of 50% of the dwellings as one (1) bedroom or studio dwellings, and shall provide a minimum of 40% of the dwellings as two (2) bedroom dwellings.

Proposed 1 bedroom apartments (52m2): 3 dwellings (13%) Proposed 2 bedroom apartments (80-84m2): 16 dwellings (70%) Proposed 3 bedroom apartments (117-122m2): 4 dwellings (17%) By providing a range of one, two and three bedroom apartments the development is catering to a range of buyers. This includes those buyers who can no longer continue the upkeep of a larger property but would like to remain in the area and demand a certain level of accommodation. 3 bedroom apartments also provide accommodation options for downsizers that may still have children at home. The applicant believes the diversity of dwellings provided satisfies the desired outcome to achieve a mix and variety of housing opportunities within the precinct

2. Form and Mass DO 2 Site planning should create attractive streetscapes which respond to human scale. Site planning should avoid buildings which do not relate to the street, create excessively bulky single elements or comprise of overly repetitive elements both within the development site and as it relates to the surrounding development (see Figure 6 and Figure 7 and Figure 8).

2.3 Development of any site for the purposes of a building which is greater than 20 metres in height (approximately 6 storeys), shall only be permitted where the land area comprises a minimum of 1200m2. Amalgamation of adjacent parcels will be encouraged as an appropriate outcome to achieve this scale of development.

The proposed site is 1113m2, (7% under required lot size of 1200 m2). The proposed building height is under 20m.

As detailed in the Design approach pages of this Development application report the

residents lounge to the ground floor and the materials used within this area create an attractive streetscape.

3. Heights DO 3 To ensure that building heights are consistent with the desired scale and built form of the centre and to ensure that the interface between Zones is appropriately managed. Applicants are encouraged to provide variation in scale, bulk and form along the streetscape as per Figure 8.

3.1 Maximum building heights shall be in accordance with Figure 2 Land Use, Built Form and Zones Plan, noting the minimum site area requirements of Clause 2.2 and 2.3.

The proposed development is with the H8 zone. The maximum height permitted is 20m as it is under the 1200m2 minimum lot size to be granted a height of 26m. The proposed building is less than 20m in height.

3.5 For buildings in the H8 Zone, notwithstanding the 8 storey height limit, no building shall exceed 26 metres above NGL. For buildings in the H4 Zone, notwithstanding the 4 storey height limit, no building shall exceed 16 metres above NGL.

As the building does not exceed the 20m height limit.

3.7 Notwithstanding Clause 3.5, any H8 Zoned development which is immediately adjoining to the property boundary of a H4 Zoned site shall be designed to reduce impact to the adjoining property by being limited to a building height of 20 metres for that part of the development within 5 metres of the property boundary. The setback of the building can comprise balconies and terraces with open roofed structures. NB: Building Height is defined in the Interpretation Section of these Guidelines

The proposal complies with 3.7

4. Street Setbacks DO 4 To ensure that the setback to buildings contributes to a distinct street character and that the form of multi-level development is sensitive to pedestrian scale. Alternative means to reduce bulk and scale such as green walls and façade articulation are also encouraged.

4.5 All development within H4 Zones in Q1 and Q2 shall have a minimum 3 metre setback to street boundaries. All development within H4 Zones in Q3, Q4 and Q5 shall have a minimum 4 metre and maximum 6 metre setback.

The street setback is varied to create architectural interest and reduce bulk and scale. Ground floor: The ground floor street setback varies between 4.1m (timber architectural element) and 10.3m (glass line of Residents lounge). Level 1: The street setback ranges between 2.2m and 5.8m, with an average setback of 4m.



Level 2 to 5: The average accessible setback is 3.5m, with just under half of the façade complying with the required 4m street setback. The minimum street setback which is accessible is 3m (ie the balustrade line). The architectural projection (slab extension) is setback between 2.2m and 3.6m from the street boundary. The street façade has been carefully considered to create an attractive, dynamic and contextually appropriate addition to the built environment. The curved architectural projection to the expressed white element balances the proportion of the façade. The glass balustrades visible behind these projections add an additional layer of reflection to the composition. The reduced setbacks to the north eastern balconies are vital to the built form. They create better street surveillance through their proximity to the street and do not have a detrimental impact on any neighbouring buildings or on the public realm. The progression of the built form and the design building are further explained in the Design approach pages of this report.

4.8 Where a street setback is required, the setback area shall be activated and/or landscaped. The residents lounge ensures that there is a high level of surveillance and interaction with the street. This area will be landscaped as set out in the Landscape plan.

5. Side and Rear setbacks DDO 5 Developers should minimise overlooking and overshadowing of adjacent and adjoining properties through appropriate design response, supported by the setback provisions of this Element.

5.6 Side and rear setbacks for all development within the H8 and H4 Zones shall be 3 metres for any lot which is less than or equal to 14 metres in width or shall be 3.5 metres for any lot which is greater than 14 metres in width but less than 16 metres in width or 4 metres for any lot which is equal to or greater than 16 metres in width. Setbacks do not apply to any eaves and sun shading devices.

The block has a lot with a 20.12m, therefore 4m setbacks apply to side and rear boundaries. North boundary Ground floor – The car port roof is setback 2.185m from the north boundary. This is a light weight, visually unobtrusive element Levels 1-5 - comply with the 4m setback requirement. West boundary Ground floor – Setback proposed 1.7m - lightweight car port roof structure Level 1 – Average setback of solid built form element 3.78m Level 2-5 - Architectural projection setback 3.56 from rear boundary. Glass line remains setback at 4m as required, minimising overlooking to the rear neighbours South Boundary Ground floor – Proposed residents lounge has nil setback for 12.7m. The nil setback increases privacy from the residents lounge and reduces noise pollution to the southern neighbours. The lightweight carport is setback 1.8m. The Residential lobby is setback 3m. There is glazing to the ground floor. The raised landscape planter between the lobby and boundary maintains visual privacy to the southern neighbour. A portion of the residential lobby is setback 3m from the southern boundary to all floors. To levels 1-5 the portion of the façade that is setback 3m is solid to minimise overlooking. Glazing is provided to the oblique portion of the façade to allow for natural lighting of this space and to visually break up the façade. A solid wall has been proposed directly opposite the lift door to reduce overlooking as one exits the lift or whilst waiting for the lift. The balcony to the south western apartment to all floors has a reduced setback to the south of 3.3m (700mm variation). Sliding batten screens are proposed to these balconies to provide visual privacy and reduce the heat load from the western sun.

5.7 Provisions of privacy and solar access and overshadowing do not apply within the CBACP area.

The minor incursions are predominately for transitional spaces. All Major openings are setback 4m to all boundaries. All outdoor living areas (with the exception of apartment 1) are setback 4m or are provided with sliding batten screens. The roof of the lobby projection has been intentionally lowered to ensure this does not increase the amount of overshadowing cast by the development.



9. Facades DDO 9 Development of the centre should respond sensitively to the site and support a sense of place. Development should be pleasing to the eye, be interactive, and provide definition between public and private spaces. Maintaining a strong urban edge with the built form and providing a variety of high quality architectural forms and features will attract people to the centre and establish a sense of place.

9.1 Developments shall be sympathetic to the surrounding environment in composition, proportion, materials, colours and finishes. This includes responding to (not replicating) vertical and horizontal fenestration of adjoining developments and providing responses to elements within the street verge such as bus stops, parking and service infrastructure or service entrances.

The development takes cues from the art deco buildings of Como and South Perth, as further highlighted in the design pages of this report. The pedestrian experience has been carefully considered. Landscaping and the use of landscape and timber create a tactile pedestrian environment.

9.3 Semi active frontages are required in all Residential Zones with a minimum of 35% of the frontage incorporating windows or doorways with passive visual surveillance of the adjacent street at ground level.

The residents lounge to the ground floor ensures passive surveillance of the street. The front setback is proposed to be a continuation of the residents lounge, providing further activation to the street. 43% of the frontage is window or doors.

9.4 Windows and balconies shall be incorporated into the design of developments above ground level. Balconies shall have a minimum 2.4 metre depth and a minimum area of 10m2, to encourage use.

All balconies comply with the minimum area. Larger balconies are provided where possible to maximise outdoor living areas. All balconies have a minimum width of 2.4m, with the exception of Apartment 4. Apartment 4’s balcony tapers from 3.2m to 2.0m in width as part of the built form. At 13sqm this is highly useable area.

9.5 Developments shall be designed so as to discourage vandalism by use of materials such as sacrificial paint or architectural features to discourage inappropriate activity.

The passive surveillance of the street from the residents lounge and the apartment balconies over increases security of the neighbourhood. Fencing has been design to a height of 1.65m, with large portion of visibly permeable fencing to increase surveillance.

9.7 The internal floor level of any development shall, where possible, have a finished floor level no greater than 500 mm below or above the adjoining footpath or verge level to ensure interaction between pedestrians and the adjoining buildings. Development which fronts a street with differing levels should consider innovative design to meet this requirement.

There is a minor floor level change of between 40 and 110mm between footpath and the proposed development.

10. Open Space and Landscaping

DO 10 In particular, the Guidelines encourage the development of areas that provide opportunities for communal meeting and interaction within the CBACP area

10.4 Development in the H8 Zone shall be provided with a minimum provision of 30% open space which shall be provided in shared common space at ground levels and/or shared common space on areas such as the roof.

The site is 39% open space. 28% of the site is shared common space. In addition there is 70 sqm of space (internal and covered outdoor area) which is set aside for the exclusive use of residents in the form of the residents lounge. This encourages communal interaction between residents.

10.6 Where development is not proposed to all boundaries of a site, landscaping design shall be incorporated providing that such landscaping maintains openness and visibility into the development site. Landscaping in the form of hard and soft landscaping can be utilised. Water sensitive design shall be implemented for all landscaped areas

Landscaping is proposed to all side boundaries where permitted.

10.7 Landscaping and/or low fencing below 1.2 metres on property boundaries, where buildings are setback from the boundary, shall reinforce the separation between public and private realm.

1.8m high fences are proposed to all side boundaries. The street interface includes a fence to the residents’ lounge which is 1.65m high. The fence is visually permeable above 600mm. There is 2m wide a solid portion of fence which incorporates the Booster Cabinet. This is to be finished to the same standard as the rest of the fence.

11. Sustainability DDO 11 All developments should follow ecologically sustainable design principles to develop a world class showcase of environmentally sound development techniques. Principles which should be applied include: • Minimise operational and maintenance costs of the development; • Innovative and integrated water resource management; • Reduction in the use of fossil fuel energy by using renewable energy supply sources and employing demand-efficient building techniques and technologies; and • Biodiversity and habitat enhancement through appropriate and native landscaping. To achieve the Desired Outcomes development within the Cassey, Davilak and Mt Henry Quarters (that is the Quarters within the City of South Perth) is expected to reflect best practice, with a design rating of 5 Stars under the national rating scheme of the Green Building Council of Australia. Development or other equivalent rating schemes.

11.5 All new development shall be designed to maximise passive solar principles for heating, cooling, ventilation and energy conservation. East and west facing glazing shall be minimised and shading devices shall be employed to reduce heat loads within buildings and reduce the need for air-conditioning systems. All buildings shall be designed to enable access to natural light and cross ventilation. At a minimum, all new development within the Casey, Devilak and Mt Henry Quarters (that is the Quarters within the City of South Perth) shall achieve a 5 Star Green Star design rating and within the Kintail and Ogilvie Quarters (that is the Quarters within the City of Melville) shall achieve a 4 Star Green Star design rating under Green Building Council of Australia. …. In the H4 and H8 areas, as evidence in support of compliance with the required ratings, as a minimum applicants shall submit as part of their development application a report from a Green Building Council of Australia qualified consultant demonstrating that the proposal will achieve the required level of performance. In these areas (H4 and H8) any development approval granted will be conditional upon the development being designed and constructed to include the elements identified in the supporting consultant’s report

The building has been designed with solar access and the ability for natural ventilation in mind. Glazing has been maximised where possible to the north. A sustainability assessment has been included as part of this DA application satisfying the requirement of the CBACP to achieve 5 Green Star equivalency.

15. Level Changes DDO 15 The centre shall be an inviting and user friendly place for all members of the community and universal access/accessibility shall be provided for all developments in a variety of ways.

15.1 All proposed retaining walls shall be treated with a non-sacrificial anti-graffiti coating to discourage potential graffiti and/or be decorated in such a way as to reduce the effect of blank facades. Landscaping in front of retaining, street furniture and articulation of the wall itself may be utilised as an alternative way of treating blank walls.

The ground floor plane includes, large expanses of glass for visual surveillance and timber and limestone to create a tactile; pedestrian friendly environment.



Blank facades may affect the vibrancy and activity in an area, or encourage graffiti, and as such design should limit this outcome by considering façade treatments such as wall art, landscaping or furniture.

15.2 All development shall provide universal access in accordance with relevant codes and standards. Innovative design features for ramps are encouraged to make universal access an integral part of design.

The proposed development will comply with the relevant codes and standards relating to universal access.

16. Fencing DDO 16 Fencing should be designed to be aesthetically pleasing to all users who can see it and should be treated in the same way as blank facades (see Element 14).

16.1 All proposed fencing which is visible from a public place shall be treated in the same way as required in Clause 15.1. Fencing shall be of a high quality on both sides.

Fencing will be integrated into the façade, further details as noted in 10. Open Space and Landscaping.

17. Public Art DO 17 To provide for an exciting and enticing public realm which supports the extensive growth of the CBACP area. To promote cultural vitality within the CBACP area.

17.1 Artwork associated with all proposed development is encouraged. 17.2 All development which is greater than $1 million in total capital cost of development shall contribute 1.0% of the total capital cost of development to a CBACP wide public art fund. The fund is to be used solely for the development of a strategy and acquisition of public art works to be displayed within the CBACP area. Alternatively the developer may propose to provide on-site public art works which are integrated into the design of the development. Any public art proposed shall form part of the development application to be considered by the Design Advisory Group. 17.3 Notwithstanding Clause 17.2, the total cost liability for contribution to the public art fund shall be capped at $500,000.

Potential locations for the integration of public art have been identified on the plans and elevations.

18. Parking DDO 18 Parking is an important element to consider for development, and considerable analysis has been undertaken to respond to this need. Parking should be provided to ensure that the CBACP area can provide for its residents and guests, but should balance this need with a need to discourage private vehicle travel generally. Alternative transport is encouraged by way of providing for bicycle parking and storage, and motorcycle and scooter parking. Basement and multi storey car parks can present long blank walls to the street, or a gap with undesirable views into the basement car park, which should be avoided.

18.1 Basement car parking or parking sleaved by other uses is encouraged within the CBACP area. All parking areas shall be well lit and clearly signed. In the M10 and M15 Zones in Q3, Q4 and Q5, all parking areas other than for visitors or commercial deliveries shall preferably be provided in a basement, or if not, then shall be concealed within the building behind residential or non-residential floor space.

A majority of the parking is provided in the basement. At grade under croft parking has been screened from view.

18.3. Car parking for residential development in Q3, Q4 and Q5 shall be provided at a minimum ratio of 0.75 bays for each studio or single bedroom dwelling and a minimum ratio of 1.0 bay for each two or three bedroom dwelling and a minimum ratio of 1.25 bays for each dwelling with four bedrooms or greater.

The number of car parking bays provided satisfies the minimum number of bays required.

18.8 Bicycle storage/parking shall be provided for all residential development at a ratio of one bay for every dwelling within a development site, and can be comprised within storage areas required as per Clause 19.5 or in shared parking areas or both.

Bicycle parking is provided within storage areas.

19. Servicing and Functionality

DO 19 Servicing of the CBACP area should occur outside of busy periods and as a preference should occur via underground or basement service areas. Individual residential developments should be provided with adequate storage facilities for the storage of bikes and other household items. Services design, such as power and gas, should consider precinct wide safety including appropriate physical separation, venting and ventilation as required.

19.3 Developments within the M15, M10 and H8 Zones shall provide for all management of waste wholly within the development site, including the ability for service vehicles to circulate within the development. No on-street waste collection areas are permitted within the M15, M10 and H8 Zones.

A Waste Management Plan has been submitted as part of this development application.

19.4 Applicants within the M15, M10 and H8 Zones shall provide a Movement Summary in their written Statement of Support which provides the design intent behind the development of the site in relation to pedestrian access points, access to parking and cycling, pedestrian and cyclist pathways, loading areas and waste management.

See Traffic statement.

19.5 All residential developments shall comprise an enclosed, lockable storage area, with a minimum dimension of 1.5m with an internal area of at least 4m2, for each grouped or multiple dwelling(s).

Storage units have been provided within the basement and to balconies at a minimum dimension of 4sqm.

20. Safety DDO 20 Crime Prevention Through Environmental Design or CPTED uses the built environment to reduce the opportunity for crime, increase the perception of safety perceived by authorised users of a space, while increasing the perception of risk by unauthorised users of a space. Development should promote the safety and security of the public environment. Buildings should overlook streets and other public spaces to promote natural supervision. Blank walls onto streets, or large distances between the footpath and openings are discouraged In addition, access to daylight should be maximised and a high level of lighting should be provided in all public areas.

20.1 Access to and through a development shall be safe and efficient. Entrances shall be positioned so that all pedestrian movement is adequately lit and directly visible from a public space. Access to and from car parking areas and building entrances shall be adequately sign-posted with provision of good lighting to enable safe out of hours use.

Pedestrian entrance is easily identifiable from the street. Lighting will be provided to ensure resident and visitor safety. Lighting to be further detailed in Building Permit stage. The site is fully secured with swipe control points for resident access.

20.5 Lighting proposed for all development shall be designed so as to limit the possibility of dark shadows in adjacent private and public open spaces.

Lighting design is to satisfy the objective and will be detailed in Building permit stage.



CONCLUSION

The 6 storey residential development proposed for 87 Robert Street, Como incorporates the curvilinear forms of the Art Deco buildings of Como and South Perth into a contemporary context. The design works with shadow and contrast to create an aesthetically

pleasing building that sets a benchmark for future development in the CBACP area.

The pedestrian experience has been carefully considered, with the development increasing safety in the public realm through the provision of the residents lounge to the ground floor. Apartments have been designed to maximise livable space, with opportunities for

natural ventilation and abundant natural light. The development offers a range of living opportunities with 1, 2 and 3 bedroom apartments.

MJA Studio believes the development is an appropriate response to the provisions set out in the CBACP. Approval is therefore respectfully requested.

ADDITIONAL CONSIDERATIONS

Waste Management A Waste Management Plan has been included as an appendix to this report.

Traffic Impact StatementA traffic impact statement has been included as an appendix to this report.

LandscapingA landscape concept plan has been included as part of this application.

SustainabilityA sustainability assessment has been included as part of this DA application satisfying the requirement of the CBACP.

Sound AttenuationAn acoustic report ensuring the proposed development complies with the relevant Australian standards will be submitted at Building Permit stage.

Stormwater ManagementStorm water for the development will be disposed of on-site to the satisfaction of the City, the detailed calculations of which will be provided with the building permit application.

87 Robert Street Como

Waste Management Plan

28 June 2017

Rev_1

ABN Projects Pty Ltd

28 June 2017 87 Robert Street, Como

Page 2 Encycle Consulting Pty Ltd

Encycle Consulting Pty Ltd ABN 41 129 141 484

Level 1, 76 Roberts St

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East Perth WA 6892

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Revision Drafted Reviewed Date issued

Rev_0 V Dow A Bremner 28 June 2017

Rev_1 K Oliver A Bremner 28 June 2017

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Table of contents

Glossary of terms and acronyms ...................................................................................................... 4

1 Introduction ................................................................................................................................. 5

1.1 Context ..................................................................................................................................... 5

1.2 Key components of the WMP ............................................................................................... 5

2 Estimated waste and recycling volumes .................................................................................. 6

2.1 Local government requirements for waste volumes and bin type ................................. 6

2.2 Number and type of bins required for development........................................................ 6

3 Bin store location and amenity .................................................................................................. 7

3.1 Bin store location ..................................................................................................................... 7

3.2 Bin store amenity ..................................................................................................................... 8

4 Internal transfer ........................................................................................................................... 9

5 Collection and vehicle access ................................................................................................ 10

6 Ongoing communication and management ........................................................................ 11

6.1 Management ......................................................................................................................... 11

6.2 Communication .................................................................................................................... 11



Glossary of terms and acronyms

Cart Wheeled, open top bin often used for bulky items such as cardboard

Chute In multi-storey buildings, a ‘chute’ is literally a shaft built into the construction that allows waste and/or recyclable material to be easily transported to the ground floor level from upper levels.

Commingled recycling

Common recyclables, mostly packaging; such as glass, plastics, aluminium, steel, liquid paper board (milk cartons). Commingled recycling may include paper but often, and particularly in offices, paper and cardboard are collected separately.

Compactor In commercial buildings, industrial compactors are used to literally ‘compact’ or compress the waste material into a smaller volume to allow for optimal use of space.

General Waste Material that is intended for disposal to landfill (or in some States, incineration), normally what remains after the recyclables have been collected separately.

MGB Mobile Garbage Bin – A wheeled bin with a lid often used for kerbside collection of waste or recyclables. (Often called a ‘wheelie bin’).

MRB Mobile Recycling Bin – A wheeled bin (“wheelie” bin) with a lid often used for kerbside collection of recyclables (similar to an MGB). Generally have a different colour body and/or lid to MGBs.

Organic waste Separated food and/or ‘green’ material (e.g. grass clippings or vegetation prunings).

Recyclable Material that can be collected separately from the general waste and sent for recycling. The precise definition will vary, depending upon location (i.e. systems exist for the recycling of some materials in some areas and not in others).

Recycling Where a material or product undergoes a form of processing to produce a feedstock suitable for the manufacture of new products.

Reuse The transfer of a product to another user, with no major dismantling or processing required. The term “reuse” can also be applied in circumstances where an otherwise disposable item is replaced by a more durable item hence avoiding the creation of waste (e.g. using a ceramic coffee mug in place of disposable cups).



1 Introduction

This Waste Management Plan (WMP) has been prepared for MJA Studio on behalf of their client, ABN Projects Pty Ltd for the Development Application for the proposed multi-residential development 87 Robert Street Como.

The proposed development will consist of 23 residential apartments.

The information that has been used in the development of this report includes:

Architectural plans and area schedule from MJA Studio dated 23 June 2017

City of South Perth - Guidelines for New Developments (February 2017)

Canning Bridge Activity Centre Plan (February 2016)

Conversation with Daniel Reopen – City South Perth regarding council waste management requirements 18 May 2017

1.1 Context

For efficient and effective waste management, the collection and centralisation of waste and recyclables should be carefully considered at the building design phase. Key factors to consider at the design phase include:

The volumes of waste and recyclables likely to be generated during building operation

Size of bin storage area

Safety for all operatives involved in waste management

Access to bins and storage areas from within the building

Access for trucks for waste collection

Local council requirements

Amenity (odours and noise)

The ongoing management of waste and recycling services

1.2 Key components of the WMP

This WMP consists of five core components. The following report will present detailed information on each of the following components.

Waste recycling volumes

Bin store location and

amenityInternal transfer Collection and

vehicle accessCommunication

and management



2 Estimated waste and recycling volumes

2.1 Local government requirements for waste volumes and bin type

The City of South Perth - Guidelines for New Developments (February 2017) and the Canning Bridge Activity Centre Plan (February 2016) have been used as a basis for estimating waste generation and determining management systems for this development.

2.2 Number and type of bins required for development

The number of 1, 2 and 3 bedroom apartments for this development are set out in table 1.

Table 1: Number of 1, 2 and 3 bedroom apartments

Number of bedrooms No. of apartments

1 Bedroom 3 2 Bedroom 16 3 Bedroom 4

Total apartments 23

The number of bins required for the residential apartments and their collection frequency are shown in table 2.

Table 2: Number of general waste and recycling bins for apartments

Residential apartments Bin size (L) Number of bins Collection frequency

General waste 660 4 Weekly

Commingled recycling 660 2 Weekly

Waste/recycling volumes




and management



3 Bin store location and amenity

3.1 Bin store location

The building will have one bin store for the storage and collection of residential waste and recycling.

The bin store will be located on ground level (refer Figure 1).

Figure 1: Ground floor plan showing the bin store

Bin storage requirements




and management

Bin store Entry and exit for

waste vehicle

Refuse collection loading area

Path of internal transfer for residents

to bin store

description of proposal - planning.wa.gov.au daps/metro central... · the narrow west elevation is...

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