31713 - Schweppes Site Potential Redevelopment

SCHWEPPES PAYNEHAMPOTENTIAL DEVELOPMENT SITE

382 PAYNEHAM ROAD, PAYNEHAM

FINAL - JULY 2017

Contact

HAMES SHARLEY

Andrew Russell

Principal Urban Designer

[email protected]

Level 15, 19 Grenfell Street

Adelaide SA 5000 Australia

T +61 8 8112 3400

F +61 8 8112 3417

M +61 417 837 335

www.hamessharley.com.au

DISCLAIMER:

The information contained in this report has been prepared with care by our company, or it has

been supplied to us by apparently reliable sources. In either case, we have no reason to doubt

its completeness or accuracy. However, neither this company nor its employees guarantee the

information, nor does it or is it intended to form part of any contract. Accordingly, all interested

parties should make their own inquiries to verify the information, as well as any additional

or supporting information supplied, and it is the responsibility of interested parties to satisfy

themselves in all respects.

This report is for the use only of the party to whom it is addressed and Hames Sharley disclaims

responsibility to any third party acting upon or using the whole or part of its contents.

Revision Letter Date Reason for Issue

A 20/05/2016 DRAFT issue to client

B 23/05/2016 DRAFT issue to client

C 25/05/2016 DRAFT issue to client

D 26/05/2016 Revised DRAFT issue to client

E 6/06/2016 Final Draft Issued to Client

F 21/07/2017 Revised DRAFT issue to client

E 24/07/2017 FINAL Issue to Client

HAMES SHARLEY JULY 20172

CONTENTS

INTRODUCTION

1.0 CONTEXT ANALYSIS AND URBAN DEVELOPMENT PRINCIPLES

1.1 REGIONAL CONTEXT / SITE ANALYSIS

1.2 GAP ANALYSIS

1.3 COMMUNITY PROFILE

1.4 PLANNING CONTEXT

1.5 LOCAL CONTEXT / SITE ANALYSIS

1.6 URBAN DEVELOPMENT PRINCIPLES

2.0 TESTING OPTIONS

2.1 OPTION 1a - TOWNHOUSE RESIDENTIAL WITH MINOR RETAIL TO PAYNEHAM ROAD

2.2 OPTION 1b - TOWNHOUSE RESIDENTIAL WITH MINOR RETAIL TO PAYNEHAM ROAD

2.3 OPTION 2 - MEDIUM DENSITY RESIDENTIAL WITH ACTIVE FRONTAGE TO PAYNEHAM ROAD

2.4 OPTION 3 - MEDIUM DENSITY MIXED-USE

2.5 OPTION 4 - LIGHT INDUSTRIAL

2.6 PRECEDENT IMAGES

Contents

FINAL - JULY 2017 3

This report has been prepared by Hames

Sharley for The Antunes Group. The purpose

of this report is to outline the present and

future development potential of the site at 382

Payneham Road, Payneham.

The report is designed as a base document

to be used to inform further investigation

of potential development of the site. The

document is divided into two sections. Section

1 outlines the site context through a number

of desktop investigations including existing

regulatory planning framework, engineering

reports, site conditions and its surrounds. It

utilises the knowledge gained to develop a set

of development principles which guide and

inform two different development proposal

options in Section 2.

Introduction


FINAL - JULY 2017 5

CONTEXT ANALYIS AND SITE

DEVELOPMENT PRINCIPLES

FINAL - JULY 2017 7

1.0

STUDY AREA AND CONTEXT

2

2

1

2

Regional Context / Site Analysis1.1

The Schweppes Site (Study Area) is located at

382 Payneham Road, Payneham. The suburb

of Payneham adjoins Marden & Felixstow

to the north, Glynde & Firle to the east,

Payneham South & Evandale to the south,

Joslin and Royston Park to the West

Payneham is a predominantly residential

suburb with non-residential uses occurring

predominantly around the north and west

perimeters of the site, along Payneham and

Portrush Roads.

1. Light industrial encompassing the recently

closed Schweppes Payneham Production

Plant (Study Area).

2. Commercial and Retail Commercial

ribbon development along Payneham and

Portrush Roads

3. Payneham Oval

Refer to Planning Context for detailed

Development Plan Zoning.

There were 2,220 people residing in Payneham

as of the 2011 Census. The area is currently

experiencing renewal and densifi cation with

existing 1/4 acre parcels being subdivided into

detached and semi-attached dwellings.

The surrounding suburbs are also generally

residential with a mixture of Commercial

primarily along main roads, pockets of light

Industrial (Glynde) and older established

residential areas.

Payneham

Tranmere

Hectorville

Glynde

FirlePayneham

South

Evandale

Joslin

Royston

Park

CampbelltownVale Park

Marden Felixstow

3


Study Area

SURROUNDING LANDMARKS AND

POINTS OF INTEREST

Key features within an approximate 5 minute

walk (400 metres) from the Study Area are:

1. Payneham Swimming Centre and Library;

2. Marden Shopping Centre and Commercial

buildings at the intersection of Payneham

and Portrush Roads.

3. Residential areas in Payneham, Felixstow

4. Public Transport (Bus)

5. Payneham Community Centre

Key features within a 10 minute walk (800

metres) from the Study Area are:

6. Wider range of commercial buildings

along medium density residential zone on

Payneham Road

7. Light industrial buildings in Glynde

8. Residential areas of Marden, Royston

Park, Glynde and Firle

9. Residential Aged Care Facilities

10. Linear Park

Klemzig Interchange, the O-Bahn and the

River Torrens are immediately to the north

of the Study Area 800m/10min catchment.

Further residential development occurs to

the north, west, south and east, with older

established residential suburbs to the south-

west of the Study Area. Additional residential

aged care facilities occur to the south east and

south west.

5 minute walk

10 minute walk

1

3

4 7

3

6

3

Pay

neh

am R

d

Montacute Rd

Po

rtru

sh

Rd

Gly

nb

urn

Rd

Lo

we

r N

ort

h E

ast

RdO

.G. R

d

2

8

8

3

8

10

59

9

FINAL - JULY 2017 9

W90

W90W90

281

300

174

176

H21

178

H33

H30

H21

H30

H30H30

H33

300

174

176

178

W90


The Study Area is well serviced by Adelaide’s

public transport network and is accessible

from Adelaide Airport.

Bus routes 174, 176, 178 and N178 pass along

Payneham Road to the CBD, adjacent the site.

This is a high-frequency bus corridor, with a

maximum 15 minute wait between 7.30am

and 6.30pm Monday to Friday. A bus stop is

located adjacent the site.

A large number of bus routes (500, 501, 502,

503, 506, 507, 528, 541, 544, 548, 556, 557,

559, C1, C2, G40, M44) including night lines

N1 and N502 travel along the O-Bahn guided

busway between the CBD and north-eastern

suburbs. This is a 7 day high-frequency bus

corridor with park-and-ride and kiss-and-

ride facilities. The nearest bus stop for O-Bahn

services is located approximately 1km from

the Study Area.

Adelaide International airport is located

16.5km or approximately 40min drive south-

west from the Study Area.

CONNECTIVITY: PUBLIC TRANSPORT

CONNECTIVITY:- ROAD HIERARCHY,

CYCLE AND PEDESTRIAN NETWORKS

The Study Area is well connected to the

greater metropolitan Adelaide road network.

There is easy access to the north-south

corridor, eastern suburbs (via Lower Portrush

/ Portrush Road), north eastern suburbs

(Payneham / Lower North East Road) and

western suburbs (Payneham Road and City

Ring Route) .

The Bike-direct cycle network including off-

road separated bicycle paths and on-road

shoulder bike lanes connect the Study Area to

the CBD and surrounding suburbs. Torrens

River Linear Park also has bicycle and walking

trails to Henley Beach via CBD and Tea Tree

Plaza via Paradise Interchange.

Pedestrians have paved footpaths to

each side of Payneham Road as well as

signalled pedestrian crossings at major

intersections. Local streets adjacent

the site also have paved footpaths.

Pay

neh

am R

d

Montacute Rd

Po

rtru

sh

Rd

Gly

nb

urn

Rd

Lo

we

r N

ort

h E

ast

RdO

.G. R

d

Primary Arterial Road

Primary Arterial Road with Bike Lane

Secondary Arterial Road

Secondary Arterial Road with Bike Lane

Secondary Road

Secondary Road with Bike Lane

Off-Road Sealed Path (incl Bike Lane)

FINAL - JULY 2017 11

1. 2 Delicious Cafe

2. Pho South Saigon, Marden Fish Shop, Arirang, Hooked Marden Fish Cafe, KFC

3. Payneham Tavern

4. Dragon Palace, Pizza All’Italiana, Barnacle Bill

5. Allegria, Payneham Chinese, Nong Tok Thai, Dolan Uyghur, Moon Thai, Tandoori Heaven

6. Mt Everest Cafe

7. 1645 Espresso Bar

8. Ferrari’s Pizza Bar

9. McDonald’s Felixtow

10. The Italian Place, Jas Bakehouse

11. Sushi Gallery, Yang Tse River Chinese

12. Miga Korean Restaurant, Bread Garden

13. Brunelli’s Restaurant

14. Glynde Hotel, Gogo Buffalo

15. Vesuvio Pizza Bar, Prince Room

16. Spice n Ice Indian

17. Pasta Deli

18. Gelato Bello

19. Subway

20. Fire and Stone Pizza, Docetti Espresso Bar

21. Oporto’s, Domino’s Pizza

22. Cafe Primo, Haveli Indian, Urban Duck

23. Michel’s Patisserie, Roll Up, Nyu Sakura

24. Sankalp Indian Restuarant

25. Parente

26. Hopes and Beans

27. Royston Park Cafe

11+

15+

4+

17

14+9

1

3

6

13

12+

Gap Analysis1.2

10+

2+7

8

16

18

19

20+

22+

21+23+

5+

24

25

26

27


Limited Cafe and Restaurant offerings exist

within 800m / 10min radius of the Study Area,

however there is a much greater variety within

a 1.5km radius of the Study Area, particularly

along Glynburn and Payneham Roads.

AMENITY: CAFÉS AND RESTAURANTS

1. Felixstow Community Primary School

2. Payneham (St Joseph’s) Catholic Primary School

3. Hectorville (St Joseph’s) Catholic Primary School

4. East Torrens Primary School

5. East Adelaide Primary School

6. Trinity Gardens Primary School

7. Vale Park Primary School

8. East Marden Primary School

9. Klemzig Primary School

10. Marden Senior College

11. Norwood Morialta High School

12. Rostrevor College

13. Charles Campbell College

14. Wilderness School

15. Blackfriars Priory School

16. St Peter’s College

17. Pembroke School

18. Stepping Stone Child Care Centre

19. St Peters Childcare and Preschool

20. Goodstart Early Learning Payneham

21. Felixtow World of Learning

22. Emali Early Learning Centre

23. St Morris Community Child Care Centre

24. Stepping Stone Childcare and ELC

25. Precious Cargo Montessori CC and ELC

26. Agnes Goode Kindergarten

27. Klemzig Kindergarten

1

8

2324 6

20

2

11

5

4

22

10

3 4

14

9 1113

15

16 17

12

21

19

25

26

27

27

18


AMENITY: EDUCATION AND CHILDCARE

There are both pre-school and child-care

options within 800m/10min walking distance

of the Study Area, as well as a number of

facilities less than 3km from the site. Similarly,

the Study Area has a number of primary

and secondary schools (public, catholic and

private) within a 3km radius of the site. The

Study Area is in the Charles Campbell College

catchment zone (public school).

1. Marden Shopping Centre

2. Glynde Court Plaza Shopping Centre

3. Glynde Mitre 10

4. Glynde Bulky Goods Centre

5. Tranmere Village

6. 143 Glynburn Road Neighbourhood Centre

7. Firle Plaza

8. Firle Shopping Centre

9. Wellington Business Centre

10. Commercial Offi ce Complex

11. Stihl Shop Payneham

12. Grand Designer Homes, Dynamic Loans

13. Mirror Image Carwash, Midas

14. Martin Corner Neighbourhood Centre

15. Mattsson & Martyn, Coast to Coast Homes

16. Emparo Realestate

17. Whoosh Hair Design, 1840 Real Estate

18. Repco, Jetts

19. Mercurio & Co, FHSG, Chiropractor

20. Hong’s Dancing Shoes, Hyundai, LJ Hooker

21. M & H Builders, East Adelaide Healthcare

22. Climat

23. Physiotherapists, Mario Minuzzo Group

24. Mercurio & Co, FHSG, Chiropractor

25. Equipment First

26. NM Partners

27. Portrush Family Dental, Paraquad SA

28. Marden Court Shopping Centre

AMENITY: RETAIL AND COMMERCIAL

OFFERINGS

1

23

4

7

5

8

6

9

1011

12+

13+14

15+1617+

18+19+

20+

21+

22 23+25

26

27

28+


There are numerous businesses operating

within close proximity to the Study Area

including neighbourhood and district shopping

centres.

AMENITY: OPEN SPACE - PASSIVE AND

ACTIVE RECREATION

1. Payneham Bowling Club

2. Patterson Reserve + Lacrosse Club

3. Payneham Swimming Club

4. Payneham Oval / Playground

5. Bridge Road Reserve

6. Payneham Community Centre and Reserve

7. MARS Sporting Complex

8. Broad Street Reserve

9. Linear Park

10. Scott Street - Almond Reserve

11. Adey Reserve

12. May Street Reserve

13. Jetts Fitness, Access Fitness

14. Kerry O’Brien Fitness, Goodlife Health Club

15. 110 Fitness

16. 24 Fit Firle

17. Rikers Gym

18. Anytime Fitness Campbelltown

23

4

7

8

1

9

5

6

10

1112

13+

14+

15

16

17

18


The Study Area is within close proximity to a

number of green spaces, playgrounds, sports

clubs and Gyms.

Community Profi le1.3

In order to gain an understanding of the

existing and potential future demographic

of the Site Area, Payneham and fi ve

surrounding suburbs have been examined

using the ABS 2011 census data including

age, household composition, type of tenure

and dwelling types. The suburbs included in

the set are; Payneham, Marden, Felixstow,

Glynde, Payneham South and Royston Park.

The suburbs included are referred to as the

Greater Study Area. The suburbs chosen in

the Greater Study Area have been selected

both by proximity to the Study Area as

well as the character of the areas - similar

development typologies and/or proximity to

Payneham Road.

The Greater Study Area shows a population

slightly older than the Adelaide Metropolitan

area, with a median age of approximately 41

versus 39. There is a smaller overall household

size, with more lone person households and

more non-child couple households than the

metropolitan average. These medians are

likely affected by a number of aged residential

facilities within the Greater Study Area. There

is a much higher percentage of semi attached

and attached dwellings when compared to

the Adelaide Metropolitan area (23% and 21%

vs 12 and 10% respectively). Similarly, there

is a higher number of one and two bedroom

dwellings within the Greater Study Area.

There are more households without any

motor vehicles, and a much higher instance

of renting than is the Adelaide Metropolitan

average (37% v 28% respectively).

The community profi le suggests a changing

demographic in an increasingly desirable and

high amenity area, evidenced by increases in

house prices and residential intensifi cation.

Payneham

Tranmere

Hectorville

Glynde

FirlePayneham

South

Evandale

Joslin

Royston

Park

CampbelltownVale Park

Marden Felixstow


HOUSING TYPEVEHICLE OWNERSHIP

2011

14.5%NONE

47.1%

29.3%

HOUSING TENURE

Dwellings Rented

Dwellings Mortgaged

Dwellings Owned

2011

36.9%

25.3%

34.0%

BEDROOMS PER DWELLING

2011

5%

37%

46%

56%

21%

23%

21 NEW DWELLINGS IN SUBURBS

SURROUNDING PAYNEHAM

20

06

2

011

2.0 25-34

2.1 25-34

2.2 35-44

1.9 75-84

2.2 35-44

2.5 45-54

Payneham

Marden

Felixstow

Glynde

Payneham South

Royston Park

Greater Metro Adelaide

pe

rs

on

s

pe

r

ho

us

eh

ol

d

la

rg

es

t

ag

e

gr

ou

p

2,220

2,342

2,312

1,903

1,545

1,189

2.420-24

40-49

r e s i d e n t i a l

p o p u l a t i o n

Detached

Semi-attached

Attached

2011

DENSITY

2011Mean gross dwellings per hectare for all 6 suburbs including Payneham, Royston Park is lowest with 8.4 and Payneham is highest with 14.92.

10.88

0

5

10

15

20

25

30

35

40

45

50

Felix

stow

Payn

eham

Sou

thPayneham

Mar

den

Gly

nde

Roys

ton

Park

Felix

stow

Payn

eham

Sou

thPayneham

Mar

den

Gly

nde

Roys

ton

Park

Felix

stow

Payn

eham

Sou

thPayneham

Mar

den

Gly

nde

Roys

ton

Park

Gre

ater

Ade

laid

e

Gre

ater

Ade

laid

e

Gre

ater

Ade

laid

e

CouplesWithChildren

CouplesWithoutChildren

LonePersonHousehold

Perc

ent

28.1%

36.4%

31.5%

Greater Study Area Greater Adelaide Greater Study Area Greater Adelaide Greater Study Area Greater Adelaide

9.6%

38.5%

36.5%

77%

12%

10%

Greater Adelaide

4%

21%

53%

Greater Study Area


The applicable Development Plan for the

Study Area is the Norwood Payneham and St

Peters (City) DP - Consolidated 30 May 2017.

The Study Area is located within the Light

Industry zone, surrounded by Residential and

Medium Density Residential policy zones.

The Study Area has a long standing industrial

use, with certain ‘existing use rights’ enabling

it to continue without requirements for new

approvals. Complying uses in the Light

Industry zone include light industry, petrol

fi lling station, service industry, store, timber

yard and warehouse. Non-complying uses

in the zone include detached dwelling, health

centre, hospital, multiple dwelling, place of

worship, residential fl at building, row dwelling,

semi-detached dwelling and a shop or group

of shops greater than 250m2.

Residential buildings of three or more storeys

are excluded from the list of non-complying

kinds of development. A residential fl at

building is listed as non-compliant.

It is noted that non-complying development

does not preclude the planning authority from

considering these forms of development, but

it does mean that the application process

(as per Regulation 17 of the Development

Regulations 2008) is more onerous and

risky when compared to a consent on-merit

process. There is no right of appeal against a

decision to refuse consent to a non-complying

form of development.

There are very limited opportunities to

redevelop and transform the land into a

feasible outcome without altering the existing

zone provisions and/or the non-complying

list. Due to the scale of the land and its positive

locational attributes, the site supports a

mixed use development outcome. Such an

outcome would also improve the residential

interface and the overall appearance of the

land. Alternatively, ‘freeing-up’ the zone may

also provide an opportunity to reposition the

existing buildings on the site. For example,

the overall form, scale and location of existing

buildings lend themselves to larger format

retailing which is not possible under the

current zone conditions.

Due to the relative proximity of the site in

relation to Adelaide Airport fl ight paths, the

maximum height of all structures above

existing ground level is 45m. Proposals higher

than this will need to be referred to the Federal

Airports Corporation for further assessment.

There are no local or state heritage, or heritage

contributing items within and immediately

surrounding the Study Area.

The Study Area is presently not an affordable

housing designated area.

DEVELOPMENT PLAN SUMMARY AIRPORT BUILDING HEIGHTS HERITAGE AND AFFORDABLE HOUSING

Planning Context1.4


C-LS Commercial Local Shopping

C-LC Commercial Local Commercial

C-LO Commercial Local Offi ce

C-DS Commercial District Shopping

C-DC Commercial District Commercial

Cu Community Facilities

LIn Light Industry

R Residential

R Medium Density

Residential Historic (Conservation)

Linear Park (River Torrens)

SU Miscellaneous (Cemetery)

MUH(C)Mixed Use Historic (Conservation)

The Study Area is located within a Light

Industry Policy Area of the Norwood

Payneham and St Peters City Development

Plan. Surrounding the Study Area is a mixture

of Residential - Medium Density along main

roads, with general Residential areas away

from main roads. Commercial District and

Local shopping Centres are to the east and

west of the site along major intersections with

Glynburn Road. Older residential areas to the

south-east of the site are within a Historic

(Conservation) zone..


R-MD

CAMPBELLTOWN

CITY COUNCIL

CITY OF NORWOOD PAYNEHAM AND ST PETERS

CITY OF PORT

ADELAIDE ENFIELD

TOWN OF

WALKERVILLE

R

C-LS

C-LC

LInLIn

C-LO

C-LS

C-DS

SU

C-LS

CU

C-DS

C-LC

LP(RT)

LP(RT)

RH(C)

RH(C)

RC

C-LS

RH(C)

MUH(C)

C-DC

R

CITY SKYLINE VIEWS

HILLS FACE

VIEWS

AFTERNOON SEA BREEZE

MORNING INLAND BREEZE

BURIED THIRD CREEK

N

PAYNEHAM ROAD NOISE, POLLUTION

2 STOREY BLANK BOUNDARY WALL

Local Context / Site Analysis1.5

The Study Area and its immediate surrounds

have been analysed using the SWOT method,

identifying strengths, weaknesses and

opportunities.

Strength: The Study Area is located in a

largely residential area. The main strengths

are the surrounding amenities including

retail, restaurants, schooling open space and

public transport. The Study Area shape and

orientation are east-west, with the longest

boundary facing north, towards the sun.

Low structures and a perimeter road

boundary surrounding the site mean there

is little overshadowing or overlooking from

adjacent sites.

Weakness: Negative externalities to the

Study Area primarily concern traffi c noise and

pollution from Payneham Road. There is also

potential fl ooding during heavy rain events.

Minor soil contamination may be present

due to the site’s industrial history. Refer to

engineering reports for further details.

Weaknesses should be addressed through

design solutions. Refer to the next section.

Opportunity: . Third creek running through

the middle the Study Area. Opportunity exists

to uncover and potentially rehabilitate a small

portion of the creek, creating a unique setting

for the site. Low surrounding structures

provide opportunity for views of the city, hills

and all-round district views from development

above 3 storeys.


SITE ANALYSIS

Address: 382 Payneham Road

Suburb: Payneham

Site Area: 1.2ha approx, consisting of 14

allotments

The Study Area consists of 14 allotments (total

area is approx. 11,886sqm) occupying the

entire block with the exception of the north

east and south east corner.

Street frontage occurs on all four sides, with

the majority of present vehicular access from

minor streets. Pedestrian access is from

Payneham Road.

CADASTRE BOUNDARIES

MOVEMENT AND ACCESS

Vehicle Entry Point

Pedestrian Entry Point

Pedestrian Path

Site Boundary

115CT5898

/789

116CT5898

/789

75CT5791

/806

6CT5633

/986

5CT5633

/987

3CT5709

/415

4CT5709

/415

17CT5704

/41416

CT5574/795

15CT5881

/854

14CT5881

/854

13CT5881

/854

117CT5898

/789118

CT5898/789


The following summary of the existing Third

Creek drainage culvert and associated fl ood

risk to the Study Area is based on Wallbridge

& Gilbert Engineers Report dated 11 May

2016 (Revision A). Refer to this document

for a detailed investigation report of current

conditions and impact on future development.

Third Creek is a tributary of the River Torrens.

It conveys stormwater runoff from a large

catchment into the River Torrens. The creek

is heavily modifi ed from its natural state

and is now largely comprised of sections

of constructed concrete open channel and

culverts. Due to ever increasing urbanisation

within the catchment, many of the channel

sections and culverts along the creek are

undersized.

There is an existing 1250 H x2500mm W

(approx) box culvert running under the site

that is part of Third Creek. It is estimated that

the capacity of the culvert would be in the order

of 5.5m3/s. As part of drainage upgrades

undertaken in the 1980s, an additional

1650mm diameter reinforced concrete

pipe was constructed to divert some of the

fl ow around a section passing underneath

Payneham Road. The capacity of this pipe is in

the order of 4m3/s.

Based on fl ood maps, it can be concluded that

the combined capacity of the system is well

below a 20 year average recurrence interval

(ARI standard), The site would experience

quite severe fl ooding for a 20 year ARI event,

with peak fl ood depths in the site exceeding

250mm. In a 100 year ARI event, peak fl ood

depths in the site would exceed 500mm.

Considering the severity of the fl ooding shown

at the site for a 20 year ARI event, it is likely that

the site would be inundated in more frequent

storm events, such as a 5 year ARI.

The severity of the fl ooding within the site can

be attributed to;

• the undersized culvert resulting in fl ow

overtopping the obvert

• relatively low lying site compared to

surrounding area

As a result of climate change, peak rainfall

intensities are expected to increase by up to

20% over the next 100 years

The council confi rmed there is an opportunity

to re-align and upgrade the culvert either

through the site or to follow the eastern

boundary of the site, solely at the developer’s

expense. The new culvert would need to be

approximately 4000mm wide. The creek

could also be naturalised and exposed.

It is noted that the upgrading of the culvert

alone will not eliminate fl ood risk for the site.

Consideration should be given to building up

site level as part of any redevelopment works,

as this would help minimise fl ood risk.

The following summary of the environmental

site history, soil sampling and assessment is

based on Mott Macdonald Engineers Report

dated 23 May 2016 (Revision A). Refer to this

document for a detailed investigation report

of current conditions and impact on future

development.

The aim of the work was to address the

potential for gross or widespread soil

contamination to exist as a result of current or

previous land uses at the site.

The site has been a drinks manufacturing

business since 1949 with various private

individuals owning the various relevant

certifi cates of title prior to Schweppes with

the existence of private homes at the site

historically. The site was open land prior to

this.

The site is sealed predominantly with

concrete, with the main building occupying the

western portion of the site with an additional

shed on the north-eastern corner. The site

is generally fl at. Third Creek runs beneath

the site approximately through the centre

in a southeast to northwest direction. USTs

were located on the western boundary of the

site and the eastern side of the main storage

warehouse. These were removed and

validated in 2007, reporting limited residual

soil impact. Concentrations did not exceed

NEPM Setting D for commercial / industrial

building land use.

Originally Third Creek fl owed through the

site area as a relatively natural drain and was

concreted over as an enclosed drain through

the site.

Soil is largely natural silty clays and sands. No

odours or staining were noted during the soil

sampling.

PID results from the soil samples retrieved

were measured at 0ppm. This indicates that

the likelihood of volatile gases being present

in the soil at the site is low.

A EPA Section 7 search was made, with

the information indicating that no current

Environmental Performance Agreements,

Environmental Protection Orders or Clean-Up

Orders are registered on the site. No known

wasters are listed or have been produced on

the site.

The SA EPA Public Register Directory - Site

contamination index was searched, with no

listings occuring within 500m of the site.

There was no evidence of the fi eld indicators

used to identify Acid Sulphate Soils. .


REVIEW OF EXISTING THIRD CREEK

DRAINAGE CULVERT AND FLOOD RISK

REVIEW OF ENVIRONMENTAL

ASSESSMENT

01 Payneham Road facing west from Study Area: 2 storey

commercial offi ce building set back from the road. Other

development to west of Study Area is generally single or

double storey commercial / retail..

02 Payneham Road facing north from Study Area: open

space provided by Patterson Reserve. Mature trees

border the reserve.

03 Payneham Road facing east from Study Area:

generally single level commercial and residential

development to both sides of Payneham Road.

04 Ashbrook Avenue facing south from Study Area: single

and double storey subdivided and original quarter-acre

residential development on both sides of the street.

05 Ashbrook Avenue facing north from Study Area: Study

Area eastern boundary frontage to street bookended by

single storey commercial development to the north and

double storey residential fl at dwelling to the south.

0302

01

04

0509

06

11

10

Photograph key

08

07


SITE CONTEXT PHOTOGRAPHS

09 North East Corner of Study Area facing south along

Thelma Street: existing height and massing of industrial

and warehouse structures on site, existing site access.

10 Thelma Street facing south from the Study Area:

single storey residential dwellings.

11 North boundary of the Study Area facing south: Third

Creek located under the site, encapsulated in concrete.

06 Lewis Road facing east from the Study Area: south

side of street with single and double storey residential

development. Residential intensifi cation through sub-

division is evident.

07 South boundary of the Study Area facing south: new

construction of two storey semi-attached dwellings on

Lewis Road.

08 East boundary of the Study Area facing west: existing

site condition showing single storey industrial and

warehouse structures on site.


PRINCIPLE 3: CREATE STRONG LINKAGES AND CONNECTIONS

Urban Development Principles1.6

Existing Situation: The Study

Area is presently confi gured as a

singular, non-permeable block.

Opportunity: Encourage access

through the site for pedestrians by

creating a north-south connection

across the Study Area.

PRINCIPLE 1: INTEGRATE THE STUDY AREA INTO ITS SURROUNDINGS

Existing Situation: The

Study Area is surrounded by

predominantly residential uses.

Its present Light Industrial zoning

means the site is ‘stranded’ in a

residential area.

Opportunity: Continue the uses

surrounding the Study Area to

inform and re-integrate the site

into its wider context. Encourage

a diverse, active site through the

introduction of complementary

uses for the benefi t of the Study

Area and its surrounds.

PRINCIPLE 2: FINE GRAIN DEVELOPMENT

Existing Situation: The current

Study Area inadvertently

emphasises its non-active and

monolithic facade, reducing visual

and physical amenity.

Opportunity: Design new

development to break up the

existing elevations and improve

the streetscape of Thelma St,

Lewis Rd and Ashbrook Ave

through fi ner grain development.


PRINCIPLE 4: DESIGN A HIGH QUALITY PUBLIC REALM:

Existing Situation: The existing

study area has very high fences

which prevents the visual and

physical connection between the

inside and the outside of the site

except through the east gate on

Ashbrook Avenue and the multiple

external loading areas.

Opportunity: Explore opportunities

within un-built areas on the

alignment of the existing Third

Creek to be high quality open space

encouraging a sense of ownership

and community within the Study

Area. Upgrade services and widen

the existing Third Creek to improve

storm water drainage of the site and

surroundings.

PRINCIPLE 5: SOFTEN THE NORTHERN EDGE


Area adjoins a major arterial

road. A narrow verge and

narrow footpath create a sense

of exposure along the northern

boundary

Opportunity: Improve the

northern boundary edge quality

by setting back development

acknowledging future road

widening requirements and

built structures and providing

landscaping. Other interface

boundaries should also be

improved.

PRINCIPLE 6: CAPITALISE ON THE LOCATION AND AMENITY


Area is located in a high amenity

area with schools, transport,

shopping, restaurants and open

space. within walking distance,

but its current use doesn’t take

advantage or utilise these services.

Opportunity: Take advantage of

the location - including elevated

views of the CBD & Adelaide Hills

- and achieve the highest and best

use for the site by introducing

residential development and/or

other accommodation types to the

site.


TESTING OPTIONS


2.0

Option 1 - medium density mixed-use2.4

TOTAL YIELDS

DESCRIPTION

Option 1 maximises the overall yield and

mixture of the study area through the provision

of a mixed use 5 storey L shaped building

which is situated on the south and west part

of the site.

Public off street carparking is proposed to the

north of the building and future development

in the North of the site with the potential of

acquiring the adjoining east site as part of the

future development.

Access to the carparking is through Payneham

road in the north and Ashbrook Avenue in the

east. The loading area is in the western south

corner of the site from Thelma Street.

The mixed use building consists of a double

storey podium with retail in the west half, town

houses in the centre south and childcare in

the east quadrant.

There is a mixture of retail offering from a

1520m2 major retail to 10 smaller speciality

store offerings between 170 – 70 m2 each.

Proposed access to the retail podium is from

the north through the offstreet carpark.

Above the podium are residential apartments.

The residential component height varies

from 3 to 5 storey. The residential carparks

are in a single storey basement level with

an average of 1.6 carparks per lot. Within the

residential apartments, the mix is envisaged

to have (11.5%) 1 bedroom 1 bathroom, (11.5%)

2 bedroom 1 bathroom and (77%) 2 bedroom

2 bathroom apartments (percentages

approximate), Alternate uses for the blocks

may include aged residential or similar types

of accommodation.

Despite the positive attributes of this

development proposal and the manner

in which it can respond to its context, it

still represents a non-complying form of

development highlighting the need to alter the

zoning of the site .

Colour Legend:

Green Space

Retail

Residential

Type Number Car Parks

Townhouse 2 1.6 per lot

Apartment 79 1.6 per lot

Commercial - -

Carpark - off Street, - 137 total

Carpark - Basement - 129 total

Commercial - Child care 600m2 4 per 100m2

Other-Major Retail 1,520m2 4 per 100m2

Other - Retail 1300m2 4 per 100m2

LEWIS

ROAD

Landscaped setback and

screening to all buildings

Residential Blocks

Retail Podium

THE

LMA

STR

EE

T

Off Street Car Parking

4

3

2

1

G

5

4

3

2

Ramp to Basement

Car Parking


DETAILED YIELDS

Mixed Use - Ground Floor

Double Height Retail Podium

1520m2 Major Retail

10 Retail Tenancies 130m2 each (gross, approx)

2 Townhouses @ 160m2 each

Childcare 600m2

Medium Density Residential

5,4,3 Storey including ground level

79 apartments

Carparks for 1, 2

137 offstreet carparks (mixed use ground fl oor)

129 basement carparks (medium density residential)

= total 266 carparks

1

2

1

2

Ground Level

Typical Upper Level

Basement Level

Section A

5

43

Tower Height Diagram

Payneham Road

Th

elm

a S

tre

et Ash

bro

ok

Ave

nu

e

Lewis Road


Option 2 - bulky goods2.5

TOTAL YIELDS

DESCRIPTION

Option 2 proposes the majority of the Study

Area retain similar to its existing use through

the provision of 5 bulky good tenancies

of varying sizes within the existing south

warehouses. The free standing north shed

and the small sheds attached to the main

south warehouse and west saw tooth building

to be demolished.

The existing street loading areas on Lewis

Road and Thelma Street to be retained.

Existing street carparking on Thelma Street

to be retained. The main loading dock to be

on the south-east part of the site. This loading

area is a potential 680m2 extension as shown

in the fl oor plan.

Existing off street carparking to the north of

the existing building to be maximised and

reconfi gured to current standards. Access to

the carparking is through Payneham Road

in the north and Ashbrook Avenue in the

east. Access to the bulky goods tenancies is

through the off street carparks.

A green zone in the centre north part of the

site is proposed to act as a buffer between the

off street carpark and Payneham Road. Part

of the existing north warehouse structure to

be retained and used as a playground or a

weekend market. New pylon signage to be

introduced in the north green zone adjacent

to the Payneham Road entry and precinct

signage on the building as suggested on the

plan below.

Despite the positive attributes of this

development proposal and the manner

in which it can respond to its context, it

still represents a non-complying form of

development highlighting the need to alter the

zoning of the site.

1

Colour Legend:

Green Space

Car Parking

Bulky Goods

Future Extension

1

2

Bulky Goods Tenancies

Future Extension

2

Type Number Car Parks

Townhouse - -

Apartment - -

Commercial - -

Carpark - off Street, - 123

Other - Bulky Goods 6 2.2 per 100m2


DETAILED YIELDS

Bulky goods Option 1

5 Tenancies in existing buildings

4940 m2

120 carparks

Onsite Loading Area

700m2 X4 per tenancy

+ 2140m2 x1 per tenancy

Bulky goods Option 2

6 tenancies (5 existing + 1 new)

5400 m2 (4940m2 existing + 680m2 new extension)

123 carparks

700m2 X4 per tenancy

+ 2140m2 x1 per tenancy

+680m2 future extension

Bulky goods option 1

Warehouse Offi ce Examples

2

1

21 Bulky goods option 2


Example Mid-rise Apartment Complex

Precedent Development Images2.6

Example Laneway


Example Townhouse Product


31713 - Schweppes Site Potential Redevelopment

Documents

Transcript of 31713 - Schweppes Site Potential Redevelopment