ROYAL GEORGE HOTEL SITE REDEVELOPMENT - LOT 303 (34) DUKE STREET, EAST FREMANTLE SIGNIFICANT DEVELOPMENT APPLICATION SDAU-018-20 - Department of ...
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ROYAL GEORGE HOTEL SITE REDEVELOPMENT LOT 303 (34) DUKE STREET, EAST FREMANTLE SIGNIFICANT DEVELOPMENT APPLICATION SDAU-018-20 APRIL 2021
Landowner Architect Urbis Planning,
and Developer Property Economics &
Urban Design
Saracen Properties Spaceagency
Urbis
Contact Contact
Joel Saraceni, Development Director Michael Patroni, Architect Contact
Megan Gammon, Planner
David Cresp, Economist
Heritage Advisory Landscape Architecture Traffic
Element CAPA GTA Consultants
Contact Contact Contact
Marc Beattie Steven Postmus Rodney Ding
Acoustic Community Sustainability
and Stakeholder Engagement
Stantec Cundall
Creating Communities
Contact Contact
Imran Khan Contact Oliver Grimaldi
Andrew Watt
Waste Management Stormwater Management
Encycle Stantec
Contact Contact
Geraldine Busby Erika Voges
Urbis staff responsible for this report were:
Director Kris Nolan
Associate Director Megan Gammon
Graphic Designer Kelwin Wong
Project Code PA1402
Report number Lodged April 2021
© Urbis 2021
This publication is subject to copyright. Except as permitted under
the Copyright Act 1968, no part of it may in any form or by any means
(electronic, mechanical, photocopying, recording or otherwise) be
reproduced, stored in a retrieval system or transmitted without prior
written permission. Enquiries should be addressed to the publishers.
URBIS.COM.AU
CONTENTS
1.0 Introduction 4 9.0 State Planning Assessment 52
2.0 Development Approval 6 9.1 Summary of Key Documents 52
3.0 Contribution To Economic
9.2 State Planning Policy No. 7.0
And Covid Recovery 7
- Design of the Built Environment 53
4.0 The Journey 11
9.3 State Planning Policy No. 7.3 – Residential
4.1 The Planning Journey 11 Design Codes Volume 2 – Apartments 53
4.2 Government Agency Engagement 12 10.0 Local Planning Assessment 54
4.3 Community Engagement 13 10.1 Town of East Fremantle
4.4 Timeline Of Key Events Local Planning Scheme No.3 54
And Milestones 14 10.2 Local Planing Policies 58
5.0 The Site And Locality 16 11.0 Condition Request and
Approval Timeframe 62
5.1 Regional Context 16
11.1 Condition Request 62
5.2 Local Context 17
11.2 Approval Timeframe 62
5.3 The Site 19
12.0 Conclusion 63
5.4 Site Heritage And Existing Development 19
5.5 Existing Access 23
6.0 Royal George Hotel Site Appendix A Economic Benefit Assessment (Urbis)
Redevelopment 24 Appendix B Certificate of Title
6.1 Royal George Hotel Restoration
Appendix C Heritage Impact Statement (Element)
And Reactivation 24
Appendix D Transport Impact Statement
6.2 Residential Apartments 26
(GTA Consultants)
6.3 Vehicle, Service And Pedestrian Access 27
Appendix E Landscape Plan (CAPA)
6.4 Car, Motorcycle And Bicycle Parking 27
Appendix F Acoustic Assessment (Stantec)
7.0 Specialist Technical Inputs 30
Appendix G Sustainability Report and Carbon
7.1 Heritage Impact Statement 30
Neutral Report(Cundall)
7.2 Transport Impact Statement 30
Appendix H Waste Management Plan (Encycle)
7.3 Landscape Plan 30
Appendix I Stormwater Technical Note
7.4 Acoustic Treatment 31
Appendix J SDRP Minutes
7.5 Sustainability 31
Appendix K SPP 7.3 – Apartment Guide assessment
7.6 Waste Management 31
Appendix L View Analysis Diagrams
7.7 Stormwater Management 31
8.0 A Bold And Iconic Design Outcome 32
8.1 Design Evolution Through
State Design Review 32
8.2 Architectural Design Statement 37
8.3 10 Design Principle Assessment 38
1.0 INTRODUCTION
This proposal presents an exciting collaboration between We have undertaken a highly collaborative approach
developer, Saracen Properties, and renowned Fremantle- with both the Town of East Fremantle, State Government
based Architect, Michael Patroni of spaceagency. We are agencies and the local and broader community of East
pleased to lodge this development application for what will Fremantle both pre and post-acquisition of the site. This
be a long-awaited contributor and eastern bookend to the development application is the culmination of many years
thriving George Street Heritage precinct and an important of engagement and negotiation with the National Trust, the
contributor to the local and regional economy, assisting Department of Planning, Lands and Heritage and Town of
with economic recovery during unprecedented times. East Fremantle in order for Saracen to firstly acquire the
site and then to work through the complex planning, design
The lodgement of this development application represents
and heritage process.
the culmination of decades of considerable work by the
community and State Government, and in more recent The proposal presented in this application successfully
years, Saracen Properties, in saving and now restoring delivers a vision for the site which:
the much-loved Royal George Hotel. It is clear through the ▪ Restores a significant piece of the Town’s (and Perth’s)
significant community engagement undertaken as part of architectural heritage.
this project that people want to see the Hotel and site come ▪ Fulfils the long-held community ambition to have
alive again, which is already becoming a reality through the the building restored, reactivated and returned to
external restoration works which are currently underway as community use.
part of the Heritage Agreement. ▪ Reinforces the commercial and social viability of
Given the significant interest in this proposal and its the George Street precinct and contributes towards
financial value, this application is being lodged in the form economy recovery during unprecedented times.
of a Form 17B application through the State Significant ▪ Provides diversity of living options and residential infill,
Development Assessment Unit (SDAU). It will therefore in proximity to transport and amenity, in one of the most
be assessed by the Department of Planning, Lands and successful and vibrant main streets in Perth.
Heritage (with advice from the Town of East Fremantle and
We are very pleased and excited we have reached this
relevant Government agencies) and ultimately determined
milestone and look forward to continuing to work further
by the WA Planning Commission.
with the Department of Planning, Lands and Heritage, the
This report has been prepared by Urbis, in collaboration Town and other agencies to deliver this iconic development.
with spaceagency and a team of technical consultants,
in support of a development application for Lot 303 Duke
Street, East Fremantle.
This application proposes to restore and reuse the iconic Joel Saraceni
Royal George Hotel after sitting vacant and decrepit for Director, Saracen Properties
many years, into a flourishing food, beverage, entertainment
and accommodation precinct. To the north, an
architecturally designed residential apartment building will
sit comfortably with the restored Hotel, providing 23 high-
quality apartments which will cater for a variety of boutique
local housing needs. The proposal has been designed within
the statutory parameters for the site, delivering a landmark
building worthy of the sites rich history and significance.
4 Royal George Hotel Significant Development Application SDAU-018-20
2.0 DEVELOPMENT
APPROVAL
This application seeks development approval for the:
▪ Demolition of minor internal components of the Royal
George Hotel, consistent with the Conservation
Management Strategy. This includes the existing (non-
original) toilet blocks, some walls and an existing roof
structure.
▪ Restoration of the Royal George Hotel. This includes
conservation of the exterior and the adaptation of the
internal spaces to accommodate the contemporary
hotel and food and beverage venue.
▪ Construction of a 9 storey, 43.0m AHD (to roof)
residential apartment building to the north of the site on
land which is currently vacant.
▪ Following land uses:
– Hotel
– Accommodation comprising 10 boutique rooms
– Restauarant
– Small Bar
– Shop
– Multiple Dwellings (22 or 23 apartments, with
flexibility for two scenarios to be delivered on the
upper level).
– Use not listed - Artisanal Food and Beverage
Production, Cellar Door and Private Retail Sales
External heritage restoration works are currently underway
consistent with the Conservation Management Strategy.
All components of this proposal (internal Hotel uses
and works and residential apartments) are proposed
to be construction simultaneously, with anticipated
commencement in Q4 2021 and completion in Q1 2023.
6 Royal George Hotel Significant Development Application SDAU-018-20
3.0 CONTRIBUTION TO
ECONOMIC AND
COVID RECOVERY
The project has and will continue to deliver a significant contribution to the local
economy as well as considerable other benefits through the following means:
▪ Nearly $3 million in consultant fees.
▪ Over $23 million in development costs, including approximately $7.9 million
being undertaken to restore the Royal George Hotel.
▪ Construction phase and ongoing employment, with approximately $16 million
direct (and $5.9 million indirect) gross value added to the State economy
during the construction and operational phases.
▪ Many other benefits beyond the quantification of economic contributions
including – attracting further investment within the precinct, supporting
additional visitation, creation of employment diversity, new community space
and importantly – the long-awaited restoration and reuse of an important
heritage asset.
An independent Economic Benefit Study has been prepared by Urbis to quantify
the economic and employment benefits this project will deliver. This report is
attached at Appendix A, with a summary of key benefits provided below.
Construction Ongoing employment and
phase benefits economic benefits
$23.8M 1,199sq.m
Total development cost Employment floorspace
for all components
72 41
Total FTE construction Ongoing jobs supported
job years supported per annum (directly
(directly and indirectly) and indirectly)
$8.1M $5.7M
Value added in the WA Value added in the
economy per annum over WA economy per
the construction phase annum attributable to
operations on-site
$1.05M
Total resident and
worker spend
Prepared by Urbis for Saracen Properties 7
The Quarterdeck
Deli & Lunchbar
Block of flats
9 storeys
Liquor Barons
Western
Terminus
Young George
Hubbles George Street
Yard Café Chiropractic
Vivante Atelier on George
Fashion
GE Savvy Brands
REET OR
GLYDE ST Glasson Park GE
ST Gratias Bakery Ari & Esmay
RE
Nook Property
ET
ET Luxxe
E STRE
HUBBL
Renovations
BO Blonde Northern George
Star Street
Hair Canary Ocean Quarters
ET Products
ELL STRE
SEW Floral Army
Limones
The Pilates Centre WA
Eighty One on George
ET
STRE
KING
Harpers Emporium Natmed Clinic
LEGEND:
Retail George Street
Food + Bev Physiotherapy &
Pilates
Services
Other
E T
TRE
ES
DUK
GEORGE STREET
HERITAGE PRECINCT
George Street is a popular, mixed-use environment in The Royal George Hotel is one of over 30 properties along
the suburb of East Fremantle. It was one of the first main George Street listed on the State Register of Heritage
streets established in Perth, playing a key servicing function Places and/or Town of East Fremantle Local Heritage
for the residents within the Plympton Precinct, even back Register. In February 2020, the Town of East Fremantle
when the first worker’s cottages were established largely Council resolved to add the George Street Designated
between 1890 and 1910. Heritage Area to their Planning Scheme. This designation
holistically and collectively recognises the overall
Today, George Street continues to maintain this main street
cultural heritage value of the area as a historic precinct. It
and community function, providing a variety of unique
comprises historic shops primarily located along George
retail, food and beverage and other land uses, below and/or
Street, surrounded by homes for workers and their families
alongside iconic terrace/townhouse houses and preserved
all in traditional architectural styles date from the late 19th
worker’s cottages as shown in the graphic above. George
and early 20th century. These buildings are predominantly
Street continues to have a significant role in servicing the
built of limestone and brick with corrugated iron roofs and
surrounding community with daily goods and services, as
timber front verandahs.
well as community development through annual events
such as the George Street Festival.
8 Royal George Hotel Significant Development Application SDAU-018-20
Lantern Architecture
Manlisa Organic Day Spa
Dental on George
Cook & Mason
AY
Giorgio’s Pizza Eastern W
Terminus GH
HI
G
Brush Factory
LIN
IR
ST
Opening its doors in 1903, the Royal George Hotel has been reinforced through this application for the internal uses. In
a key eastern anchor on George Street for over a century, many respects, the community see the current restoration
however its poor preservation, management and resulting works and this current proposal as the last chance to save
degradation has seen its presence on the street noticeably this iconic heritage building and community asset.
fade overtime. While there have been numerous attempts
This proposed redevelopment undertaken by Saracen
to restore and reopen the Hotel over many years, many
Properties will re-establish the Hotel’s role on George
have failed to achieve a commercially viable outcome. Many
Street and within the wider locality, as a premium and
of these proposals also focused on the privatisation of the
bespoke hospitality and residential destination.
Hotel primarily for residential purposes.
When Saracen acquired the site, it had a distinct vision to
facilitate the reuse of the Hotel for a community purpose
where people could come and enjoy reactivated uses within
a historic setting – a vision that is coming to fruition through
the external restoration works that are currently underway
under the Heritage Agreement, and will be further
Prepared by Urbis for Saracen Properties 9
10 Royal George Hotel Significant Development Application SDAU-018-20
4.0 THE JOURNEY
4.1 THE PLANNING
JOURNEY
Planning for the redevelopment of the Royal George Hotel Importantly, given the significant community attachment
site has been ongoing for many years. More recently, it and interest in the proposal, Saracen engaged Creating
re-commenced in 2016, when the Town of East Fremantle Communities to design and implement a comprehensive
initiated Scheme Amendment No.10 which simply rezoned and independent engagement strategy which was highly
the site to ‘Special Zone – Royal George Hotel’ under its interactive and targeted a broad range of community and
Planning Scheme. stakeholder groups. This engagement process and the
feedback received is discussed in the following section.
It was on this flexible planning basis that Saracen continued
investigations and negotiations with the National Trust Following this engagement process, a high level of
which eventuated in Saracen acquiring the site from the engagement was undertaken with State Government and
State Government under a strict Heritage Agreement and the Minister for Transport, Planning and Lands and Minister
Conservation Management Plan in June 2017. Immediately for Heritage. Ultimately, Scheme Amendment No.15
after, the Town of East Fremantle initiated another was amended and approved by the Minister as part of a
amendment - Scheme Amendment No.15, which introduced negotiated outcome for the site, which was subsequently
a range of detailed development provisions to guide the gazetted in February 2020. These provisions form the basis
future redevelopment of the site, including the Hotel and for which this proposal has been designed and include (at a
new development on the northern, vacant portion of land. high level):
Since this time, planning for the site has endured a
▪ A maximum plot ratio of 2.0.
relatively complex process. While as part of the initiation
▪ A height limit of 43.0m AHD (the height of the Hotel
of Scheme Amendment No.15, the Town nominated a plot cupola), with flexibility for minor projections to
ratio requirement of 3.0:1.0 for the infill development, this accommodate plant and service equipment.
was reviewed by the Town post-advertising and reduced, ▪ Design objectives for the site, which will be utilised by
resulting in an unworkable solution for the site. the State Design Review Panel and decision makers to
assess the design merit of the proposal.
The following year comprised numerous events ▪ Flexibility for carparking for the non-residential uses to
and milestones. Engagement with the Town and the
be reduced to zero where it is demonstrated that the
Department of Planning, Lands and Heritage (DPLH)
provision of the required parking on site will result in an
progressed, and meetings were held with the Heritage
undesirable built form outcome.
Council of WA and Main Roads WA in relation to heritage
and traffic/parking matters. While the Town pushed Despite the relatively complex planning history, Saracen is
strongly for a 6-storey cap on height (referenced by the confident that the proposal presented in this application is
reduction in plot ratio), Saracen continued to justify the consistent with the Scheme objectives and requirements
need for greater height and flexibility in order to deliver and reflects an appropriate architectural design response
the feasible restoration of the Hotel to a level which the for the site.
community would be proud of, while delivering an iconic
architectural outcome for the infill development.
Prepared by Urbis for Saracen Properties 114.2 GOVERNMENT AGENCY In the initial two meetings with HCWA, the proposal has
received a positive response and where alterations to the
ENGAGEMENT design have been recommended by HCWA, these were
incorporated into the evolving design. At the most recent
A high level of engagement with State and local meeting on the 11 December 2020, formal comment was
government agencies has been undertaken both prior to received as follows:
the acquisition of the site by Saracen as well as through 1. The Heritage Council remains supportive of the proposed
the planning, design, heritage and engagement process. urban winery, food and beverage venue, and short stay
This includes: accommodation in the heritage building.
▪ Town of East Fremantle – ongoing engagement with
the Town has occurred since 2016. This includes a high The current proposal lacks detail in the design approach
level of Officer level liaison as well as engagement with in the heritage building. The following information
Elected Members and the Town’s Community Design or detail should be submitted at the time of formal
Advisory Committee. lodgement:
▪ Department of Planning, Lands and Heritage – i. treatment of new openings, with the retention of
several meetings have been held with DPLH, with all significant nibs and
three agencies (Planning, Lands and Heritage) having ii. downstands and ornamentation.
an interest in the sale of the site, Scheme Amendment iii. interpretation of demolished internal walls
No.15 and the Conservation Management Strategy
iv. glass roof in the courtyard
and Heritage Agreement prepared for the Royal
v. service infrastructure and mechanical plant location
George Hotel.
This current application is now subject to assessment vi. acoustic separation, fire separation and reticulation.
by the SDAU and determination by the WA Planning
Commission, with various meetings held with officers 2. Further consideration should be given to the Duke St
including a technical workshop held with DPLH, Main façade articulation to assist in transitioning between
Roads WA and the Town on the 21st December 2020 to the fine grain scale on the heritage building to the
discuss key details of the proposal. contemporary style of the new build. At the junction of
▪ Heritage Council of WA (HCWA) – several meetings the new and old, the corner of the original hotel building
have been undertaken with HCWA, firstly through the should be more prominent.
preparation of the Conservation Management Strategy
and Heritage Agreement prior to the acquisition of the 3. The colour scheme for the hotel building should be
site by Saracen. revised to have tonal variations based on original/early
scheme as previously advised by the Heritage Council.
Since this time, several presentations have been
made to the Development Committee of HCWA – on A majority of the above advice notes relate to matters of
8 December 2017, 8 June 2018 and most recently on detailed design that will be addressed within the post-
the 11 December 2020. lodgement and documentation stages. A response to each
is provided within the Heritage Impact Assessment.
▪ Main Roads WA – several meetings have been held
with Main Roads WA to firstly discuss the interface with
Stirling Highway (albeit no direct access exists or is
proposed) as well as external parking opportunities in
the locality.
12 Royal George Hotel Significant Development Application SDAU-018-204.3 COMMUNITY Feedback forms were provided to all attendees on the
various days as they arrived to the event, as well as
ENGAGEMENT anecdotal notes being taken by the project team during the
event. Over the open days, Creating Communities collected
In 2018, Creating Communities were engaged by Saracen 152 (participant completed) feedback forms and collected
to undertake an independent community and stakeholder anecdotal feedback that were completed by the project
engagement process to inform people of the planning team from discussions with 74 attendees.
process as well as to obtain feedback regarding the
Following the open days, Creating Communities received
proposed restoration and reuse of the Royal George Hotel
13 feedback forms (emailed and posted combined) as well
and design of the residential apartments.
as 10 written emails with feedback. Participants at the
The key community engagement initiatives included a Open Days were also given the opportunity to share their
business forum held on the Thursday, 12 April 2018, with memories of the Royal George Hotel using a sticky note
local businesses in the George Street Precinct invited, and display board, of which 52 were collected.
two Community Open Days which were held on Friday,
The feedback from the open day was utilised to inform
13 April and Saturday, 14 April 2018. Approximately 800
the final design and this application. This feedback is
people attended all three sessions. All events were held on
summarised as follows:
site at the Royal George Hotel in the basement and carpark
area of the Royal George Hotel, with numerous information
▪ Royal George Hotel – there was significant support for
boards and audio-visual material to inform attendees of the the proposed restoration and revitalisation of the Hotel.
proposal. Project team members were on hand to answer or This was consistent across all groups and did not differ
discuss any queries and Saracen conducted several guided depending on the respondents’ residential location.
walking tours of the Hotel. The concept proposal presented There was strong support for re-opening the hotel and
at this engagement was focused on a 19 storey tower. for restoring original features to create a high-quality
hospitality venue. Very few issues were raised in regard
The events were advertised extensively in recognition of the to the Hotel restoration, other than parking and traffic
likely high community interest in the proposal which would which was cited as a broader and existing issue in the
extend beyond the immediate and local East Fremantle area.
area. In that regard, advertising was undertaken via multiple ▪ Apartment Development - there was a diverse
mechanisms including: mix of feedback received regarding the proposed
apartment development. Some respondents were
highly supportive of the development, due to its design,
provision of additional housing and the funding it would
An extensive A face-to-face A personalised provide to finally rejuvenate the Hotel. There were also
letterbox-drop door knock with visit and invitation those who supported higher density development and
to approximately adjoining residents to local businesses the physical appearance of the tower but had issues
11,000 residents and personal on George Street to
with the number of storeys that are proposed in the
in the local invitation to the the business forum
community open and community
concept design.
area (including
Fremantle, East days. open days. There were however respondents who raised issues or
Fremantle, White concerns regarding the proposed height of the apartment
Gum Valley and tower, its design and visual impact. Overall, however,
beyond).
this view was balanced, with 42% of all responses raising
concern about the height of the building (noting again
that this feedback was based on a previous proposal at
19 storeys). Additionally, concerns were raised regarding
A newspaper Signage on site. A specific Royal
advertisement. George Hotel
parking and traffic issues in the local area.
proposal website
landing page and
Facebook page.
Prepared by Urbis for Saracen Properties 134.4 TIMELINE OF KEY EVENTS
AND MILESTONES
A timeline of key events and milestones since the Hotel
was built in 1903 through to the current planning process is
presented below.
1984
Rear
stables
demolished
1979 1983 1983-85 1986-87
Ceased Main Roads WA acquires Community Action Group Hotel partially
1903 operation Hotel with intention to formed, saving Hotel from reconstructed
Royal George Hotel opened as a Hotel demolish demolition and restored
1900 7 Jun 2017
Scheme
Amendment No.15
Initiated by Town of
East Fremantle
Jun 2017
Saracen Properties
2016 acquire the site
Conservation 8 Dec 2017
Management 11 Oct 2016 Jun 2017 Presentation to
Strategy Scheme Amendment Heritage Agreement Heritage Council
prepared No.10 Gazetted Signed of WA #1
2016
Saracen undertakes engagement with Town of East Fremantle,
Heritage Council of WA and other State Government agencies
2017-2020
18 Aug 2020
State Design
Review #2 18 Mar
2021
SDAU
14 Feb 2020 Aug 2020 Meeting with
Scheme Amendment External Chairman,
No.15 Gazetted (in 7 Apr 2020 restoration works 4 Sept 2020 8 Dec 2020 Chief
entirely different State Design to the Royal George Form 17A State Design Planning
form to initiation) Review #1 Hotel commenced application lodged Review #3 Advisor
2020
14 Royal George Hotel Significant Development Application SDAU-018-201987 1997 Oct 1998 2005 2007
Royal George Arts Royal George Hotel Royal George Hotel Royal George Conservation 2009 to
and Community listed on Local listed on State Register Hotel classified by Plan current
Centre opened Heritage Inventory of Heritage Places National Trust prepared Hotel vacant
2009
5 Feb 2018 12-14 Apr 2018 8 Jun 2018
Presentation by Saracen to Extensive Community Presentation to
Town’s Community Design Engagement undertaken Heritage Council
Advisory Committee by Saracen of WA #2
2019
Mid to end
WE ARE HERE 2021 Early 2023
April 2021 Detailed design, Planned
Lodgement of Form condition End 2021 opening of Royal
17B Development July 2021 clearance and Anticipated George Hotel
Application Anticipated development commencement and residential
planning approval preparation of construction apartments
2023
Prepared by Urbis for Saracen Properties 155.0 THE SITE AND LOCALITY
5.1 REGIONAL CONTEXT
The subject site is located with the Town of East Fremantle local government area, approximately 13km south-west of the
Perth CBD and just over 2km north-east of the Fremantle CBD. The site is located 2km north-east of Fremantle Train Station,
the end of the Fremantle train line, which provides convenient access to the Perth CBD. The site is also located only 350m
south of Canning Highway, which has frequent bus services that provide connections through to the Perth CBD, Fremantle
and Curtin University. The site abuts Stirling Highway, which is a regional road running from Crawley to High Street in Fremantle.
The regional context of the site is shown in the figure below.
Figure 1 Regional Location Plan
Perth CBD
20km
ay
hw
Hig
ing
Swan River
rl
Sti
Westfield
Booragoon
East way
ing High
Fremantle Cann
Town Centre
Royal George
Hotel Redevelopment Leach Highway
George St
Ham
Royal Fremantle
Fremantle
pton
Fremantle Cemetery
CBD
Golf Club
Road
16 Royal George Hotel Significant Development Application SDAU-018-20Styling Wizard: Google Maps APIs
5.2 LOCAL CONTEXT
Locally, the site sits at the juncture of George and Duke Street, abutting Stirling Highway to the east. It is located within the
Plympton ward of East Fremantle which is predominantly a residential area comprising of single storey 19th and early 20th
century bungalows. A majority of properties to the west of the Royal George Hotel, north of Marmion Street through to East
Street are individually included in the Town’s Local Heritage Inventory, recognising the overall cultural heritage value of the
area as a historic townscape precinct.
Where modern infill development has occurred, it is generally of a scale similar to the traditional scale of the area. Two
notable exceptions are:
▪ The new Brush Factory development on the southern side of Duke and George Street junction. This development
generates a contemporary adaptive re-use of a light industrial building into a ground floor jazz bar and upper level
apartments.
▪ Harbour Heights is an existing nine storey residential apartment building at the corner of East Street and George Street.
The George Street precinct is a unique main street comprising a mix of food and beverage, retail and service type land uses.
George Street, along with the East Fremantle town centre located 250m north of the site, make up the ‘core’ area of the
Town. The Royal George Hotel is the primary landmark in the street and forms a key vista termination when looking along
George Street from both the east and west.
The figure below illustrates the site's localised context.
Figure 2 Local Context Plan
Perth CBD
20km
Left Bank
Hotel
Plympton Ward
East Fremantle
Town Centre
Canning Highway
Tradewinds
Hotel
St
irl
in
gH
ig
hw
ay
Royal
Harbour George
Heights
George Street
Brush
Factory
East Street
Duke Street
East Fremantle
Football Club
Marmion Street
Prepared by Urbis for Saracen Properties 17The triangular site has an area of 1,499sq.m and
experiences a level difference of 7.0m (south to north).
The Hotel portion occupies approximately 650sq.m,
leaving a 850sq.m vacant development site to the
north. The key characteristics of the site is shown in
the below graphic.
George
60m Street
Duke Street 7m
Site Area
1500 sq.m
Development Site
850 sq.m
Heritage building footprint
650 sq.m
Busy, noisy
highway
George Street (Shopping) Pedestrian and
cycle connection
Duke Street (local street)
Stirli
ng Hi
ghwa
y
Large scale
neighbour
Small scale
neighbours
18 Royal George Hotel Significant Development Application SDAU-018-205.3 THE SITE
The proposal sits wholly within Lot 303 (No.34) Duke Street, East Fremantle, as highlighted in the table below.
The Certificate of Title for Lot 303 lists numerous limitations, including a Memorial to the Heritage Council of WA and Caveat
to the State Government – both of which relate to the Royal George Hotel and Heritage Agreement.
A copy of the Certificate of Title for Lot 303 is provided at Appendix B of this report.
Table 1 Lot Details
LOT NO. STREET ADDRESS DIAGRAM AREA VOLUME FOLIO REGISTERED PROPRIETOR
303 34 Duke Street 91758 1,499sq.m 2929 940 34 Duke Street Pty Ltd
5.4 SITE HERITAGE AND EXISTING DEVELOPMENT
5.4.1 SITE HISTORY
The Royal George Hotel sits within the southern portion of the triangular shaped lot, with frontage to both George and Duke
Street. It was developed in 1903 by the Mulcahy brothers and designed by Emil Mauermann, a prominent architect and civil
engineer of Fremantle. The Hotel was designed in a Federation Free Classical style, typical of the gold rush years at the turn
of the century in WA. Like many Hotels of the time, it was built to address the corner location which now together with the
cupola feature, forms the primary landmark value of the building.
It continued as a hotel or tavern through to 1979, under successive ownerships of the Mulcahy brothers – the Castlemaine
Brewery, Swan Brewery and Burgess family. It was then de-licensed and used as a school for five years, followed by a Thai
restaurant and finally an arts and community centre before becoming vacant in 2009.
In 1983, while it operated as a school, the site was acquired by Main Roads WA and the demolition of the Hotel was
announced to make way for the extension of Stirling Highway. However, due to significant community lobbying, the extension
was re-routed in order to retain the Hotel building. The Stirling Highway extension cut off portions of the site, resulting in the
current triangular shaped lot evident today. The road was constructed in the mid-1980’s and in 1984, the horse stables at the
rear of the Hotel were demolished. The Hotel was partially restored following the road construction in 1986/87 before the
arts and community centre opened.
Since the arts and community centre ceased operation at the Hotel (in 2009), the Hotel has sat vacant and has continued to
erode as well as being a target for graffiti and occasional anti-social behaviour.
Prepared by Urbis for Saracen Properties 195.4.2 HERITAGE SIGNIFICANCE
In 1997, the Hotel was listed on the Local Heritage Inventory (Category A) and
in 1998 it was formally listed on the WA State Register of Heritage Places (Site
P00794). It was then classified by the National Trust in 2005 – a non-statutory yet
important recognition.
Overall, the Hotel is afforded a high level of protection and conservation. The
highest level of significance (‘exceptional’) is given to the cupola – a rounded
dome structure which sits on the roof of the Hotel – located towards the corner
of George and Duke Street. The remaining Hotel building (including verandah) is
considered to be of ‘considerable’ significance and the remainder of the site to the
north, which sits vacant, is identified as having ‘little’ significance’.
The statement of significance for the Hotel (as described in the 1980/90’s when it
was still being utilised as arts and community centre) is as follows:
Royal George Hotel, a two-storey, Federation Free Classical style brick and limestone
corner hotel building currently used as the Royal George Arts and Community Centre, has
cultural heritage significance for the following reasons:
▪ the place is a notable landmark and an important townscape element,
particularly in the George Street historic precinct;
▪ the place has social importance as a community gathering place, first as a
hotel,
then as a school, and now as an arts and community centre;
▪ the place was saved from demolition by local community lobbying and has
become
a symbol of the attitudes of local people towards their built heritage;
▪ the place demonstrates high standards of architectural and engineering
design and remains in sound structural condition despite its age and the
proximity of the Stirling Highway extension;
▪ the place, from ground floor level up, is a typical example of a Western
Australian gold boom hotel with much of the original form and fabric intact;
the cupola is a rare example still in its original form and still capable of use;
▪ the basement levels are a rare arrangement where coach house and
workshop areas
are incorporated with cellar facilities underneath the hotel building; and,
▪ the place is important for its connections with the Mulcahy family of hoteliers
A Conservation Management Plan was prepared in 1998 and was then updated
in 2007 on behalf of the National Trust. A further Conservation Management
Strategy was prepared in 2016 which formed the basis for Saracen’s acquisition
of the site and identified a comprehensive scope of conservation works that was
to be attached to the Heritage Agreement (signed in 2017).
A Heritage Impact Assessment has been prepared by element to accompany this
application which demonstrates the retention, conversation and protection of
the sites historical significance is consistent with the Conservation Management
Strategy. This is further discussed at Section 7.0 and provided at Appendix C.
20 Royal George Hotel Significant Development Application SDAU-018-20A series of photographs illustrating the Hotel through the years is provided below.
Figure 3 Royal George Hotel under construction c.1903 Figure 4 Archival photograph taken from the corner
(Source: Royal Historical Society RWAHS of George and Duke Streets, c.1910 (City of
Figure 5. Aerial view of1999_5388)
Royal George Hotel, 1957. From Charlesworth (Source: Battye Library BA 342/3996) Fremantle Local History Collection LH000912)
Heritage Impact Sta
tement (HIS)
Figure 6. Royal George Hotel under construction c.1903 (Source: Royal Historical Society RWAHS 1999_5388)
Figure 5 Aerial view of Royal George Hotel, 1957. Figure 6 Archival Drawing of the West Elevation,
From Charlesworth (Source: Battye Library undated (Royal Historical Society of WA)
BA 342/3996)
erial view of Royal Geo
rge Hotel, 1957. Fro
m Charlesworth (So
urce: Battye Library
BA 342/3996)
Prepared by Urbis for Saracen Properties 215.4.4 CURRENT RESTORATION
WORKS
In December 2019, a detailed scope of restoration work
was approved by the Heritage Council and these works
commenced on-site in August 2020. The current works
underway have been informed by the Conservation
Management Strategy and comprises:
▪ Restoring the zinc clad cupola and expertly reinstating
its original appearance.
▪ Removing the acrylic pant from the face brick and
repairing the tuckpointing.
▪ Repairing and, where necessary, replacing rotten and
damaged window joinery.
▪ Reroofing with short sheet galvanised iron to match
original detailing.
▪ Overhauling the rainwater disposal system to ensure
the building is watertight.
▪ Refurbishment of the reconstructed verandah.
22 Royal George Hotel Significant Development Application SDAU-018-205.5 EXISTING ACCESS
Currently, vehicle access to the site is provided via
Duke Street only, with an existing crossover located
to the north of the site, which leads to the vacant
portion of the site and the Hotel basement.
The site abuts Stirling Highway, which is a Primary
Distributor road, however no access to the site is
provided. Local roads within the vicinity of the site
include Duke Street and George Street. In addition,
Silas Street is located east of Stirling Highway
and connects to George Street via a pedestrian
underpass beneath Stirling Highway.
Pedestrian access is provided via an existing
footpath network along all roads adjoining the site.
This path links to Silas Street via the underpass,
which links to the East Fremantle town centre
located immediately south of Canning Highway.
Prepared by Urbis for Saracen Properties 236.0 ROYAL GEORGE HOTEL SITE
REDEVELOPMENT
6.1 ROYAL GEORGE HOTEL and back of house areas, with the first floor accommodating
ten contemporary boutique hotel rooms generally within
RESTORATION AND the historical configuration of the former accommodation.
A new glazed access stairway is proposed on the eastern
REACTIVATION side of the building to provide an address directly to
George Street.
This proposal will see the long-vacant Royal George Hotel
reactivated as a publicly accessible hospitality and hotel The proposal embodies a strategy for providing efficient and
venue as well as being materially and intricately restored to universal access throughout the four levels of the heritage
its original form and function. building, by combining a lift and stair access column
directly off Duke Street. This also provides universal
The proposal will breathe new life to these areas, housing access to all levels from street level and allows all three
an artisanal food and beverage production area (with other original entrances (that incorporate stairs) to remain
concepts for an urban brewery/winery and small scale unmodified, maintaining significant heritage details and
bread production) and associated tasting and cellar door avoiding the cumbersome modifications to accommodate
sales. This will be a bespoke proposition to George Street BCA requirements
and Perth more generally.
Floor areas of the various land uses within the Hotel
To enable flexibility for this concept to evolve in are highlighted in Table 2, with an 'ant farm' view of the
consultation with the proposed operator, approval is sought proposed uses provided below. Note that consistent with
for a use not listed for the use of 'Artisanal Food and the provisions of the Town of the East Fremantle Planning
Beverage Production, Cellar Door and Private Retail Sales' Scheme, these areas do not contribute to the overall plot
The ground floor of the Hotel will be occupied by a bar, ratio area for the site.
restaurant, and kitchen facilities and associated customer
Courtyard
Accommodation
Bar or
restaurant
Commercial
kitchen
Artisanal Food Cellar door
and Beverage
Production, Cellar
Door and Sales
24 Royal George Hotel Significant Development Application SDAU-018-20Internally within the Hotel building, the Conservation
Management Strategy schedules the repair and restoration
of original detail, as well as well as strategies for installing
new building services and compliance provisions without
materially impacting on the heritage fabric of the building.
Overall, the level of internal demolition is minimal to allow
the original internal layout and function of the place to be
effectively interpreted. Localised demolition will occur
on the first floor where the original hotel rooms are being
enlarged to accommodate the requirements of a modern
hotel. Where demolition is proposed, it is the intention of
the architect to provide 450mm wall nibs and bulk heads to
clearly demarcate the original floor plan.
Previous advice received from the Heritage Council in
relation to an earlier proposal supports this approach (letter
dated 21 June 2018). It is likely that new mechanical and
electrical services (including fire suppression and detection)
will be reticulated through the building to accommodate the
new function but the specific location and detailing of these
is not evident at this stage.
The proposed demolition is detailed on the lodged
drawing DA10 and is assessed within the Heritage Impact
Statement (Appendix C).
Table 2 Hotel Floorspace Breakdown
STOREY PROPOSED USE NET FLOOR AREA
Level 3
Hotel (10 rooms) 301.68sq.m
(First Floor)
Level 2
Amenities 40.94sq.m
(Ground Floor)
Restaurant 81.79sq.m
Small Bar 89.14sq.m
Kitchen and Back
85.73sq.m
of House
Courtyard
68.47sq.m
Dining Area
Level 1
Cellar Door and
(Lower Ground 200.77sq.m
Private Retail Sales
Floor)
Public and Staff
35.91sq.m
Amenities
Artisanal Food and
Basement 159.87sq.m
Beverage Production
Services and Staff
29.72sq.m
Amenities
Total 1,094,02sq.m
Prepared by Urbis for Saracen Properties 256.2 RESIDENTIAL The proposed dwelling sizes range from 58.8sq.m (one-
bedroom) to 188.18sq.m (or potentially larger, as explained
APARTMENTS below). The mix of apartments is detailed in the table below:
The restoration and reactivation of the Royal George Hotel Table 3 Dwelling Type Schedule
provides a necessary opportunity for urban infill to balance
the cost of restoring the heritage building and to ensure LEVEL
a comprehensively designed infill site. The proposal for TYPE DWELLINGS 1 2 3 4 5 6 7 8
residential apartments provides an opportunity to achieve
a commercially viable project while at the same time 1x1 5
providing an alternative housing typology to diversify local
housing choice. This will enhance the social, cultural and 2x2 9
commercial vitality of George Street and the broader East
3x2 8 or 9
Fremantle area.
The site is located within the George Street precinct and Total 22 or 23
is located in close proximity to the East Fremantle town
centre, both focus areas for increased residential density
identified within the Town of East Fremantle Draft Local With regard to the upper level (Level 8), the DA plans
Planning Strategy. The proposal facilitates residential infill illustrate two different scenarios which could be
in an area of high amenity which is well-serviced by public accommodated, including:
transport. ▪ Two 3x2 penthouse suites, sized 148.23sq.m and
188.18sq.m.
Over a number of years, spaceagency has investigated ▪ One large penthouse suite, sized 336.41sq.m (effectively
a number of built form outcomes on site. This has taken
an amalgamation of the two apartments above).
into account the interface with the heritage building,
streetscape, street activation, and the broader street Development approval is sought for both scenarios above.
context, balancing overall height, bulk and scale, The reason for this is that based on economic and market
articulation, heritage interface, streetscape, immediate advice, Saracen consider there to be potential for there to
street views and long vistas. be demand for a single large penthouse suite to occupy the
entire floor.
As a result of these design investigations and through
negotiation with the State Government through the To allow for both scenarios be tested through the sales
finalisation of Scheme Amendment No.15, a building process, it is respectfully requested both scenarios are
envelope for the site was established which set the approved. Both scenarios meet the key requirements in
framework for the design to be finalised. As such, a 9 storey terms of alignment with SPP 7.3 (Apartment Guide). For the
building is proposed comprising a total of 23 apartments. purposes of the planning assessment undertaken in this
A diversity of apartment typologies are proposed including report (such as carparking), the greater total number of
1, 2 and larger 3-bedroom options tailored to appeal to local apartments (23) has been utilised.
owner occupiers, particularly ‘empty nesters’ wishing to
A recommended approval condition to enable this flexibility
remain in their current neighbourhood.
is provided at Section 11.1.
26 Royal George Hotel Significant Development Application SDAU-018-206.3 VEHICLE, SERVICE AND For hospitality staff, bicycle parking is provided in a secure
undercover area accessible from Duke Street, en-route
PEDESTRIAN ACCESS to the staff entrance. For visitors, short term parking is
provided on Duke Street under street trees and near the
Access to the site is maintained at a similar, single location entrance to the cellar door. A total of six bicycle parking
on Duke Street however will be upgraded and formalised at locations are proposed with a minimum of two bicycle
a width of 6.0m. This requires the removal of one on-street parking areas at each (totalling 12 visitor bays).
car bay on Duke Street in order to provide access to the
visitor parking within the development.
From a pedestrian access perspective, an upgrade of the
adjacent footpath network beneath the Hotel verandah is
proposed. The low traffic volumes on the surrounding local
streets makes crossing simple and safe and therefore no
further upgrades are required or proposed.
While Saracen has been in discussions with the Town of
East Fremantle and Main Roads WA regarding the upgrade
of the Stirling Highway underpass, it is outside the scope
of this application and will be the responsibility of other
parties given its contribution to the broader precinct.
6.4 CAR, MOTORCYCLE AND
BICYCLE PARKING
A total of 52 bays are proposed on-site as part of the
development, as follows:
▪ 25 bays across two basement levels serviced by a car
lift and turntable.
▪ 21 cars within an above ground car stacker system.
▪ 2 visitor bays on-ground with direct access from
Duke Street (located at the northern point of the
development).
▪ 4 bays on-ground located behind security gates for
residential use (likely the penthouse apartment/s).
The main security gate will remain open during business
hours and allow access to the basement levels and car
stacker but will be closed outside these hours. Details
regarding the operation and management of the car stacker
system are provided within the Transport Impact Statement
at Appendix D. An additional 5 bays will be provided for
motorcycle/ scooter parking.
The development proposes the following bicycle parking
facilities:
▪ 24 bays in a secured storage area.
▪ 6 bays for Hotel staff with associated end-of-trip
facilities (including 1 shower/toilet/changeroom).
▪ 12 off-site visitor bays (located on Duke and George
Street).
The location of the residential bicycle parking has been
driven by its proximity to the street at-grade as well as
providing direct access to the lobby on the lower ground
level. Further, resident storerooms are oversized, providing
additional secure bicycle storage options for each
apartment.
Prepared by Urbis for Saracen Properties 276.4.1 STATUTORY CARPARKING REQUIREMENT
Consistent with Clause 5.9.8.12 of the Town of East Fremantle Planning Scheme, carparking for the Hotel component of the
development may be reduced to zero where it can be demonstrated that the provision of the required parking would result in
an undesirable built form outcome.
The inclusion of all required carparking for the residential, office and Hotel (non-residential) uses has been considered
in detail (refer Transport Impact Statement at Appendix D). This assessment concludes that a statutory requirement of
approximately 146 bays is required on-site of which 109 bays would need to be publicly accessible (ie. external to the car
stacking system).
As shown by the figure below, the inclusion of these bays results in a highly undesirable and dysfunctional built form outcome
and severely compromises the activation of Duke Street. Due to the size and configuration of the vacant portion of the site,
in addition to the need to accommodate services such as residential and bin stores and meet Building Code requirements, a
maximum of 26 at-grade parking spaces would be able to be delivered at-grade.
This would result in two-levels of carparking to Duke Street, creating a blank façade which has no relationship to the street.
It would also result in the need for two crossovers on Duke Street, creating conflict issues from a vehicle/pedestrian safety
perspective and would compromise the ability for required turning circles to be achieved within the site. This matter has been
presented to SDRP who is supportive of reducing hotel parking to nil.
Max of 28 at grade parking
spaces compliant with
TOEF TPS3. Australian
Core Standard turning circles
not achievable
Residential
storage
Lower ground
Two-level car park without
internal ramp requires
2 entry/exit crossovers
(undesirable built form)
Core
Bldg
Bin services
Basement
Two-level car
park façade
facing Duke
Street
Lower ground
Basement
28 Royal George Hotel Significant Development Application SDAU-018-206.4.2 EXTERNAL CARPARKING
CONSIDERATIONS
Notwithstanding Section 6.4.1, it is recognised that
there is a general undersupply of parking in the broader
George Street precinct and therefore a need to consider
opportunities for additional carparking.
While not subject this current application, Saracen (in
conjunction with the Town of East Fremantle) is currently
undertaking an urban design exercise to investigate the
potential of reconfiguring existing on-street parking on
Duke Street. This exercise aims to deliver additional on-
street bays as well as undertake additional streetscape
enhancement work to improve accessibility and amenity
more broadly within the area.
Prepared by Urbis for Saracen Properties 297.0 SPECIALIST 7.2 TRANSPORT IMPACT
STATEMENT
TECHNICAL Prepared by: GTA Consultants
INPUTS
A Transport Impact Statement (TIS) has been undertake to
review the traffic and parking components of the proposal.
This includes vehicle access, carparking, active transport
and external carparking upgrade opportunities.
The key components of the TIS are explained within various
sections of this report, with a full copy of the TIS provided at
7.1 HERITAGE IMPACT Appendix D.
STATEMENT Overall, the following key traffic and parking elements are
noted:
Prepared by: element ▪ The proposed development provides ample parking
on-site (within an efficient car lift, stacker system and
A Heritage Impact Statement has been prepared to examine
basement) for the residential and hotel accommodation
the potential for impact on the cultural heritage values of
components of the development. Consistent with the
Royal George Hotel, as expressed in the Statements of
Town of East Fremantle Planning Scheme, carparking
Significance contained in the State Register of Heritage
for other non-residential uses (bar/restaurant/artisanal
Places and Town of East Fremantle Heritage List.
food and wine production ) has been reduced to zero on
Additionally, consideration has been given to the content
the basis that:
and policies within the 2007 Conservation Management
Plan, which remains generally valid, as well as the Town’s – It would result in a highly undesirable and inefficient
planning and heritage policies including Policy 3.1.1 – built form outcome on site.
Residential Design Guidelines (Development Impact – There are ample opportunities to improve carparking
Statement) and Policy 3.1.6 – George Street Designated provision within the locality to service the broader
Heritage Area. George Street precinct, including the development.
– Actual parking demand will be able to be provided for
A detailed assessment against the above is provided within by the available parking supply on-site, immediately
the Heritage Impact Statement however overall, the report adjacent to the site, in of-street public parking and
concludes that the composition of the new form has been on-street parking bays adjacent to the Stirling
designed to provide the greatest separation between Highway reserve.
old and new while providing a high-quality architectural
– The proposed development is in a catchment which
response that retains views to the cupola. The report also
will encourage walking and cycling trips to and from
confirms:
the site and nearby residential areas
▪ Key views and vistas to the building are largely ▪ The development should generate approximately 400
unaffected and any impact on the landmark presence
vehicle trips per day – the impact of these trips on
is acceptable in light of the considerable conservation
nearby local streets is considered acceptable.
benefits.
▪ No modifications to on-street parking or local roads is
▪ The proposal will fulfil the long-held community
considered required for the development.
ambition to have the building restored and returned to
community use.
▪ Suitable levels of motorcycle and bicycle parking
is provided.
▪ The proposal has been designed to address the
site-specific principles set out in the George Street
Designated Heritage Area Policy and Scheme
objectives.
7.3 LANDSCAPE PLAN
Prepared by: CAPA
▪ The potential impact on the cultural heritage values
of the Royal George Hotel is acceptable and the CAPA prepared a landscape proposal for the development
conservation benefits are great. which details the landscaping proposed both within the
private and communal areas of the apartment development.
A copy of the Heritage Impact Statement is contained at
Landscaping is proposed at key locations such as the
Appendix C.
central courtyard as well as feature tree planting and lower
landscaping on Stirling Highway and to the north of the site
to soften the development interfaces.
The key landscape strategies for the development are
explained in Section 8.3.2, with a full copy of the landscape
report provided at Appendix E.
30 Royal George Hotel Significant Development Application SDAU-018-207.4 ACOUSTIC TREATMENT 7.6 WASTE MANAGEMENT
Prepared by: Stantec Prepared by: Encycle
An Acoustic Assessment has been prepared by Stantec and A Waste Management Plan (WMP) has been prepared and is
is provided at Appendix F. The assessment confirms the included at Appendix H. The development proposes three
following: bin stores – a residential and separate commercial store for
▪ Noise emissions from the Hotel development have been storage and collection of waste, recycling and FOGO and an
assessed in relation to the proposed apartments as interim hotel bin store for temporarily storing hotel waste
well as to the nearest sensitive receivers. The following prior to transfer to the commercial bin store for collection.
recommendations have been provided to achieve The WMP proposes a private waste service provider to
compliance: service both the residential and commercial general waste,
– Where music is not present, the ground floor areas recycling and FOGO bins. On the days of collection, rear-lift
of the Hotel can be used at any time of the day. vehicles for general waste, recycling and organics will park
The first floor can be used at any time of the day, in a designated loading bay on Duke Street, with drivers
however limited to internal areas during night entering the bin stores to retrieve relevant bins and transfer
periods. them to the vehicle. The apartment building caretaker and
– Where music is present, the noise levels associated hotel operator will be responsible for overseeing the waste
with music-related sources shall be limited to 65 management systems.
dB(A) at 1m from speaker when measured within
the ground floor courtyard area. A private waste system and loading bay will eliminate the
need for kerbside servicing on Duke Street, which presents
– Music which is played at night shall be limited to 50
numerous amenity issues.
dB(A) when measured inside the restaurant area.
– If music is to be played in external areas at night,
the courtyard should be completed enclosed with a 7.7 STORMWATER
▪
retractable or permanent roof.
The noise impact of the nearby Duke of George live MANAGEMENT
music venue on the development has been assessed Prepared by: Stantec
with appropriate façade construction details provided
to maintain appropriate internal noise levels. A stormwater technical note has been prepared and is
included at Appendix I. The note confirms the development
▪ Glazing treatments have been selected to meet the
proposes to manage all stormwater on-site (within the
acceptable indoor noise requirements due to noise
property boundary). Detailed stormwater modelling will be
generated from Stirling and Canning Highways, and the
undertaken as part of the detailed design phase.
Hotel.
▪ A detailed noise assessment of mechanical services
information will be undertaken at the detailed design
phase.
7.5 SUSTAINABILITY
Prepared by: Cundall
A Sustainable Design Report has been prepared and is
included at Appendix G. The development aims to be
designed to the equivalent standard of a 5-Star under the
Green Star Design and As-Built v1.3 rating system and will
be Carbon Neutral certified.
Key aspects of the sustainability strategy are provided
within the report.
Prepared by Urbis for Saracen Properties 31You can also read
