248-253 East Terrace, Adelaide SA.

90 Pages·2015·18.28 MB·English

APPLICATION ON NOTIFICATION – CATEGORY 2

Applicant: Rod O'Neil C/- Williams Burton Leopardi
Development Number: 020/A094/15
Nature of Development: Seven-storey residential flat building including
basement car park to provide 14 residential apartments
Type of development: Merit
Zone / Policy Area: City Living Zone
Subject Land: 248-252 East Terrace, Adelaide SA 5000
Contact Officer: Ben Scholes
Phone Number: 8402 1861
Start Date: 27 January 2016
Close Date: 10 February 2016

During the notification period, hard copies of the application documentation
can be viewed (at no charge) or copied (for a fee) at the Department of
Planning, Transport and Infrastructure, Level 5, 136 North Terrace (Roma
Mitchell House), Adelaide (opposite Adelaide Railway Station) during
normal business hours.

Written representations must be received by the close date (indicated above) and can
either be posted, hand-delivered, faxed or emailed to the Development Assessment
Commission.

Any representations received after the close date will not be considered.

Postal Address:
The Secretary
Development Assessment Commission
GPO Box 1815
ADELAIDE SA 5001

Street Address:
Department of Planning, Transport and Infrastructure
Roma Mitchell House (opposite Adelaide Railway Station)
Level 5, 136 North Terrace
ADELAIDE

Email Address: [email protected]
Fax Number: [phone]

PLANNING REPORT
PROPOSED SEVEN (7) STOREY APARTMENT BUILDING
(RESIDENTIAL FLAT BUILDING)
AT: 248-252 EAST TERRACE, ADELAIDE
FOR: MR ROD O’NEIL
1.0 INTRODUCTION
This Planning Report is prepared in relation to a proposal by Mr Rod O’Neil to demolish existing buildings
and structures, to remove a significant tree and to construct a seven storey apartment building in the form
of a residential flat building with associated off street parking and landscaping at 248-252 East Terrace,
Adelaide.
The proposal – which has undergone pre-lodgement assessment by the Strategic Investment Team of the
Department of Planning, Transport and Infrastructure – is shown on the set of drawings prepared by
Williams Burton Leopardi Architects. A detailed description of the proposal is contained in the
Architectural Statements1 of Williams Burton Leopardi Architects – refer to WBL submission documents.
The Report contains a description of the site and locality, and an assessment of the proposal against the
relevant Development Plan, namely the City of Adelaide Development Plan, consolidated version dated 24
September 2015.
2.0 DEVELOPMENT SITE
The development site is described as 248-252 East Terrace Adelaide. It is irregularly shaped but has a
frontage of 32.0 metres to East Terrace and a depth varying from 27.0 to 37.5 metres.
The site is contained on a single allotment (Allotment 20) with a combined area of 2,240 square metres. It
is formally described in CT 6119/314 and on Deposited Plan 13590. Copies of the current Certificate of
Title and Deposited Plan are at Attachment A
Improvements on the site comprise of a two storey red brick and bluestone fronted building, originally a
residence but for many years and until recently used as specialist consulting rooms. Access onto the site is

1 The Architectural Statements comprise the Design Intent outlined in the Pre-lodgement Meeting Submission of 25
September 2015, the Crime Prevention Statement, the Design Statement, the Schedule of Materials and Finishes and the
Sustainability Statement.

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via a paved driveway which leads to a large expanse of bitumen pavement accommodating an off-street
car park at the northern side of the site.
The building is not listed as either a State or Local Heritage Item, nor is it recorded as a Local Heritage
Place (Townscape or Streetscape) in the Development Plan.
View from East Terrace Northern side view from staff car park
Mature exotic trees and shrubs occupy the front yard. One of the trees (a Brush Cherry) is listed in
Table Adel/5 as a Significant Tree. The tree has been assessed by Gordon Sykes Horticultural and
Aboricultural Consultant. Mr Sykes has recommended that the tree be removed and replaced with more
appropriate landscaping using more appropriate species (Tree Report dated 3 September 2014). Mr
Sykes’ Tree Report is at Attachment B

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Brush Cherry tree in front garden
With a combined area of 2,240 square metres, the development site is a ‘catalyst site’, being a site greater
than 1,500 square metres and which may include one or more allotments2.
3.0 THE LOCALITY
The locality comprises properties with frontage to East Terrace, Victoria Park and properties to the west of
the site with frontage to Halifax Street and Gilles Street.
The locality comprises a mixture of low to medium rise dwellings and apartments (three to four storeys
facing Halifax Street) and four storeys on East Terrace north of Halifax Street. The apartment complex at
the corner of East Terrace and Halifax Street is also occupied by a significant tree. Another two significant
trees are located on properties with frontage to Gilles Street.

2 East Terrace Policy Area 29, Principle 10.

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Apartments at 233 Halifax Street Two storey apartments corner of Gilles Street
Properties with frontage to East Terrace have exceptional views east across Victoria Park and beyond to
the western face of the Hills Face Zone.
Parklands view looking north east Parklands view towards Hills Face Zone
Short term (1/2 to 1 hour) parking is available on the western side of East Terrace, and 2 hour parking on
the eastern side adjacent to the parklands.
The site in relation to its surroundings is shown on the Site Conditions plan at Attachment C.

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4.0 STRATEGIC VISION
4.1 South Australian Government
The 30-Year Plan for Greater Adelaide3 calls for development which:
• increases the amount and diversity of residential accommodation in the CBD and mixed use zones
to support a variety of household types for various age and income groups, including
professionals (Adelaide City Centre Policy 4);
• strengthens the built-form edge of the City facing the parklands with medium rise mixed-use
development (Adelaide City Centre Policy 5);
• frames the outer edge of the parklands with medium-rise mixed-use development (Adelaide City
Centre Policy 6);
• encourages medium-rise residential development throughout the City (Adelaide City Centre
Policy 5); and
• assists in achieving an extra 15,040 dwellings in the Adelaide City centre (Adelaide City Centre
Target A).
4.2 Adelaide City Council
Adelaide City Council’s planning strategies and policies are directed to:
• Increasing the CBD’s resident population: the Development Plan calls for the City Living Zone to
accommodate medium rise housing, and the more specific Policy Area provisions encourage
greater densities on catalyst sites. The provision of fourteen (14), 3 bedroom apartments has the
potential to increase the CBD’s resident population by at least 35 persons, assuming an average
household size of 2.5 persons;
• Replacing non-residential development: the site has been long used for medical consulting rooms,
but is now vacant. The conversion of a non-residential use for purposes which are envisaged by
Council’s Development Plan is consistent with the Council’s strategic intent;
• Innovative and creative contemporary buildings: Council encourages city vibrancy and
competitiveness through the development of innovative and contemporary buildings and places.

3 The 30-Year Plan for Greater Adelaide: A Volume of the South Australian Planning Strategy. Government of South Australia [2010].

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In this regard, it is noted that the South Australian Government Architect has advised in
correspondence to the proponent dated 18 August 2015 that the proposal:
- has a mass that responds successfully to its surrounding context and prominent location;
- has a favourable architectural expression; and
- creates a distinctive identity and a commitment to a contemporary architectural
expression.
5.0 ZONE AND POLICY AREA – DESIRED CHARACTER
As noted the relevant Development Plan for assessment purposes is the City of Adelaide Development
Plan, consolidated version dated 24 September 2015.
The development site and surrounding properties generally west of East Terrace are located in the City
Living Zone as shown on Map Adel/26 of the Development Plan, and in East Terrace Policy Area 29 of that
Zone as shown on Map Adel/57.
The Zone’s relevant Desired Character provisions specify that:
The City Living Zone will provide high amenity residential living environments along with
related non-residential uses compatible with residential amenity, as articulated in the Policy
Areas. Carefully executed high quality residential infill is envisaged and opportunities are
presented for comprehensive redevelopment on larger, particularly non-residential sites,
and also on catalyst sites fronting South Terrace and East Terrace. The desired increase in
the City’s resident population relies, in part, on realising infill housing opportunities with
high regard to their context and achieving overall, higher residential densities in this Zone.
The Policy Area’s relevant Desired Character provisions specify that:
The Policy Area will be developed in a manner which reinforces the existing character of
grand buildings set on attractive, landscaped grounds in a Park Lands edge setting.
Development will continue to provide a high level of amenity and with a mix of residential
dwelling types and styles, including the continued development of residential flat buildings
which are complementary in design to the many State and Local Heritage Places.
Wakefield Street will continue to provide a mix of uses, either wholly residential or non-
residential land uses on lower levels with residential at upper levels.
Development will continue to provide for substantial, high quality landscaped open spaces
in order to frame East Terrace and provide a distinct edge to the City. Private properties will
be defined by formal fencing which allows for views to, and an appreciation of, the
distinctive garden setting and spacious character at-ground underpinned by the rhythm of
front and side boundary setbacks.

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