ity of norwood payneham and st peters€¦ · development assessment commission 10 november 2016 1...

Development Assessment Commission10 November 2016

1

AGENDA ITEM 2.2.2

ity of Norwood Payneham and St Peters

Redevelopment work at Norwood Oval involving demolition and alterationsto the Baulderstone Stand, the Western Stand and the Sir E T SmithStand.

4 Woods Street, Norwood

155/L010/16

TABLE OF CONTENTS

PAGE NOAGENDA REPORTAPPENDIX 1 – DEVELOPMENT PLAN POLICY 1-7ATTACHMENTS

1: SITE PHOTOS 8-162: DEVELOPMENT APPLICATION FORM 17-193: PLANNING REPORT 20-524: PARKING SURVEY 53-605: HERITAGE SURVEY 61-626: NOISE REPORT 63-717: PLANS & CONCEPTS 72-808: PUBLIC NOTICE – CATEGORY 3 819: CATEGORY 3 SUBMISSIONS 82-10410: APPLICANT’S RESPONSE TO SUBMISSIONS 105-114


2

AGENDA ITEM 2.2.2

OVERVIEW

Application No 155/L010/16APPIAN ID/KNET ID 1408 / 2016/17742/01Applicant City of Norwood Payneham and St PetersProposal Demolition of Baulderstone Stand, partial demolition of the

Western Stand, and alteration of the Sir ET Smith Stand.Construction of new building to connect the Western Standand the Sir ET Smith Stand and to provide kitchen facilitiesand bar area on the ground floor, and function room, bar,kitchenette, store rooms on the first floor, and upgraded toiletfacilities, change rooms and administration offices within theSir ET Smith Stand.

Subject Land Norwood Oval, 4 Woods Street, NorwoodZone/Policy Area Recreation Zone – Recreation 10 Policy Area

Maps NPSP/10 & NPSP/16.Relevant Authority Development Assessment Commission – pursuant to Section

34 (1) (b) (iii) of the Development Act 1993, due to thepotential for perception of bias on the part of the Council’sDevelopment Assessment Panel.

Lodgement Date 10 August 2016Council City of Norwood Payneham and St PetersDevelopment Plan 28 April 2016Type of Development MeritPublic Notification Category 3Representations Seven (7)Referral Agencies N/AReport Author Malcolm Govett, Planning OfficerRECOMMENDATION Grant Development Plan Consent

EXECUTIVE SUMMARY

The application seeks to upgrade the existing grandstands at Norwood Oval whichinvolves demolition and redevelopment works. The existing Baulderstone Stand will becompletely demolished and the partial demolition of the Western Stand will occur.External and internal alterations will be undertaken on the Local heritage listed Sir E TSmith Stand. The existing paved car parking area and forecourt situated between TheParade and the Sir E T Smith Stand will be reconfigured to provide a more pedestrianfriendly environment.

The purpose of the upgrade is primarily to provide improved function room and barfacilities and hospitality services for members of the Norwood Football Club and for thirdparties who may use.

The key planning concern with this application is the potential for interface land useconflicts between the activities at the oval and adjoining residential development.

Public notification was undertaken as Category 3 as the proposal affects a Local heritageplace and is not considered to be a minor form of development.

It is considered that the application has sufficient merit to warrant support. It isrecommended the Commission grant Development Plan Consent.


3

AGENDA ITEM 2.2.2

ASSESSMENT REPORT

1. BACKGROUND

Prior to lodging this development application, the Council sought to remove the potentialperception of bias by requesting the Minister for Planning appoint the DevelopmentAssessment Commission as the relevant planning authority for the application. Pursuantto Section 34 (1) (b) (iii) of the Development Act 1993, the Commission was appointedas the relevant planning authority on 12 July 2016.

2. DESCRIPTION OF PROPOSAL

Application details are contained in the ATTACHMENTS.

The City of Norwood Payneham and St Peters, in conjunction with the Norwood FootballClub, proposes upgrades to the Norwood Oval. In general terms, the upgrades involvethe following works:

The demolition of the entire Baulderstone Stand The demolition of a 13 metre long section of the Western Stand which adjoins the

northern side of the Baulderstone Stand Internal alterations to the western end of the Sir E T Smith Stand to upgrade

administrative offices, change rooms and public amenities and to allow connectionwith the other stands at ground floor and first floor levels

The demolition of the toilet building located at the rear of the Sir E T Smith Stand

The ground floor level of the new grandstand provides the following elements:

A Premier’s Bar of 146 square metres floor area and bar Two separate access points from Woods Street with entrance foyer A kitchen Store rooms, cool room, freezer room, services access, and lift Public amenities

The upper or first floor level of the new grandstand provides the following elements:

A member’s facility and function room of 243 square metres floor area for up to180 patrons

A podium Store rooms, cool rooms, plant room and lift A bar and kitchenette Public amenities

At both floor levels, the new grandstand features extensive glazing to provide anuninterrupted view of the playing field.

The first floor level of the new grandstand extends outward over the ground floor levelboth towards the playing field and over the public realm of Woods Street by 4 metres.

The first floor function room is proposed to be used for:

Football related events, e.g. lunches or dinners on game day, post-matchpresentations

Corporate events, community events, and celebratory events, e.g. birthdays,engagements, anniversaries


4

AGENDA ITEM 2.2.2

It is estimated the function room will be used for functions once per week outside ofdesignated football related events. It is intended to be licensed to operate:

Monday to Saturday from 10.00am to 2.00am the following day Sunday 10.00am to 12.00pm.

The existing paved car park will be re-configured to allow for its continued use as a carpark in a linear arrangement and as a community space with raised garden beds andseating and bicycle racks. The re-configured car parking area will provide a total of 39parking spaces which means that overall 13 car parks will be lost to provide improvedcommunity space.

The works to reconfigure the paved car park will also include changes to alter the widthof Woods Street up to Florence Street to accommodate the encroachment of the firstfloor level of the upgrade into the public realm.

2.1 Traffic and Parking

A parking survey is contained in the ATTACHMENTS.

The parking survey was carried out by Tonkin Consulting over an 11 hour period on atypical weekday and a typical Saturday. The focus of the survey was to identify theextent of long term parking in the car park rather than provide detailed informationon the turnover of short term spaces.

Currently, there are 52 spaces in the Norwood Oval car park: 33 parks areunrestricted; 7 parks are marked “Staff”; 10 parks are marked “Reserved”; and 2parks are allocated for disabled parking.

The survey found the following in respect of the use of the Norwood Oval car park: there is evidence of moderate long term parking about one third to half of all parking spaces were occupied for at least 4 hours the uncontrolled and undefined paved section adjacent to Lucas Park is primarilyused by long term parkers

the defined and paved parks adjacent to the oval are primarily used by players andofficials from the football club

2.2 Heritage

A development assessment report on heritage is contained in the ATTACHMENTS.

The Sir E T Smith Stand is listed as a Local heritage place in the Norwood Paynehamand St Peters (City) Development Plan.

The report by BB Architects considers the proposed external changes to the heritageplace are relatively minor and will not have a significant impact on its heritage value.The new works will have the following positive effects on the heritage place: enhance the building present it better allow better access to it allow better use of it encourage better maintenance of it


5

AGENDA ITEM 2.2.2


6

AGENDA ITEM 2.2.2

It considers the proposed development to be very positive as the new building is wellsited and articulated so that it has minimal impact on the heritage place. Its formand massing suit the context with the existing red brick building and the connectionsthrough to the Sir E T Smith Stand are handled well.

Furthermore, the removal of the toilet building at the rear of the heritage place andthe refurbishment of the public forecourt between The Parade and the heritage placeare viewed as very positive parts of the overall proposal.

2.3 Noise

A report on noise is contained in the ATTACHMENTS.

The report prepared by Sonus predicts the noise from patrons will achieve theassessment criteria developed from the Environment Protection (Noise) Policy 2007where:

the windows in the function room remain closed after 10.00pm, and external and internal doors leading into the function room remain closed other

than to accommodate patrons moving in and out of the building

The playing of music will achieve the relevant criteria of the Environment ProtectionAuthority Guidelines on the basis that:

all speakers associated with the function room are located inside, and music levels within the function room are restricted to 85dB(A) which is a level

higher than a level which would be considered to be background music but wouldnot accommodate a typical live band or disc jockey

Where live entertainment or amplified music is considered for the function room thenspecific measures would need to be incorporate into the design of the building, suchas to the roof/ceiling construction, to mitigate noise transfer from the function roomto the residences in the vicinity.

3. SITE AND LOCALITY

3.1 Site Description

The Norwood Oval comprises three allotments, formally identified as follows:

Lot No Street Suburb Hundred Title

Reference7 in FP35168 4 Woods Street Norwood Adelaide CT6130/12910 in DP31103 4 Woods Street Norwood Adelaide CT6130/13411 in DP31103 4 Woods Street Norwood Adelaide CT6130/133

Norwood Oval is adjacent to the Norwood District Centre and is framed by The Paradeto the south, Woods Street to the west, Beulah Road to the north, and OsmondTerrace to the east. The oval and its surrounds have an area of about 3.2 hectaresand is relatively close to the Adelaide central business district being a distance ofabout 2.8 kilometres east-north-east from the Adelaide general post office.

Norwood Oval and surrounds comprises the following elements:

Playing field Open terraces and seating Four light towers, scoreboard, storage buildings, public amenities buildings


7

AGENDA ITEM 2.2.2

Three grandstands consisting of the Western Stand, the Baulderstone Stand,and the Sir E T Smith Stand

Norwood Returned Services League building Paved car parking area providing 52 car parks Memorial garden (Lucas Park)

A public transport bus service runs along The Parade and a stop is located directly infront of the oval.

3.2 Locality

The locality is characterised by a mix of land uses, including commercial, retail,residential, education, and recreation. More specifically:

North: Residential development along the northern boundary of the oval but withhigh local traffic generators having frontage onto Beulah Road including the NorwoodPrimary School, the St Bartholomews Anglican Church, and the Prophet Elias GreekOrthodox Church.

South: The southern boundary of the Norwood Oval abuts The Parade and theDistrict Centre Zone and includes the Norwood Presbyterian Church.

East: The Norwood Primary School occupies most of the eastern boundary of theoval but with residential and retail development in the south east corner.

West: Commercial development at The Parade end which leads onto residentialapartments and detached dwellings up to Beulah Road.

4. PUBLIC NOTIFICATION

The application was assigned Category 3 for the purposes of public notification because itis a form of merit development which did not satisfy any of the exceptions contained inParts 1 and 2 under Schedule 9 of the Development Regulations 2008.

SUMMARY OF COMMENTS BY CATEGORY 3 REPRESENTORS

Representor ID Comments1.Jamie Hill

Noise impacts on business and work environment duringconstruction

Traffic and parking impacts during construction Would like to negotiate action plan with builder to minimise

noise and traffic/parking impacts

2.Danying Liu &Yi Li

Parking demand near the Oval is vastly under-estimated Glass façade along Woods Street will seriously undermine

privacy and security of residents Operating hours of the function centre and the impact on

residential amenity

3.Angela Gibb

Inadequate car parking and cumulative pressure from anumber of sources

Significant concerns around the validity of the car parkingsurvey by Tonkin ConsultingPotentially another disastrousbusiness decision by the Football Club and Council.

4. Council has conflict of interest

PP


8

AGENDA ITEM 2.2.2

M L Emmett,C/- NorwoodResidentsAction group

Inadequate car parking and cumulative pressure from anumber of sources

Glass façade poses public safety issue Adverse impacts on residential amenity through unruly

behaviours, rubbish, vandalism Football Club is in breach of its lease Want shared community use of the oval Encroachment into Woods Street is unacceptable Intolerable intensity in usage Unacceptable colour/pattern finish to external facade Public notification inadequate

5.Nicholas Grey

Council has conflict of interest Encroachment into Woods Street is unacceptable Unacceptable colour/pattern finish to external facade Intolerable intensity in usage Public consultation inadequate Inadequate car parking and cumulative pressure from a

number of sources

6.Claudia Lepore

Hiring of facilities for non-football related events Community land should not be used for business purposes

7.Peter Fairlie-Jones

Significant and adverse impact on residential amenity Inadequate parking Hours of operation for function room should be limited to

10.00pm on any night Frequency of functions is under-stated Glass façade presents increased potential for disturbance to

residents from amplified music

5. APPLICANT’S RESPONSE TO REPRESENTORS

The applicant’s response to representors is contained in the ATTACHMENTS andsummarised below.

SUMMARY OF RESPONSE BY NPSP COUNCIL TO CATEGORY 3 REPRESENTORS

Issue CommentsTraffic and CarParking

Development Plan parking criteria indicate the proposal willgenerate a potential off-street parking demand of 60 spacesThere is a notional shortfall of 14 spacesThe shortfall is acceptable on the basis of the site being wellserviced by public transport, the function room will not always beused to full capacity, and there is limited opportunity to providemore on-site car parks due to the heritage listing of the complexThe streetscape upgrades will contribute to traffic calming

Hours ofOperation andAssociatedImpacts

Overall operation during football matches will not changeNorwood Oval sits within a diverse commercial precinctThe design has no openings directly from the first floor level ontoWoods Street. This will minimise noise transmission from withinthe building.To limit potential noise impacts, access to the facility can be fromthe site’s main entrance


9

AGENDA ITEM 2.2.2

InappropriateDevelopment for aHeritage Area andOverdevelopmentof the Site

Proposal is appropriate in terms of heritage impact and generalappearanceScale of the upgrade is respectful as it sits lower than the Sir E TSmith StandAppearance of the Sir E T Smith Stand will be improved with theremoval of the toilet buildingCreates a lightweight transition between the old and the newReconfiguration of car parking area will improved the publicrealmMaterials used do not intentionally replicate those used in theexisting buildings


10

AGENDA ITEM 2.2.2

Privacy impact First floor level glass façades/widows will not unreasonablyimpact on the privacy of nearby residents

Use of function room will not unreasonably impact on theprivacy and safety of school children using the Oval duringlunch time

Misuse of publicfunds

Pursuant to Section 48 of the Local Government Act 1999,a Prudential Report was prepared by BRM Holdich.

The council has discharged its statutory responsibilities andsatisfied the requirements of the Act

Impact on use ofOval by NorwoodPrimary School

Norwood Primary School has been consulted by Counciland raised no objection to the location and type of facilitiesproposed

The use of the Oval by the school will continue

Breach of Leaseby Sub-Leasingthe Oval

Sub-leasing by football club is not a breach of the lease The issues raised by residents in respect of baseball have

been brought to the attention of the football club

Request forgreater use ofthe Oval byresidents

Current lease with Council and Norwood Football clubexpires in November 2017

All issues raised by representors will be dealt with duringreview and negotiation of new lease

Communicationbetweenresidents and thebuilder

Pre-construction and construction meeting will be held withinterested residents

Arrangements will be put in place to ensure on-streetparking does not impact upon residents

Developmentshould not beused for businesspurposes

Council owns the facility The football club will use the facility on the terms and

conditions of a lease with the Council Aside from its use, the facility will be available for other

uses The facilities will be available for community use

6. POLICY OVERVIEW

The subject site is located within the Recreation Zone and the Recreation Policy Area asdescribed within the Norwood Payneham and St Peters (City) Development PlanConsolidated 28 April 2016 and shown in Maps NPSP/10 and NPSP/16.

Relevant planning policies are contained in the ATTACHMENTS and summarised below.

6.1 Zone

The intent of the Recreation Zone is to provide opportunities for regional recreation,entertainment and leisure activities within the Norwood Oval complex. Any newdevelopment should occur only within the zone to the west or south towards TheParade. Any new building work should be compatible with the existing built form dueto the heritage status of the main grandstand and of other buildings in the nearvicinity. Additional traffic impact on nearby residential streets should be avoided.


11

AGENDA ITEM 2.2.2

6.2 Council Wide

The Council Wide provisions of the Development Plan provide guidance on theinterface between land uses, car parking requirements for non-residential land uses,and development affecting heritage places.

In general terms, the Development Plan seeks:

To ensure development generally not detrimentally affect the amenity of alocality or cause unreasonable interference through noise, hours of operation,traffic impacts, light spill

To ensure non-residential development on land abutting a residential zone bedesigned to minimise noise impacts and achieve adequate levels ofcompatibility between existing and proposed uses

To make new development provide off-street parking in accordance withstandard benchmarks but allow variations where a site is in close proximity toa fixed public transport stop

To not compromise the character of the original building and be visuallycompatible with the elements contributing to its heritage significance

To ensure development that emits noise includes noise attenuation measuresto achieve the Environment Protection (Noise) Policy 2007 criteria


12

AGENDA ITEM 2.2.2

7. PLANNING ASSESSMENT

The application has been assessed against the relevant provisions of the NorwoodPayneham and St Peters (City) Development Plan, contained in APPENDIX 1.

The key planning issues for this application are discussed below.

7.1 Car parking

Clearly there is insufficient off-street parking available to properly accommodate thesports related users of Norwood Oval which can result in significant over-spill into thesurrounding streets. This is consistent with other ovals and facilities where capacitiesvary between uses. From a historical perspective, the car parking situation at theoval is nowhere as significant a problem as in past years due to the declining statusof and interest in the South Australian National Football League competition.

Overall, the proposed upgrade will provide a modern, adaptable facility. The firstfloor of the facility will be 243m2 in area and have formal seat at table capacity for180 people. The unique location of the Norwood Oval in the heart of the Norwoodbusiness and retail hub is likely to increase its potential for wider and more regularuse should this development gain approval.

The Development Plan provides general guidance on the maximum car parkingdemand which is 60 car parks. This is based on Table NPSP/9 – “Off Street VehicleRequirements for Non-Residential Land Uses” which indicates that for a “restaurant”,1 car parking space should be provided for every 3 seats. However, this figure isapplicable only when the first floor facility is used as a restaurant.

It is considered the proposed first floor facility is more aptly described as a functionroom, not a restaurant. This is because under Schedule 1 of the DevelopmentRegulations 2008, a restaurant is defined as “land used primarily for the consumptionof meals on the site”. The 180 person seating capacity for the facility is probably ator near to its maximum level of use. Furthermore, it is reasonable to expect thenumber of patrons using the facility will not be at the maximum level every time it isused.

A mitigating factor on the demand for on-street and off-street parking at the oval isits highly accessible location due to a fixed public transport service being routed alongThe Parade with a bus stop directly in front of the oval. The Development Planacknowledges the benefits of the oval’s strategic location and allows the application ofa lesser on-site car parking rate where a development site is located within 200metres walking distance of a public transport stop (see City Wide Principle ofDevelopment Control 122).

The proposed reconfigured car parking area with 39 car parks is considered toprovide sufficient car parks to accommodate the day to day operations at the oval. Amaximum number of up to 18 car parks are likely to be allocated for constant use byfootball related activities. Due to the location of the oval and the diversity of landuses in the area on-street car parks are in high demand. Consequently, futurepatrons would have the expectation of a park and walk experience when using any ofthe facilities at the Norwood Oval complex. It is considered the proposal will notunreasonably impact on the on-street car parking situation which currently prevails inthe locality and surrounding areas.


13

AGENDA ITEM 2.2.2

7.2 Interface conflicts

The key interface conflict issues which are evident with the current recreationalactivities and secondary uses at the Norwood Oval are:

the demand for car parks in nearby streets traffic management noise generated by activities and events and by unruly behaviour emanating

from patrons leaving the premises usually late at night hours of operation

The demand for on-street car parks in the locality is considered to be ever presentand ongoing. Improvements to the situation may be able to be achieved by theconstruction of more car parking stations in association with the significantredevelopment of sites within the Norwood business hub. However, such outcomeswould be largely dependent on increased population growth and responding marketforces.

It is considered the Council has already implemented a range of appropriate trafficcalming measures around Woods Street. It has sought to minimise the impacts ofheavy traffic flows in the locality generated by:

the use of the Norwood Oval and its facilities patronage of the Norwood business and retail hub the use of a number of churches in the locality, along Beulah Road and The

Parade the delivery and pick-up of children at the adjacent Norwood Primary School

The Council’s traffic calming measures have been in the form of restrictions onmovement such as:

one way, north-south movement along Woods Street to service residentialdevelopment

access to Woods Street only for local traffic no entry past Beyer Street to Woods Street/Florence Street/Theresa Street one way movement into Beyer Street from Woods Street no entry into Florence Street from Woods Street, but one way movement

from Florence Street into Woods Street Theresa Street is a no through road restricted parking speed limits design measures to reduce vehicle speed, e.g. road humps

The upgraded facility will have two access points from Woods Street. One is the mainaccess point adjacent to the Sir E T Smith Stand where patrons will also be able touse a lift or the stairs to get access to the first floor function room. The other accesspoint is a single door access near Florence Street which will be mainly used by staff.The applicant has advised, that in order to minimise the potential for disturbance tonearby residents, especially from patrons leaving the premises late at night, accessarrangements could be changed for evening events. Such change would involve theentry/exit to the premises being restricted to the main access to the Sir E T SmithStand which is around the corner, closer to The Parade.

The hours of operation of the proposed first floor function room have the potential tosignificantly impact on the amenity of residential development adjoining the NorwoodOval. Such impacts are by way of unruly and anti-social behaviour by patrons leaving


14

AGENDA ITEM 2.2.2

the premises and departing the area in their cars. While the proposal seeks longeroperating hours from 10.00am to 2.00am for up to six days per week, it is consideredthey could be wound back during the week, from Monday to Thursday, in order tolimit the frequency and duration of potential disturbance and to more accuratelyreflect the requirements of parties who may use the facilities mid-week.

The proposed use of the first floor function room by patrons would be able to satisfyenvironmental noise guidelines but with qualifications: as windows and doors wouldneed to be closed after 10.00pm. In this regard, the windows facing onto WoodsStreet are fixed and permanently closed so would not be an issue. The openings tothe internal glass façade facing onto the playing field would have to be closed in theevening in order to satisfy the environmental noise criteria. In addition to these noiseattenuation measures, all speakers would have to be located inside the function roomwhen music or amplified sound is used there. Furthermore, the noise level within thefunction room will need to be limited to 85dB(A) unless certain noise attenuationmeasures are incorporated into the construction of the roof/ceiling.

Overall, it is considered the proposal could be developed and controlled withappropriate conditions to minimise the potential for disturbance of nearby residents.

7.3 Intensification of use

Until recently, the key activities associated with the Norwood Oval have beenAustralian Rules football and baseball. As both of these activities would be classifiedas regional recreational activities they are considered to be consistent with the policyframework for the Recreation Zone (see Objective 1 and Principle of DevelopmentControl 1).

The proposed development seeks to upgrade the entertainment and hospitalityfacilities at the oval and in so doing encourage a wider patronage of the venue in theform of community, corporate and celebratory events. Notwithstanding that theproposed first floor level will intrude into the public realm, the works to upgrade thefacilities will be undertaken within the existing building footprint which is consistentwith the policy framework for the zone (see Explanatory Statement and Principle ofDevelopment Control 2).

The Council indicates the first floor function room is likely to be used once per weekoutside of football related events. It is considered however this level of use isprobably under-stated as the proposal is likely to result in the increased use of thehospitality facilities at the Norwood oval for the following reasons:

the regular use of the premises is desirable because a significant financialinvestment is being made and there needs to be a return on investment

the new facilities will be modern and adaptable for a range of events the venue has an advantageous location being in the heart of the Norwood

business and retail hub, relatively close to the Adelaide central businessdistrict, and is located along a fixed public transport route

the preferred hours of operation improve the marketability of the premises foruse by third parties

Outside of football related events, it is considered that community and corporaterelated events would be likely to have a low level of impact on nearby residents dueto their requirements for daytime or early evening use times.


15

AGENDA ITEM 2.2.2

Although, it is considered celebratory events would generally have more potential fora higher level of impact on nearby residents due to their requirements for laterevening use times. Such impacts would be in the form of the demand for on-streetcar parks, noise disturbance from patrons inside and when leaving the premises, andnoise disturbance from patrons leaving the area in their cars.

As previously mentioned, the demand for on-street car parks in the locality andsurrounding areas is already high due to the diversity of land uses in and around theNorwood business and retail hub. It is considered the function room activities at theoval complex will not significantly change this situation. It is also considered thepotential disturbance caused by patrons within the facility and as they exit thebuilding can be controlled by a range of noise attenuation and venue managementmeasures.

If the proposal gains approval then such measures could be attached as conditions ofthe approval. The one potential disturbance which is outside of the control of theapplicant and the lessee, and which rests with civility, is the noise patrons may makewhen leaving the area by private car.

7.4 Encroachment into the public realm

The proposed encroachment of the first floor level of the grandstand upgrade into thepublic realm will extend for a distance of about 29 metres along Woods Street andwill be 4 metres at its widest point. No part of this first floor level will encroach ontoWoods Street because this relatively short stretch of the public road will bereconfigured. This will result in the public road being narrowed by about 2 metresand the footpath widened.

It is considered the encroachment will not be seriously at variance with City WidePrinciple of Development Control 52 because the existing building setback at groundlevel to Woods Street will be maintained. The proposed encroachment will have anumber of positive outcomes, they are:

it will be elevated about 4 metres above ground level with adequate headclearance for pedestrians

it will not hinder or restrict pedestrian movement in the locality it will function as an all-weather shelter for patrons of the facility and for

pedestrians generally


16

AGENDA ITEM 2.2.2

it will result in the narrowing of a short section of Woods Street which in turnwill further assist traffic calming in the locality

any resultant shadowing will not adversely impact on nearby residentialdevelopment or their amenity

it will not adversely impact or diminish available vistas along Woods Street

Photographs of the Norwood Oval are contained in the ATTACHMENTS.

7.5 Design features

The overall height of the new hospitality facility will be about 10 metres, i.e. fromground floor level to the apex of the roof. It is considered the scale of the proposedupgrade is appropriate as its roof line will be about 6 metres lower than apex of theroof of the adjoining Sir E T Smith Stand and only about 1 metre higher than the roofline of the adjoining Western Stand. Furthermore, it will be of a similar height to thethree storey residential apartments immediately opposite on the other side of WoodsStreet (see Principle of Development Control 6).

The proposal contains design features which have attracted critical comment fromsome nearby residents. They are the external glass façade/fixed window and theexternal finishes of the first floor level of the grandstand upgrade.

The proposed glass façade provides an unimposing connection between the localheritage place and the Western Stand. The external glass façade is more prevalentalong the ground floor level of the proposed upgrade where it will be about 13 metreswide. Along the external first floor level of the upgrade the glass treatment is morerepresentative of a fixed glass window and sits to frame the northern and southernends of the first floor level encroachment or overhang into the public realm. It isconsidered these elevated glass windows would not present any problems regardingoverlooking by guests for the following reasons:

there is a separation distance of at least 15 metres to the nearest dwellingacross the public realm of Woods Street

the nearest detached dwellings are buffered by high fences and bushes the nearest residential apartments have limited window openings on their

Woods Street elevation


17

AGENDA ITEM 2.2.2

It is considered the large glass façade/window overlooking the playing field would notunreasonably impact on the privacy and safety of school children during lunch timebecause of the significant separation distances involved.

It is considered the glass façade is compatible as a design feature in this situationbecause it maintains the heritage integrity of the Sir E T Smith Stand bycomplementing its character, scale and bulk (see City Wide Objectives 111 and 112and Principle of Development Control 332). Also, the use of a glass façade to facethe playing surface will be highly beneficial for patrons of the venue as it will provideextensive and uninterrupted internal views of the Norwood Oval complex.


18

AGENDA ITEM 2.2.2

In relation to the proposed external finish for the first floor level of the grandstandupgrade, it is clear the Norwood Football Club is taking the opportunity to furtheremphasise its brand through the use of the colours of red and blue and to stamp its‘ownership’ of the Norwood Oval. The proposed external finish is a continuation of itsexisting branding of the Norwood Oval where the corrugated metal boundary fencingis painted in a reddish brown to match the red brick finishes of the Sir E T SmithStand and the Western Stand.

It is considered the proposed external finish for the first floor level of the newgrandstand will not only complement the existing red brick finish of the Sir E T SmithStand and the Western Stand but provide a strong visual link between them.

Photographs of the Norwood Oval are provided in the ATTACHMENTS.

7.6 Other Matters

Some of the Category 3 representors made critical comments about mattersconcerning the use and management of the Norwood Oval complex which areconsidered not relevant to the assessment of this proposal. They have beenaddressed by the Council in its response to the comments by the representors.

The matters raised include:

Misuse of public funds Impact on the use of the Oval by the Norwood Primary School Breach of lease by sub-leasing the Oval Request for greater use of the Oval by residents Communication between the residents and the builder Development should not be used for business purposes

The Council has confirmed the current lease provides for the Norwood Football Clubto sub-lease the Oval for other uses subject to certain conditions being met.

8. CONCLUSION

The application is considered to have sufficient merit to warrant support.

It is considered the proposed upgrade to the grandstands at the Norwood Oval isconsistent with the policy framework for the Recreation Zone because the building workwill:

be within the recommended height limit of three storeys not increase the footprint of the existing built form improve the visual appearance of the built form not compromise the historic character and local heritage integrity of the Sir E T

Smith Stand provide a more attractive and pedestrian friendly forecourt area between The

Parade and the Sir E T Smith Stand

The most sensitive planning issues associated with the proposed development are theinterface land use conflicts of noise and hours of operation, the demand for on-street carparks, the intensification of the entertainment uses, and the encroachment of the newgrandstand into the public realm.


19

AGENDA ITEM 2.2.2

The issues of noise and hours of operation and the intensification of entertainmentactivities can be appropriately addressed through the attachment of conditions of consentin order to minimise or better control the interface land use conflicts.

The high demand for on-street parking in the locality is an ongoing and ever presentissue due to the proximity of the Norwood Oval to the Norwood business and retail huband the presence nearby of a number of other relatively high traffic generating land useactivities. It is considered the proposed upgrade of the grandstands will not significantlychange the current on-street parking situation in the locality and surrounding areas.

The encroachment of the new grandstand into the public realm is considered to beacceptable because it will not hinder or interfere with pedestrian movements and willprovide an all-weather shelter for pedestrians.

Pursuant to Section 35(2) of the Development Act 1993, and having undertaken anassessment of the application against the relevant Development Plan, the application isNOT seriously at variance with the provisions of that plan.

9. RECOMMENDATION

It is recommended that the Development Assessment Commission:

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

2) RESOLVE that the Development Assessment Commission is satisfied that theproposal meets the key objective of the Recreation Zone as it will provideimproved hospitality facilities relating to regional recreation and secondaryentertainment uses.

3) RESOLVE to grant Development Plan Consent to Development Application155/L010/16 by the City of Norwood Payneham and St Peters for theredevelopment work at Norwood Oval involving demolition and alterations to theBaulderstone Stand, the Western Stand, and the Sir E T Smith Stand at 4 WoodsStreet, Norwood, subject to the following conditions of consent:

PLANNING CONDITIONS

1. That except where minor amendments may be required by other relevant Acts, or byconditions imposed by this application, the development shall be established in strictaccordance with the details and following plans submitted in DevelopmentApplication No. 155/L010/16.

Plans – Tridente Architects

Drawing Number Drawing Title Date Rev1605.B00.CD0001 Existing Context and Development

Extent2 August 2016 I

1605.B00.CD0002 Views 2 August 2016 I1605.B00.CD0003 Views 2 August 2016 I1605.B00.CD0202 Demolition Extent 2 August 2016 I1605.B00.CD0301 Site Plan 2 August 2016 I1605.B01.CD0501 Ground Floor Plan 2 August 2016 I1605.B01.CD0502 First Floor Plan 2 August 2016 I1605.B01.CD0701 Roof Plan & Overlay 2 August 2016 I1605.B01.CD0801 Elevations & Sections 2 August 2016 I


20

AGENDA ITEM 2.2.2

Reports / Correspondence

Planning Statement (2016-0068), prepared by URPS, dated 5 August 2016 Norwood Oval Car Park – Parking Surveys, prepared by Tonkin Consulting,

dated 30 March 2016 Development Assessment Report, prepared by BBArchitects, dated 1 June

2016 Environmental Noise Assessment, prepared by Sonus, dated October 2016

2. All Council, utility or state-agency maintained infrastructure (i.e. roads, kerbs,drains, crossovers, footpaths, etc.) that is demolished, altered, removed or damagedduring the construction of the development shall be reinstated to Council, utility orstate agency specifications. All costs associated with these works shall be met bythe proponent.

3. All vehicle car parks, driveways and vehicle entry and manoeuvring areas shall bedesigned and constructed in accordance with the relevant Australian Standards andbe constructed, drained and paved with bitumen, concrete or paving bricks inaccordance with sound engineering practice and appropriately line marked to thereasonable satisfaction of the Development Assessment Commission prior to theoccupation or use of the development.

4. All car parking areas, driveways and vehicle manoeuvring areas shall be maintainedat all times to the reasonable satisfaction of the Development AssessmentCommission.

5. Landscaping shown on the plans forming part of the application shall be establishedprior to the operation of the development and shall be maintained and nurtured at alltimes with any diseased or dying plants being replaced.

6. The development and the site shall be maintained in a serviceable condition andoperated in an orderly and tidy manner at all times.

7. All waste and rubbish shall be stored in covered containers prior to removal and shallbe kept screened from public view.

8. All external lighting of the site, including car parking areas and buildings, shall bedesigned and constructed to conform with Australian Standards and must be located,directed and shielded and of such limited intensity that no nuisance or loss ofamenity is caused to any person beyond the site.

9. All stormwater design and construction shall be in accordance with AustralianStandards and recognised engineering best practices to ensure that stormwater doesnot adversely affect any adjoining property or public road.

10. For evening events generally, pedestrian access to the first floor level function roomfacility shall be available only from the main access way through the Sir E T SmithStand. The only exception to this requirement shall be where a mobility impairedperson will need to use the lift located adjacent to the Woods Street frontage inorder to gain access to the function room.

11. For evening events generally, after 10.00pm the windows within the first floor levelfunction room facility and the external and internal doors leading into the functionroom shall be closed in order to minimise disturbance.


21

AGENDA ITEM 2.2.2

12. For evening events generally, after 10.00pm, where amplified sound or music is usedwithin the first floor function room facility, the windows within the function room andthe external and internal doors leading into the function room shall be closed, and allspeakers associated with the function room shall be located inside the room in orderto minimise disturbance.

13. For evening events where amplified sound or music is used within the first floor levelfunction room facility, the noise level shall not exceed 85dB(A) in order to minimisedisturbance.

14. A Construction Environment Management Plan (CEMP) shall be prepared andimplemented in accordance with current industry standards – including the EPApublications “Handbook for Pollution Avoidance on Commercial and ResidentialBuilding Sites – Second Edition” and “Environmental Management of On-siteRemediation” – to minimise environmental harm and disturbance duringconstruction.

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

a. air quality, including odour and dustb. noisec. sediment control and the pollution of the stormwater systemd. traffic management in terms of the parking of vehicles owned by theworkers on the building site and the movement of heavy vehicles involved withdemolition works and construction activitye. occupational health and safety

For further information relating to what Site Contamination is, refer to the EPAGuideline: 'Site Contamination – what is site contamination?'

A copy of the CEMP shall be provided to the Development AssessmentCommission prior to the commencement of site works.

15. That the hours of operation of the premises shall be restricted to the following times:

Monday – Thursday: 10.00am to 11.00pm Friday - Saturday: 10.00am to 2.00am (the following day) Sunday: 10.00am to 10.00pm

ADVISORY NOTES

a. The development must be substantially commenced within 12 months of the date ofthis Notification, unless this period has been extended by the DevelopmentAssessment Commission.

b. The authorisation will lapse if not commenced within 12 months of the date of thisNotification.

c. The applicant is also advised that any act or work authorised or required by thisNotification must be completed within 3 years of the date of the Notification unlessthis period is extended by the Commission.

d. The applicant has a right of appeal against the conditions which have been imposedon this Development Plan Consent or Development Approval.


22

AGENDA ITEM 2.2.2

e. Such an appeal must be lodged at the Environment, Resources and DevelopmentCourt within two months from the day of receiving this notice or such longer time asthe Court may allow.

f. The applicant is asked to contact the Court if wishing to appeal. The Court is locatedin the Sir Samuel Way Building, Victoria Square, Adelaide, (telephone number 82040289).

g. The applicant is reminded of its general environmental duty, as required by Section25 of the Environment Protection Act 1993, to take all reasonable and practicalmeasures to ensure that the activities on the whole site, including duringconstruction, do not pollute the environment in a way which causes or may causeenvironmental harm.

h. The applicant is reminded the emission of noise from the premises is subject tocontrol under the Environment Protection Act and Regulations, 1993 and theapplicant (or person with the benefit of this consent) should comply with thoserequirements.

i. The applicant is reminded that mechanical plant or equipment shall be designed,sited and screened to minimise noise impact on adjacent premises or properties inaccordance with the relevant noise protection policy.

Malcolm GovettPLANNING OFFICERDEVELOPMENT DIVISIONDEPARTMENT OF PLANNING, TRANSPORT and INFRASTRUCTURE

ity of norwood payneham and st peters€¦ · development assessment commission 10 november 2016 1...

Documents